Belmont City Council
November 25, 2025

RESOLUTION NO. 2025 –

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT

ACCEPTING THE ANNUAL REPORT ON RECEIPT AND USE OF DEVELOPMENT

IMPACT FEES, IN-LIEU FEES, AND LINKAGE FEES FOR THE FISCAL YEAR ENDED JUNE 30, 2025 AND MAKING FINDINGS REGARDING DEVELOPMENT

IMPACT FEES COLLECTED BUT NOT EXPENDED
WHEREAS, WHEREAS, Government Code Sections 66000 et seq., commonly known as the Mitigation Fee Act, regulate the imposition, collections, expenditure, and reporting of development impact fees; and,
WHEREAS, Government Code Section 66001 requires that certain information be made available to the public regarding development impact fees on an annual basis; and, WHEREAS, Government Code Section 66001 requires the City Council to make findings describing the continuing need for impact fees every five years specifying the intended use of any unexpended impact fees; and,
WHEREAS, the City of Belmont assesses two development impact fees subject to Mitigation Fee Act reporting requirements – Park Impact Fee and Transportation Impact Fee; and,
WHEREAS, the City of Belmont also collects in-lieu fees and linkage fees, including Inclusionary Housing In-Lieu Fee, Public Art In-Lieu Fee, and Affordable Housing Commercial Linkage Fee; and,
WHEREAS, the City of Belmont adheres to the Mitigation Fee Act requirements for inlieu fees and linkage fees in addition to development impact fees; and, WHEREAS, the City Council of the City of Belmont has read and considered the Development Impact Fees, In-Lieu Fees, and Linkage Fees Annual Report for the Year Ended June 30, 2025, and all accompanying attachments.

NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:

SECTION 1. Acceptance of this report is not a project subject to CEQA review because it is an organizational or administrative activity that will not result in direct or indirect physical changes to the environment pursuant to CEQA Guidelines section 15378(b)(5).

SECTION 2. The City Council accepts the Development Impact Fees, In-Lieu Fees, and Linkage Fees Annual Report for the Year Ended June 30, 2025, included as Exhibit A to this resolution.
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SECTION 3. Based on the Report and the schedule for expenditure of improvements attached as Exhibit B to this resolution, the City Council makes the following findings with regard to the development impact fees and linkage fees collected but not expended in Fiscal Year 2024-25 and listed below:

Park Improvement Impact Fee

1. This fee is used to develop parkland and parkland improvements that are necessary to serve new development.

2. There is a reasonable relationship between the fee and its purpose, because the amount of the fee is determined based on the need for parkland and parkland improvements that will be generated by new development.

3. The sources and amounts of funding anticipated to complete the planned projects are shown in Exhibit B.

4. The approximate dates on which the necessary funding is expected to be deposited are shown in Exhibit B.

Transportation Impact Fee

1. This fee is used to develop transportation and transportation improvements that are necessary to serve new development.

2. There is a reasonable relationship between the fee and its purpose, because the amount of the fee is determined based on the need for transportation and transportation improvements that will be generated by new development.

3. The sources and amounts of funding anticipated to complete the planned projects are shown in Exhibit B.

4. The approximate dates on which the necessary funding is expected to be deposited are shown in Exhibit B.

Affordable Housing Commercial Linkage Fee

1. This fee will be used to support affordable housing that are necessary in order to serve new development.

2. There is a reasonable relationship between the fee and its purpose, because the amount of the fee is determined based upon the anticipated need for affordable housing that will be generated by new commercial development.

3. The sources and amounts of funding expected to complete the anticipated projects are shown in Exhibit B.

4. The approximate dates on which the necessary funding is expected to be deposited are shown in Exhibit B.
* * *
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ADOPTED November 25, 2025 by the City of Belmont City Council by the following vote:

Ayes:

Noes:

Absent:

Abstain:

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

City Attorney
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Exhibit A
Purpose and Authority for Collection
Fee Enactment 10/28/2014
Initial Fee Collection FY 2016-17
Amount of Fee FY 2024-25
Residential Development (fee per dwelling unit):

Single-Family Detached Housing $14,783
Single-Family Attached Housing $14,783
Multifamily Housing $9,856
Second Dwelling Unit Varies in proportion to size
of primary residence.

Non-Residential Development (per square foot):

Retail & Other Commercial $2.67
Office $0.80
Industrial $1.07
Lodging, per room $481.24
BEGINNING BALANCE, 7/1/2024 $680,057
Revenues
Fees Collected $ 392,363
Interest Earned $ 30,470
TOTAL REVENUES $ 422,833
Expenditures
Capital Improvements $ 19,675
TOTAL EXPENDITURES $ 19,675
Ending Fund Balance, 6/30/2025 $ 1,083,216
Other Commitments/Appropriations $ 166,667
Remaining Ending Fund Balance, 6/30/2025 $ 916,549
City of Belmont
Annual Report on Park Impact Fees (Fund 342)
Fiscal Year Ending June 30, 2025
The purpose of park impact fees is to ensure that the City can construct park and recreation facilities needed for the population growth created by new development. Existing park and recreational facilities are insufficient in number, size, location, and the kinds of recreational opportunities which they present to meet the needs of both the City’s existing and projected service population. The City’s goal is to provide five acres of neighborhood and community park facilities for every one thousand new residents, consistent with the City’s General Plan and the Park’s and Open Space Master Plan. City Council Resolution 2014-148, adopted October 28, 2014, authorizes assessment of Park Impact Fees in connection with the issuance of any building permit for residential or nonresidential development within the City of Belmont. 122
Exhibit A
Purpose and Authority for Collection
Fee Enactment 1/25/2021
Initial Fee Collection FY 2021-22
Amount of Fee FY 2024-25
Residential Mitigation and In-Lieu Fees (fee per square foot):

Single-Family Detached Housing $7,989.49
Single-Family Attached Housing $7,989.49
Multifamily Housing $6,201.01
Second Dwelling Unit Varies in proportion to size
of primary residence.

Non-Residential Mitigation Fees (per square foot):

Retail/commercial $18.68
Office/Other $12.46
Industrial $5.19
Lodging, per room $10,931.18
BEGINNING BALANCE, 7/1/2024 $100,420
Revenues
Fees Collected $402,964
Interest earned $7,894
TOTAL REVENUES $410,858
Expenditures
Capital Improvements $ -
TOTAL EXPENDITURES $ -
Ending Fund Balance, 6/30/2025 $511,278
City of Belmont
Annual Report on Transportation Impact Fees (Fund 237)
Fiscal Year Ending June 30, 2025
The purpose of the transportation impact improvement fee is to mitigate the negative impacts that new development has on the citywide transportation system and to accommodate construction of new transportation infrastructure that expands and upgrades the Belmont transportation system. The transportation impact fee program requires new development to contribute funding for future transportation system improvements in Belmont that will maintain the existing proportionate levels of investment in the City's transportation infrastructure. City Council resolution No. 2020-103, adopted on November 24, 2020, authorizes assessment of Transportation Impact Fees in connection with the issuance of any building permit for residential or nonresidential development within the City of Belmont. 123
Exhibit A
Purpose and Authority for Collection
Fee Enactment 1/10/2017
Initial Fee Collection FY 2017-18
Amount of Fee FY 2024-25
Residential Mitigation and In-Lieu Fees (fee per square foot):

Single-Family Detached Housing $24.19
Single-Family Attached Housing $24.19
Multifamily Housing $24.19
Second Dwelling Unit $0.00
Non-Residential Mitigation Fees (per square foot):

Retail/commercial $6.10
Office/Industrial/Other $14.65
Hotel $4.89
BEGINNING BALANCE, 7/1/2024 $3,254,215
Revenues
Inclusionary Housing Fees $180,503
Commercial Linkage Fees $ -
Interest Earned $106,007
TOTAL REVENUES $286,510
Expenditures
Loans or Other Project Subsidies - $
TOTAL EXPENDITURES $ -
Ending Fund Balance, 6/30/2025 $3,540,725
* Total Fund Balance Includes Affordable Housing Loans Receivable Totaling $2,437,478.

City of Belmont
Annual Report on Housing Mitigation Fees (Fund 277)
Fiscal Year Ending June 30, 2025
The purpose of the housing mitigation fees is to mitigate the burdens created by new residential and nonresidential development projects on the need for extremely low, very low, low, and moderate-income housing. All housing mitigation fees collected shall be deposited into the City's Inclusionary Housing Fund to be used to increase and preserve the supply of housing affordable to households of extremely low, very low, low, median, and moderate incomes (including necessary administrative costs). City Council Resolution 2017- 005, adopted January 10, 2017, authorizes assessment of a Housing Impact Fee in connection with the issuance of any building permit for residential or non-residential development within the City of Belmont, consistent with the affordable housing goals, objectives, policies and programs of the City's Housing Element.

Belmont Ordinance 2017-1115, adopted January 24, 2017, created Section 29 of the Belmont Zoning Ordinance which establishes inclusionary housing requirements and provides for payment of housing impact fees in-lieu of housing units for certain projects.
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Exhibit A
Purpose and Authority for Collection
Fee Enactment 10/28/2014
Initial Fee Collection FY 2014-15
Amount of Fee FY 2024-25
Residential Subdivision (fee per dwelling unit):

Single-Family Detached Housing $41,043
Single-Family Attached Housing $41,043
Multifamily Housing $27,362
BEGINNING BALANCE, 7/1/2024 $1,084,416
Revenues
In-Lieu Fees Collected $ 35,393
Interest Earned $ 35,086
TOTAL REVENUES $ 70,479
Expenditures
Debt Service Principal $ 596,729
Interest and Fiscal Charges 71,271 $
Administrative Support $ 4,062
Capital Improvements $ 344
TOTAL EXPENDITURES $ 672,406
Ending Fund Balance, 6/30/2025 $ 482,489
City of Belmont
Annual Report on Park In-Lieu Fees (Fund 341)
Fiscal Year Ending June 30, 2025
The Quimby Act allows California jurisdictions to establish parkland dedication requirements for new subdivisions of land. Pursuant to Belmont City Code Chapter 17, Article IV, Parkland Dedication Requirements and In-Lieu Fees , Developers wishing to create new residential parcels may meet the Quimby Act requirements either through direct land dedication, or payment of an equivalent in-lieu fee. The equivalent inlieu fee level is calculated based on the parkland service standard per 1,000 residents, current per-acre land values, and number of persons per household. Revenue shall be used to acquire parkland or fund park improvements.
125
Exhibit A
Purpose and Authority for Collection
Fee Enactment 1/7/2020
Initial Fee Collection FY 2021-22
Amount of Fee FY 2024-25
Non-residential or Mixed Use Development equal to or greater than 10,000 s.f. 1% Residential development of 5 or more new dwelling units 1% BEGINNING BALANCE, 7/1/2024 $ 420,235
Revenues
In-Lieu Fees Collected $ -
Interest Earned $ 17,535
TOTAL REVENUES $ 17,535
Expenditures
Capital Improvements $ -
TOTAL EXPENDITURES $ -
Ending Fund Balance, 6/30/2025 $ 437,770
City of Belmont
Annual Report on Public Art In-Lieu Fees (Fund 239)
Fiscal Year Ending June 30, 2025
The City of Belmont adopted a public art requirement for private development so that development of cultural and artistic assets are financed by those whose development diminishes the availability of the community's resources for those opportunities and contributes to community urbanization. Through the inclusion of public art or payment of an in lieu fee, developers of private land uses help to address at least a portion of the impact of their developments on aesthetics. The City requires certain private development projects to contribute not less than one percent of the building development costs towards acquisition and installation of public art, or contribute an equivalent amount to the City's public art in-lieu fund. 126
Exhibit B
City of Belmont
Public Improvement Project Expenditures Related to the Mitigation Fee Act and Quimby Act FY 2025-26 Capital Improvement Project Budget Five-Year Plan Fund Project Description (See Note) Funding Sources FY 2025-26 FY 2026-27 FY 2027-28 FY 2028-29 FY 2029-30 239 3243 Wayfinding Signage Program Public Art In-Lieu $ 70,000 200,000 $ 8114 Public Art Installation Public Art In-Lieu 100,000 50,000 342 8033 Open Space Trail Improvements Park Impact $ 18,000 18,000 $ 18,000 $ 8059 McDougal Field Improvements Park Impact $ 100,000
8130 Meadow Stage Rebuild Park Impact $ 150,000
8131 Hallmark Park Pathway (PROS Plan) Park Impact $ 150,000 8132 Oak Knoll Play Amenity (PROS Plan) Park Impact $ 230,000 277 n/a Affordable Housing Development Contributions Housing Mitigation Fee Expenditures subject to project negotiations and City Council approval; All Housing Mitigation Fees will be spend over the next five years.

Note: Details about each of these projects can be found in the five-year capital improvement program section of the City's FY 2025-26 Adopted Budget. 127

2025 Belmont Code Adoption - Staff Report - 11-25CC – Local Amendments to 2025 California Building Standards Codes

STAFF REPORT
Meeting Date: November 25, 2025
Agency: City of Belmont
Staff Contact: Dino Francesconi, Chief Building Official, (650)-595-7450, [email protected]
Agenda Title: Local Amendments to 2025 California Building Standards Codes Agenda Action: Ordinance
Recommendation
(1) Conduct a Public Hearing; and,
(2) Adopt a Resolution making express findings that modifications to the 2025 California Building, Plumbing, Residential and Wildland-Urban Interface Codes are reasonably necessary due to local conditions.
(3) Sitting as the City Council, adopt an ordinance adopting the 2025 California Building, Plumbing, Mechanical, Electrical, Residential and Wildland-Urban Interface Codes by reference with local amendments, designating fire hazard severity zones, amending City Code administrative and enforcement provisions, and ratifying Fire Code amendments by San Mateo Consolidated Fire Department applicable in the city.
(4) Sitting as the Board of Directors for the Belmont Fire Protection District, adopt an ordinance ratifying the 2025 Fire Code and Wildland-Urban Interface Code amendments by San Mateo Consolidated Fire Department applicable in the District’s unincorporated areas and designating fire hazard severity zones.

Strategic Focus
Public Safety
Background
On January 1, 2026, the 2025 California Building Standards Code, a set of building regulations primarily contained in California Code of Regulations (CCR) Title 24, will go into effect. These regulations, which include the California Building, Residential, Electrical, Mechanical, Plumbing, Fire and Wildland-Urban Interface Codes, are applicable to all occupancies in all cities and counties whether or not a local agency takes affirmative steps to adopt the codes.

The California Wildland-Urban Interface Code (WUI Code) is a new addition to the California Building Standards Code in 2025, replacing Chapter 49 of the California Fire Code, Section 337 of the California Residential Code and Chapter 7A of the California Building Code. The California WUI is based on the International Wildland-Urban Interface Code which has evolved over the years to address the growing threat of wildfires. The International WUI was initially developed in 2008 and has undergone multiple revisions to incorporate the latest scientific and construction methods. The California WUI Code is a collaboration between the California Building Standards Commission and the office of the State Fire Marshal, ensuring that the code reflects the latest research and engineering advancements. 128

2025 Belmont Code Adoption - Staff Report - 11-25CC - Local Amendments to 2025 California Building Standards Codes Up until this year, local agencies could amend the California Building Standards Codes if they made findings that the amendments are necessary to address local climatic, geological, or topographical conditions. However, with the enactment of AB 130, between October 1, 2025, to June 1, 2031, local agencies are generally prohibited from adopting local amendments to the current codes that apply to residential units unless certain conditions are met, which include that the amendments are: (1) substantially equivalent to modifications previously made and in effect as of September 30, 2025, or (2) relate to home hardening. All of the amendments to the proposed amendments to the 2025 codes fall into one or both of the above exceptions.

The City of Belmont is part of the Silicon Valley Uniform Code Adoption and Interpretation Program, which strives to achieve uniformity among the local jurisdictions in the enforcement of the codes. To that end, minimizing the number of amendments to the state codes is the prime goal. Staff has carefully vetted the proposed amendments to ensure they continue to be necessary to address local conditions unique to our region on the San Francisco Peninsula.

This year as in previous years, the San Mateo Consolidated Fire Department is taking the lead on adopting local amendments to the California Fire Code which will be applicable in the City upon ratification by the Council which action is included in the proposed ordinance. Because there is substantial overlap in the fire prevention and protection requirements in the Fire, Building, Residential and Wildland-Urban Interface Codes, the City and the Fire Department coordinate their respective local amendments to fire prevention and protection requirements in those codes. Similar to the City, the Fire Department seeks to achieve consistency with other local fire departments when amending the codes to address local conditions on the Peninsula.

Analysis
Local Amendments to the Codes
The amendments to the various building standards codes are summarized below.

Building Code (CBC) and Residential Code (CRC). The City, in coordination with the Fire Department, has traditionally adopted more stringent standards in the Building Code and Residential Code for building address visibility, fire sprinklers, standpipes, fire alarm and detection systems, and roof coverings which improve home hardening and emergency response to address local conditions that affect fire risk and prevention. The City has also adopted the patio roof cover provisions in CRC Appendix Chapter BF for unconditioned patio spaces, and the sound transmission provision in CRC Appendix Chapter BG and the swimming pools, spas, and hot tubs provision in CRC Appendix Chapter CI. The provision in Appendix Chapters BG and CI parallel requirements in the CBC adopted by state agencies for residential occupancies subject to the CBC.

All of the proposed amendments to the 2025 Building and Residential Codes continue amendments to the previous codes.

Plumbing, Mechanical and Electrical Codes. Nearly all of the amendments to these codes are administrative and do not affect building standards. The one exception is the addition of water hammer 129

2025 Belmont Code Adoption - Staff Report - 11-25CC - Local Amendments to 2025 California Building Standards Codes prevention requirements to the Plumbing Code. This amendment to the Plumbing Code, and the administrative amendments to all three codes, continue the local amendments previously made to these codes.

Wildland-Urban Interface Code. As noted above, Belmont city staff coordinate amendments to the home hardening requirements in the Wildland-Urban Interface Code with the Fire Department. The 2025 amendments continue the Fire Department’s policy of requiring occupancies in moderate and high fire hazard severity zones to comply with the requirements applicable in very high fire hazard severity zones.

The amendments address hazardous trees, nonfire-smart vegetation, and trees within the required defensible space.

Fire Hazard Severity Zones
This spring, the State Fire Marshal issued maps recommending that certain areas within the City and Belmont Fire Protection District be designated as fire hazard severity zones, which the Fire Department subsequently designated by ordinance as recommended by the State Fire Marshal and the City ratified.

The proposed city ordinance continues those designations and separately makes them by the City.

Belmont Fire Protection District. Because the Belmont Fire Protection District boundary extends beyond the city and includes unincorporated areas of the county, staff proposes that the Belmont Fire Protection District likewise continue those designations and separately make them by the District by adopting the proposed District ordinance.

Administration and Enforcement of City Code
The proposed amendments to the City Code administrative and enforcement provision: 1) reconcile inconsistent enforcement provisions in Chapter 7 applicable to the building codes, 2) consolidate those enforcement provisions into the general enforcement provisions in Chapter 1 applicable to the whole code, and 3) update and revise the provisions in Chapter 1. In general, the amendments are intended to provide flexibility in enforcement mechanisms and maximize the range of allowable administrative, civil, and criminal fine and penalty amounts to provide remedy options appropriate to the circumstances.

Resorting to these kinds of formal remedies are rare, and while staff anticipates that will continue to be the case, staff recommends the amendments to ensure appropriate enforcement tools are available when needed.

Ratification of San Mateo Consolidated Fire Department 2025 Fire Code and WUI Code Amendments
As indicated in the discussion above of the amendments to the Building and Residential Codes, the San Mateo Consolidated Fire Department has prepared amendments to the 2025 Fire Code that track amendments previously made to the Fire Code. Upon ratification by the City Council, these amendments will apply in the City. The proposed ordinance includes this ratification. The Fire Department has also prepared amendments to the 2025 California Wildland-Urban Interface Code that carry forward amendments previously made to the international code and Chapter 49 of the California Fire Code, Section 337 of the California Residential Code and Chapter 7A of the California Building Code and that promote home hardening. As the City is separately adopting its own WUI Code amendments, it is unnecessary for the Council to also ratify the Fire Department’s WUI code amendments. 130

2025 Belmont Code Adoption - Staff Report - 11-25CC - Local Amendments to 2025 California Building Standards Codes Belmont Fire Protection District. Upon ratification by the District, the Fire Department amendments to the Fire and WUI Codes will apply in the District’s unincorporated areas. The separate District ordinance includes this ratification.

CEQA
Adoption of an ordinance and resolution regarding Building and Fire Codes is exempt from the requirements of the California Environmental Quality Act (CEQA) under Title 14 of the California Code of Regulations, Section 15061(b)(3), in that it is not a Project which has the potential for causing a significant effect on the environment.

Alternatives

1. Direct any questions to staff for additional research and response.

Attachments
A. Resolution
B. Ordinance
C. BFPD Ordinance
Fiscal Impact
☒ No Fiscal Impact
☐ Funding Source Confirmed:

Source: Purpose: Public Outreach:

Staff Statutory/Contractual Requirement Other*
*The City placed a public notice in the Examiner/Redwood City Tribune (local newspaper of general circulation) as required for the November 25, 2025 City Council Public Hearing.
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1 RESOLUTION NO. 2025-

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT MAKING EXPRESS FINDINGS THAT MODIFICATIONS TO THE 2025 CALIFORNIA

BUILDING, PLUMBING, RESIDENTIAL AND WILDLAND-URBAN INTERFACE

CODES ARE REASONABLY NECESSARY DUE TO LOCAL CONDITIONS
WHEREAS, on October 28, 2025, the City Council introduced an ordinance adopting and amending the 2025 California Building, Residential, Mechanical, Plumbing, Electrical and Wildland-Urban Interface Codes including amendments to building standards contained in the Building, Residential, Plumbing and Wildland-Urban Interface Codes, and ratifying the San Mateo Consolidated Fire Department Fire Code adopting and amending the 2025 California Fire Code; and,
WHEREAS, on November 25, 2025, the City Council conducted a public hearing regarding adopting and amending the California Building, Residential, Mechanical, Plumbing, Electrical and Wildland-Urban Interface Codes, and San Mateo Consolidated Fire Department Fire Code adopting and amending the 2025 California Fire Code; and, WHEREAS, California Health and Safety Code Sections 17958, 17958.5, 17958.7, and 18941.5 authorize the City to modify the building standards contained in the California Building Standards Code and other regulations adopted under Health and Safety Code Section 17922 if found by the City to be reasonably necessary because of local climatic, geologic, or topographic conditions; and,
WHEREAS, the City Council has considered the October 28, 2025 and November 25, 2025 staff reports discussing the proposed amendments to the building standards in the 2025 Building, Residential, Plumbing and Wildland-Urban Interface Codes and the presentations by staff, has considered the proposed ordinance containing the amendments attached to the report, and has reviewed the proposed findings attached to the report.

NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:

SECTION 1. Local Conditions Findings.
(a) The amendments to the 2025 California Building, Residential, Plumbing and Wildland-Urban Interface Codes are reasonably necessary because of local climatic, geological or topographical conditions.
(b) The City Council finds that the conditions listed in Attachment 1 attached hereto are, in fact, local climatic, geological and topographical conditions. (c) The conditions listed in Attachment 1 make the amendments to the 2025 California Building Standards Code described in Attachment 1 and contained in the ordinance referenced above reasonably necessary for the reasons stated in Attachment 1 and in the October 28, 2025 and November 25, 2025 staff reports.

SECTION 2. AB 130 Findings.
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2 (a) The amendments to the 2025 Building, Residential and Wildland-Urban Interface Codes for building address visibility, fire sprinklers, standpipes, fire alarm and detection systems, roof coverings, and compliance in moderate and high fire hazard severity zones with very high fire hazard severity zone requirements improve home hardening. (b) All of the amendments to the 2025 Building, Residential and Plumbing Codes continue amendments previously adopted by Ordinance 2023-1169 and filed by the City and were in effect as of September 30, 2025.
* * *
ADOPTED November 25, 2025, by the City of Belmont City Council by the following vote:

Ayes:

Noes:

Absent:

Abstain:

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

City Attorney
133
3 City of Belmont Resolution 2025 -
Attachment 1
Necessary Modifications to Building Standards in the 2025 California Building, Residential, Plumbing and Wildland Urban Interface Codes Due to Local Conditions Introduction
City of Belmont Ordinance 2025-______ contains amendments, deletions and additions to provisions reproduced in the 2025 California Building Code, Residential, Mechanical Code, Electrical Code, Plumbing Code and Wildland-Urban Interface Codes. The modifications to the building standards contained in Building, Residential, Plumbing and Wildland-Urban Interface codes are reasonably necessary because of the climatic, geologic, and topographic conditions found in the City of Belmont. In accordance with Health and Safety Code Sections 17958, 17958.5, 17958.7, and 18941.5, this document describes the climatic, geologic, and topographic conditions found in the City of Belmont and the specific modifications and the local conditions determined by the City of Belmont to make each modification to the building standards reasonably necessary.

Part I:

Local Conditions
A. Profile of the City Of Belmont
The City of Belmont is located in southern region of the San Mateo County. The City of San Mateo is to the north, Redwood City and Foster City to the east, and San Carlos and unincorporated areas of San Mateo County are to the south. The City encompasses an area of roughly 4.6 square miles, with a resident population of approximately 27,000. The City includes large tracks of open space found in the steep forested ridges and foothills in the western portions of the city. Highway 101 passes through the City near its eastern edge, and Interstate 280 passes by the City near its western edge.

B. Climatic, Geologic, and Topographic Conditions
The climatic, geologic, and topographic conditions found in the City of Belmont necessitate making modifications to the building standards in the 2025 California Building, Plumbing, Residential and Wildland-Uban-Interface Codes in order to provide a reasonable degree of fire and life safety in this community. These conditions are discussed in detail below.

1. Climatic Conditions.

The City of Belmont, on average, experiences an annual rainfall between 18 to 25 inches.

This rainfall can be expected between October and April of each year. However, during the summer and early fall months there is little, if any, measurable precipitation. During this dry period, the temperatures are typically 70 to 90 degrees with high temperatures reaching 110 degrees. Winds vary from light to gusty with westerly winds averaging 10-15 mph and gusting in 134
4 excess of 40 mph year-round. Low humidity, high temperatures and gusting winds can move a fire quickly in the hillsides and canyon areas and can tax the capabilities of the urban design of the fire department. Lower water pressure in these areas also affects the abilities to quickly suppress any fires. These drying winds, mixed with the natural vegetation, which is dominant several areas the area, creates a hazardous fuel condition, which further create extensive grass and brushland fire risk. Unpredictable weather patterns bring intermittent drought and water rationing, causing dry vegetation and hazardous fire conditions. Weather patterns can go to the other extreme with heavy rains creating higher fuel load in the hillsides. With residential developments encroaching into these wooded and grass or brush covered areas, wind and terrain-driven fires could have severe consequences and place lives and properties at risk.

2. Geologic Conditions.
(a) Earthquakes. Seismically, the City sits adjacent the active San Andreas Fault, and is rated as a Seismic Zone 4. Seismic activity within the City occurs yearly with little or no damage, however in 1989, the Loma Prieta Earthquake caused substantial damage in the region (building collapses, fires, closure of main travel arteries, medical emergencies, etc.) from San Francisco to Santa Cruz. Within minutes of the quake, all emergency services were exhausted. Additionally, a large quake, greater than 6.7 magnitude is predicted along one of the major Bay Area Earthquake Faults before 2030. Landslide areas become a critical concern with seismic activity due to the possibility of liquefaction.
(b) Soil Conditions. The City of Belmont lies in the southern end of San Mateo County.

The areas closest to the Bay are overlain by unconsolidated fine silty clay, known as Bay Mud, which varies in thickness from a few feet to as much as 30 feet. Bedrock lies beneath the area at depths generally 300 feet or more. The topography is essentially flat, dropping from an elevation of 800 feet to sea level. The slope of the city extends upwards on the western side. Slopes range from 0-degrees to more than 20-degrees on some streets.

3. Topographic Conditions.
(a) Hills. Much of the City is located in hills. The hilly terrain has influenced development to follow the path of least resistance, creating a meandering pattern. The development pattern includes lots of inconsistent size, and development is often set deeply back from the street. Water supply (domestic and fire flow) system is directly affected by the city’s topography. The distribution system consists of “lift-zones,” which carry the water to the public via conduits of water pipes from various reservoirs, storage tanks, and dammed areas. In these “lift-zones” the pressure and flows are adequate at the lower elevations of the zone, but as the elevation increase water flow can vary greatly. Such variations create predictable problems for fire suppression units.

The development pattern also does not lend itself to a good systematic street and road layout, which would promote easy traffic flow. Employment areas are located throughout the City, and the people who work in these complexes have added to the traffic congestion, thereby increasing fire apparatus response times. The City is served by only a few major cross-town thoroughfares, which tend to be heavily congested, primarily during commute hours and seasonal periods of the year. “Pass-through” vehicular traffic in the City, such as the areas of the Alameda 135
5 de Las Pulgas, Ralston Avenue, and El Camino Real, increase commute time traffic for East and West bound vehicular movement to US 101 and Interstate 280. This resulting vehicle congestion increases the response time of fire apparatus and other emergency vehicles. (b) Vegetation. The hilly portions of the City contain trees, dense brush vegetation and a heavy growth of natural grasses that contribute to fuel-loading. Portions of the city sit adjacent to open space areas with similar vegetation profiles that are susceptible to wildland fires. In 2025, large sections of the City’s western open space were recommended by the State Fire Marshal and designated by the City as moderate fire hazard severity zones under Government Code Section 51178 and 51179.
(c) Roads and Streets. The number of vehicle miles driven is steadily increasing despite limited growth. Many older streets are narrow and steep. The impact of additional planned developments and increased traffic flow will continue to create an effect on the delivery of fire protection services.

Part II:

Findings for Specific Modifications to Building Standards A. 2025 California Building Code

1. Section 502 (Address Identification) – Local Conditions 3(a), (b), & (c) Residential development in hilly terrain with meandering street patterns has led to inconsistent lot sizes and structure placement combined with significant vegetation. These conditions can often make identification of correct addresses difficult and can cause delay of emergency personnel in locating the correct address when responding to requests for emergency services. This amendment responds to these conditions by making address numbers larger for easier identification.

2. Section 903 (Automatic Sprinkler Systems) and Section 905 (Standpipes) – Local Conditions 1 & 3(a), (b), & (c)
This amendment brings the 2025 California Building Code in alignment with the amendment promulgated by the Belmont Fire Protection District. The experiences of several disastrous wildland-urban interface fires within Alameda, Santa Clara, Monterey, Sonoma and Contra Costa Counties have demonstrated the need for other fire protection features/regulations.

While adoption of such regulations may not prevent the incidence of fire, their implementation reduce the severity and potential loss of life and property from those fires that do occur.

Automatic fire extinguishing systems (AFES) and standpipe systems are effective in confining, extinguishing, or aiding in the extinguishment of a fire, as well as reducing the amount of toxic gases and smoke generated by fire. They also allow people to safely evacuate the building and can confine the fire until emergency resources arrive at scene. An AFES throughout a structure serves to limit the loss of life and property. Inherent delays caused by the traffic patterns throughout the fire district make it necessary to mitigate this risk by requiring additional built-in 136
6 automatic fire protection and detection systems that provide early detection and initial control of fires until the arrival of the fire department.

3. Section 907.1.6 (Fire Alarm Certification) –Local Conditions 1, 3(a), (b), & (c) New fire alarm systems are to be UL-Certified. A UL-certification (Underwriters Laboratory) certification of new fire alarm systems provides a system certification from a registered testing lab recognized by the NFPA (National Fire Protection Agency) and ICC (International Code Council).

These amendments bring the 2025 California Building Code in alignment with the amendment promulgated by the San Mateo Consolidated Fire Department. The experiences from several major multi-story building fires within in the region have demonstrated the need for other fire protection features/regulations. While adoption of such regulations may not prevent the incidence of fire, their implementation reduces the severity and potential loss of life and property from those fires that do occur.

4. Appendix Chapter I (Patio Covers) – Local Condition 1 During the summer months, prevailing westerly winds from the Pacific Ocean move through the City of Belmont often in excess of 18 miles per hour. This condition can compromise the outdoor experience, even during periods of warm weather. In order to enjoy the sunshine and views, without the discomfort of the wind, many homeowners find a patio cover desirable. However, due to the percentage of fenestration, these structures would not meet the requirements of the energy code. As such a special category, which is not considered conditioned space, is necessary.

B. 2025 California Plumbing Code

1. Section 609.11.2 (Water Hammer) – Local Condition 3(a) Water pressure in the City’s hilly terrain varies depending on the location of a building relative to the adjacent topography and the proximity to the water pumps. Water hammer is a frequent problem that is detrimental to the supply system. The condition is especially acute at quick acting valves. The installation of air chambers has proven ineffectual in mitigating water hammer. Adoption of this code section addresses this condition.

C. 2025 California Residential Code

1. Section R309 (Automatic Sprinkler Systems) – Local Conditions 1 & 3(a), (b), & (c) The experiences of several disastrous wildland-urban interface fires within the region have demonstrated the need for other fire protection features/regulations. While adoption of sprinkler regulations may not prevent the incidence of fire, their implementation reduces the severity and potential loss of life and property of these fires which do occur.

Automatic fire extinguishing systems (AFES) are effective in confining, extinguishing, or aiding in the extinguishment of a fire, as well as reducing the amount of toxic gases and smoke generated by fire. They also allow people to safely evacuate the building and can confine the fire until emergency resources arrive at scene. An AFES throughout a structure serves to limit the loss of life and property. Inherent delays caused by the traffic patterns throughout the fire district make 137
7 it necessary to mitigate this risk by requiring additional built-in automatic fire protection and detection systems that provide early detection and initial control of fires until the arrival of the fire department. This amendment aligns with the amendments promulgated by the San Mateo Consolidated Fire Department Fire Code for sprinkler systems in occupancies subject to the Residential Code.

2. Section R308 (Address Identification) - Local Conditions 3(a), (b), & (c) Residential development in hilly terrain with meandering street patterns has led to inconsistent lot sizes and structure placement combined with significant vegetation. These conditions can often make identification of correct addresses difficult and can cause delay of emergency personnel in locating the correct address when responding to requests for emergency services. This amendment responds to these conditions by making address numbers larger for easier identification.

3. Section R902 (Roof Classifications) – Local Conditions 1, 2(a), 2(b), 3(a), (b), & (c) The combination of light and gusty westerly winds and dry vegetation create hazardous fuel conditions during the summer and fall months. Additionally the proximity of the San Andreas Fault to residential occupancies and other occupancies creates a high probability of an earthquake causing damage to structures and fire suppression systems. Fire resistance roofs provide a passive protection system and gives occupants more time to exit and reduces fire spread between structures.

4. Appendix Chapter BF (Patio Covers) – Local Condition 1 During the summer months, prevailing westerly winds from the Pacific Ocean move through the City of Belmont often in excess of 18 miles per hour. This condition can compromise the outdoor experience, even during periods of warm weather. In order to enjoy the sunshine and views, without the discomfort of the wind, many homeowners find a patio cover desirable.

However, due to the percentage of fenestration, these structures would not meet the requirements of the energy code. As such a special category, which is not considered conditioned space, is necessary.

5. Appendix Chapter AK (Sound Transmission) – Local Condition 3(a), (b), & (c) The topography of the City of Belmont is such that development of tracts of single unit homes will be rare. The City is primarily built-out. Future development will consist of mixed-use occupancies and high-density housing. Secondary dwelling units will increase in popularity. Sound transmission controls have been excluded in the California Residential Code, although they are included in the California Building Code. The inclusion of this appendix in the CRC will allow enforcement of sound transmission controls in secondary dwelling units and duplexes.

6. Appendix Chapter AX (Swimming Pool Safety Act) – Local Condition 1 The City of Belmont enjoys a Mediterranean climate with temperatures that can reach 90 degrees Fahrenheit in the summer months. A popular form of outdoor recreation is the use of 138
8 swimming pools, spas, and hot tubs. The majority of pools in Belmont are located in single unit dwellings. However, the California Residential Code has not adopted the provisions of the Swimming Pool Safety Act, although they have been adopted in the California Building Code.

D. 2025 Wildland-Urban Interface Code

1. Section 303 (Local Wildland-Urban Interface Areas) and Section 603.4.2 (Trees) – Local Conditions 1 & 3(a), (b), & (c)
The experiences of several disastrous wildland-urban interface fires within the region have demonstrated the need for other fire protection features/regulations. Extension of fire safe development regulations and hazardous vegetation management requirements to moderate and high fire hazard severity zones will help prevent ignition of structure fires and spread of wildland fire and reduce fire severity and potential loss of life and property of these fires which do occur.

These home hardening and defensible space requirements will help mitigate climatic conditions that can increase ignition risk and fire spread and topographical conditions that can slow emergency response and reduced water flows.
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ORDINANCE NO. ______
AN ORDINANCE OF THE CITY OF BELMONT ADOPTING THE 2025 CALIFORNIA

BUILDING, PLUMBING, MECHANICAL, ELECTRICAL, RESIDENTIAL AND

WILDLAND-URBAN INTERFACE CODES BY REFERENCE WITH LOCAL

AMENDMENTS, DESIGNATING FIRE HAZARD SEVERITY ZONES, AMENDING

BELMONT CITY CODE ADMINISTRATIVE AND ENFORCEMENT PROVISIONS,

AND RATIFYING SAN MATEO CONSOLIDATED FIRE DEPARTMENT ORDINANCE 2025-003 ADOPTING AND AMENDING THE 2025 CALIFORNIA FIRE CODE THE CITY COUNCIL OF THE CITY OF BELMONT DOES ORDAIN AS FOLLOWS:

SECTION 1. REPEALS
All ordinances or parts of ordinances of the City of Belmont that are in conflict with this ordinance are repealed to the extent that they are in conflict with this ordinance.

SECTION 2. DRAFTING SYNTAX
Belmont City Code (BCC) section text is italicized in this ordinance to assist the reader in distinguishing between City of Belmont modifications to the California Building Standards Code and the City Code section text adopting the modifications.

For each section of the California Building Standards Code that is modified in part by the City of Belmont, whole subsections that are not modified are indicated by the subsection number followed by "{text not modified}"with the appropriate acronym for the specific code, which is to be codified as written. Each subsection that is deleted in its entirety by the City of Belmont is indicated by the subsection number followed by "- deleted".

SECTION 3. BCC § 1-8 AMENDED
(a) It is unlawful for any person to violate any provision or to fail to comply with any of the mandatory requirements of this code or a city ordinance. (b) Violation of any provision or failure to comply with any mandatory requirement of this code or a city ordinance is a misdemeanor that may be charged and prosecuted as an infraction at the discretion of the city attorney.
(c) Each and every day during any portion of which any violation of any provision of this code or a city ordinance is committed, continued, or permitted is a separate offense. (d) Each person convicted of a misdemeanor violation of this code or a city ordinance is punishable by a fine of not more than $1,000, or up to six months in jail, or both. (e) Each person convicted of an violation determined to be an infraction is punishable by a fine in the maximum amount authorized by Government Code Section 36900. (f) For each person convicted of an infraction, the city attorney may reduce the amount of an infraction fine in excess of $130 upon a showing by the responsible party that the responsible party has made a bona fide effort to comply after the first violation and that 140

payment of the full amount of the fine would impose an undue financial burden on the responsible party. A request to reduce the fine must be made in writing within 10 calendar days of the date the citation is issued and must be accompanied by clear and specific evidence of financial hardship and efforts to comply.
(g)(1)Any person or entity violating this code or a city ordinance is liable for a civil penalty of up to $1,000 per violation for each day such violation is committed or permitted to continue, which penalty shall be assessed and recovered in a civil action by the city attorney in any court of competent jurisdiction.
(2) In assessing the amount of the civil penalty, the Court shall consider any one or more of the relevant circumstances presented by any of the parties to the case, including but not limited to the following: the nature and seriousness of the misconduct or nuisance, the number of violations, the persistence of the misconduct or nuisance, the length of time over which the misconduct occurred or the nuisance continued, the willfulness of the defendant’s misconduct, and the defendant’s assets, liabilities, and net worth. In addition, such violations will not be deemed legally abated until the property owner makes full payment of the assessment of costs and fees awarded to the City under this code or any applicable State law. (h) Any condition caused or permitted to exist in violation of a provision of this code is a public nuisance and may be summarily abated by the city attorney as such. In any action, administrative proceeding, or special proceeding brought by the city attorney to abate a public nuisance, the prevailing party is entitled to reasonable attorneys' fees in accordance with Government Code Section 38773.5. Recovery of attorneys' fees is limited as follows:
(1) To those actions or proceedings where the city elected to recover attorney's fees at the initiation of such actions or proceedings.
(2) The amount of attorneys' fees in any action, administrative action, or special proceeding awarded to a prevailing party may not exceed the amount of reasonable attorneys' fees incurred by the city in the action or proceeding.
(i) The city attorney, in consultation with the city manager, is authorized to immediately commence an action or proceedings to abate and enjoin any condition or conduct declared by this code to be a nuisance, and to take such steps and apply to such courts of appropriate jurisdiction to grant such relief as will abate the nuisance and restrain any person from creating or maintaining such nuisances. The city attorney may in any such action combine and pursue any other remedy provided for in this section for abatement of a nuisance and violation of this code.
(j) The remedies in this section for violation of this code or a city ordinance are cumulative, not exclusive, and in addition to any other remedies that may be available to the city in law or equity.
(k) Nothing herein is intended to create a mandatory duty on the city or any city official to enforce this code or to seek any particular remedy for a violation or nuisance. (j) Nothing in this chapter is intended to create a private right of action for the enforcement of this code or city ordinances or regulations.
141

SECTION 4. BCC § 7-1 REPEALED
Belmont City Code Section 7-1 (definition of zoning ordinance) is repealed.

SECTION 5. BCC § 7-1 ADDED
Belmont City Code Section 7-1 is added to read:

Sec. 7-1 Administration and Enforcement of Building Standards Codes (a) The city building official is authorized and responsible for administration and enforcement of the California Building Standards Codes as adopted and amended by the City. (b) The San Mateo Consolidated Fire Department (SMCFD), exercising the powers of the Belmont Fire Protection District in accordance with the joint exercise of powers agreement between the City of San Mateo, the City of Foster City/Estero Municipal Improvement District and the Belmont Fire Protection District, is designated the fire authority for the City of Belmont. The enforcement of the fire and panic safety regulations for all occupancies in the California Fire Code as adopted with local amendments by SMCFD and ratified by the City of Belmont is delegated to the chief of SMCFD. The chief and building official are to coordinate administration and enforcement of the codes as appropriate.

SECTION 6. BCC SECTION 7-3 AMENDED
Belmont City Code Section 7-3 is amended to read:

Sec. 7-3 Violations
(a) It is unlawful for any person to violate, cause or permit a violation of any provision of any code adopted or made applicable in the city by article IV. (b) A violation of a code adopted or made applicable as provided in subsection (a) is a misdemeanor that may be charged and prosecuted as an infraction at the discretion of the city attorney.
(c) Any building or structure erected, constructed, altered, enlarged, converted, moved or maintained contrary to the provisions of this chapter or any of the regulations adopted by reference by this chapter, and any land, building or premises established, conducted, operated or maintained contrary to the provisions of this chapter are declared unlawful and a public nuisance.
(d) A violation of a code adopted or made applicable as provided in subsection (a) may be remedied by the city by any means provided in section 1-8 and chapter 30 as well as by any other means available in law or equity.

SECTION 7. BCC SECTION 7-22 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-22 is amended to read:
142

Sec. 7-22 2025 California Building Code Adopted
The 2025 California Building Code (CBC), California Code of Regulations, Title 24, Part 2, adopting the 2024 International Building Code with necessary California amendments, is adopted by reference as the Building Code of the City of Belmont. The Office of the City Clerk is directed to maintain a copy of the 2025 CBC.

SECTION 8. BCC SECTION 7-23 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-23 is amended to read as follows:

Sec. 7-23 2025 CBC Appendix Chapters Adopted
(a) The following Appendix Chapter of the 2025 California Building Code is adopted:

Appendix Chapter I (Patio Covers).
(b) The remaining Appendix Chapters are not adopted unless adopted by a state agency for application to occupancies subject to that agency's jurisdiction.

SECTION 9. BCC SECTION 7-24 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-24 is amended to read as follows:

Sec. 7-24 2025 CBC Chapter 1, Division II Adopted with Amendments (a) Except for the sections set forth in subsection (b), the requirements reproduced in Chapter 1, Division II of the 2025 California Building Code are adopted by reference, and govern the administration of the Belmont Building Code. References to model codes in the adopted sections mean the corresponding California Codes as adopted by the City of Belmont. (b) The following sections of Chapter 1, Division II of the 2025 California Building Code are not adopted unless adopted by a state agency for application to occupancies subject to that agency's jurisdiction: 101.1, 101.2, 102, 103, 104.8, and 114.3.

SECTION 10. BCC §7-25 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-25 is amended to read as follows:

Sec. 7-25 Numbering of Amendments to 2025 CBC
The 2025 California Building Code is amended as provided in Sections 7-25.502, 7-25.903, 7-

25.905, and 7-25.907. The number to the right of the decimal point in these sections corresponds to the section in the 2025 California Building Code that is amended.

SECTION 11. BCC SECTION 7-25.502 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-25.502 is amended as follows:

Sec. 7-25.502 Amendment of 2025 CBC Section 502 (Building Address) Section 502 of the 2025 California Building Code is amended by amending section 143

502.1 and adding sections 502.1.2. 502.1.3 and 502.1.4 to read:
502.1 Address Identification. New and existing buildings must have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers must contrast with their background. Address numbers must be Arabic numerals or alphabet letters. The numbers must be either internally or externally illuminated in all new construction and in all alterations greater than 50% of the original structure.

Numbers must be as follows:

1. Minimum of ½ inch stroke by 4 inches high.

2. When the structure is 36 to 50 feet from the street or fire district access a minimum of ½ inch stroke by 9 inches high is required.

3. When the structure is more than 50 feet from the street or fire apparatus access, a minimum of 1 inch stroke by 12 inches high is required. 502.1.1 Multi -Tenant Buildings. Numbers or letters must be designated on all occupancies within a building. Size must be ½ inch stroke by 4 inches high and on a contrasting background. Directional address numbers or letters must be provided. The addresses or numbers must be visible from the street posted at a minimum height of 5 feet, 6 inches above the finished floor, must be visible from the street and must be either internally or externally illuminated in all new construction. 502.1.2 Multiple buildings on one site. Where multiple buildings on one property cannot be viewed from the public way, a monument sign, or other signs or other approved means must be used to identify the entry to the given structure. Address identification must be maintained on each of the buildings within the site. 502.1.3 Rear Addressing. When required by the chief, approved numbers or addresses must be placed on all new and existing buildings in such a position as to be plainly visible and legible from the fire apparatus road at the back of a property or where rear parking lots or alleys provide an acceptable vehicular access. Number stroke and size must comply with 502.1.

SECTION 12. BCC SECTION 7-25.903 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-25.903 is amended as follows:

Sec. 7-25.903 Amendment of 2025 CBC Section 903 (Automatic Sprinkler Systems)
Section 903 of the 2025 California Building Code is amended to read:
903.1 through 903.1.1 {CBC text not modified}
903.2 Where required. Approved automatic sprinkler systems must be installed throughout all new buildings unless the structure does not require a building permit. 144

Exception: Detached Group U occupancies separated from structures in accordance with Table 705.5 of the California Building Code.
903.2.1 through 903.2.10 - deleted
903.2.11 through 903.2.21 {CBC text not modified}
903.2.22 Existing buildings and structures. Proposed addition, alterations or fire repairs in existing non-sprinklered buildings over a three-year period exceeding 50% of the original gross floor area square footage must require the entire building to be installed with an automatic fire sprinkler system as follows:

1. Any additions that increase the existing gross floor area by more than 50% require the entire building to be installed with an automatic fire sprinkler system.

2. Any combination of additions, alterations and/or fire repairs to more than 50% of the existing gross building area requires the entire existing building to be installed with an automatic fire sprinkler system. For purposes of this section, alterations only apply to the building area if they increase the size of the fire area of the room or space. See the Policy Manual for further guidance.

3. Any addition, alteration or repair within a building that contains an automatic fire sprinkler system must have the automatic fire sprinkler system extended or modified to the area of proposed work.

4. Any change in use or occupancy creating a more hazardous fire or life safety condition, as determined by the Fire Code Official requires that an automatic fire sprinkler system be installed. For purposes of this section, the relative hazard category must be in accordance with table 903.2.22 based on table 1011.5 of the California Existing Building Code.

Table 903.2.22
Relative Hazard Occupancy Class
1 (Highest Hazard) H (not allowed)
2 I-2; I-3; I-4 (not allowed)
3 A; C; E; M; R-1; R-2; R-4
4 B; F-1; R-3; R-4, S-1
5 (Lowest Hazard) F-2; S-2; U
Exceptions:

1. Seismic or accessibility improvements

2. Any exemption otherwise allowable under the Fire Code, as adopted by the San Mateo Consolidated Fire Department at the discretion of the Fire Marshal. 145

3. Exterior improvements and work not requiring permits as provided in the Building Code.

4. Detached Group U occupancies or detached carports less than 400 square feet.

5. Work requiring only a mechanical, electrical, plumbing and/or demolition permit.

6. Group R-3.1 occupancies unless already containing a fire sprinkler system. 903.3 through 903.3.1.2.3 {CBC text not modified}
903.3.1.3 NFPA 13D sprinkler systems. Automatic Sprinkler systems installed in oneand two-family dwellings; Group R-3; and townhouses may be installed throughout in accordance with NFPA 13D as amended in Chapter 35. NFPA 13D sprinkler systems must comply with section 903.4.2 Alarms.
903.3.2 through 903.4.2 {CBC text not modified}
903.4.3 Alarms. One approved audible and visual devices must be connected to every automatic sprinkler system at an approved location. The sprinkler water-flow alarm devices must be activated by waterflow equivalent to the flow of a single sprinkler of the smallest orifice size installed in the system. Where a fire alarm system is installed, actuation of the automatic sprinkler system must actuate the building fire alarm system. 903.5 {CBC text not modified}
SECTION 13. BCC § 7-25.905 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-25.905 is amended as follows:

Sec. 7-25.905 Amendment of 2025 CBC Section 905 (Standpipe Systems) Section 905 of the 2025 California Building Code is amended to read:
905.1 through 905.3 {CBC text not modified}
905.3.1 Height. {CBC text not modified}

1. {CBC text not modified}

2. Buildings that are more than 2 stories in height.

3. {CBC text not modified}

4. {CBC text not modified}
Exceptions: 1 – 6.2 {CBC text not modified}
905.3.2 through 905.11 {CBC text not modified}
SECTION 14. BCC § 7-25.907 AMENDED
146

Effective January 1, 2026, Belmont City Code Section 7-25.907 is amended as follows:

Sec. 7-25.907 Amendment of 2025 CBC Section 907 (Fire Alarm and Detection Systems)
Section 907 of the 2025 California Building Code is amended to read:
907.1 through 907.1.5 {CBC text not modified}
907.1.6 Fire Alarm Certification. New fire alarm systems must be UL-Certified. A Certificate of Completion and other documentation as listed in NFPA 72 must be provided for all new fire alarm system installations. It is the responsibility of the building owner or owner's representative to obtain and maintain a current and valid Certificate.

The protected premise must be issued a UUFX type certification from Underwriters Laboratories (UL).
907.1.6.1 Posting of Certificate. The UL certificate required in section 907.1.6 must be posted in a durable transparent cover within 3 feet of the fire alarm control panel within 45 days of the final acceptance test/inspection.
907.2 through 907.8 {CBC text not modified}
SECTION 15. BCC SECTION 7-25.1009 REPEALED
Effective January 1, 2026, Belmont City Code Section 7-25.1009 is repealed.

SECTION 16. BCC § 7-32 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-32 is amended to read:

Sec. 7-32 2025 California Residential Code Adopted
The building standards in the 2025 California Residential Code (CRC), California Code of Regulations, Title 24, Part 2.5, adopting the 2024 International Residential Code with necessary California amendments, is adopted by reference as the Residential Code of the City of Belmont. The Office of the City Clerk is directed to maintain a copy of the 2025 CRC.

SECTION 17. BCC § 7-33 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-33 is amended to read as follows:

Sec. 7-33 2025 CRC Appendix Chapters Adopted
(a) The following Appendix Chapters of the 2025 California Residential Code are adopted:

Appendix Chapters BF (Patio Covers), AK (Sound Transmission) and AX (Swimming Pool Safety Act).
(b) The remaining Appendix Chapters are not adopted unless adopted by a state agency for application to occupancies subject to that agency's jurisdiction. 147

SECTION 18. BCC § 7-34 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-34 is amended to read as follows:

Sec. 7-34 2025 CRC Chapter 1, Division II Adopted with Amendments (a) Except for the sections set forth in subsection (b), the requirements reproduced in Chapter 1, Division II of the 2025 California Residential Code are adopted by reference, and govern the administration of the Belmont Residential Code. References to model codes in the adopted sections mean the corresponding California Codes as adopted by the City of Belmont. (b) The following sections of Chapter 1, Division II of the 2025 California Residential Code are not adopted: R101, R103, R104.8, R104.8.1, R112.3, and R112.4.

SECTION 19. BCC SECTION 7-35 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-35 is amended to read:

Sec. 7-35 Numbering of Amendments to 2025 CRC
The 2025 California Residential Code is amended as provided in Sections 7-35.R308, 7-

35.R309, and 7-35.R902. The number to the right of the decimal point in these sections corresponds to the section in the 2025 California Residential Code that is amended.

SECTION 20. BCC SECTION 7-35.R308 ADDED
Effective January 1, 2026, Belmont City Code Section 7-35.R308 is added to read:

Sec. 7-35.R308 Amendment to 2025 CRC Section R308 (Site Address) Section R308 of the 2025 California Residential Code is amended to read:

SECTION R308

SITE ADDRESS
R308.1 Address identification. New and existing buildings must have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers must contrast with their background. Address numbers must be Arabic numerals or alphabet letters. The numbers must be either internally or externally illuminated in all new construction and in all alterations greater than 50% of the original structure.

Numbers must be as follows:

1. Minimum of ½ inch stroke by 4 inches high.

2. When the structure is 36 to 50 feet from the street or fire department access a minimum ½ inch stroke by 9 inches high is required.

3. When the structure is more than 50 feet from the street or fire apparatus access, a minimum of 1 inch stroke by 12 inches high is required. 148

R308.1.1 Multi-tenant buildings. Numbers or letters must be designated on all occupancies within a building. Size must be ½ inch stroke by 4 inches high and on a contrasting background. Directional address numbers or letters must be provided. The addresses or numbers must be visible from the street posted at a minimum height of 5 feet, 6 inches above the finished floor, must be visible from the street and must be either internally or externally illuminated in all new construction.

R308.1.2 Multiple buildings on one site. Where multiple buildings on one property are accessed by the means of a private road, and the buildings cannot be viewed from the public way, a monument sign, or other signs or other approved means must be used to identify the structure. Address identification must be maintained on each of the buildings within the site.

R308.1.3 Rear addressing. When required by the chief, approved numbers or addresses must be placed on all new and existing buildings in such a position as to be plainly visible and legible from the fire apparatus road at the back of a property or where rear parking lots or alleys provide an acceptable vehicular access. Number stroke and size must comply with CBC 502.1.

SECTION 21. BCC SECTION 7-35.R309 ADDED
Effective January 1, 2026, Belmont City Code Section 7-35.R309 is added to read:

Sec. 7-35.R309 Amendment of 2025 CRC Section R309 (Automatic Fire Sprinkler Systems)
Section R309 of the 2025 California Residential Code is amended to read:

R309.1 Townhouse and one- and two family dwelling automatic fire sprinkler systems. An automatic residential fire sprinkler system (ARFS) must be installed in townhouses, one-family and two-family dwellings throughout the entire building or structure as follows:

1. In new unit construction.

2. When additions, alterations or repairs are made to an existing building or structure.

3. When any change in use or occupancy occurs creates a more hazardous fire/life safety condition as determined by the Fire Code Official Exceptions:

1. In an existing building or structure without an ARFS, additions, alterations, and repairs that when combined over a three year period total 50% or less the original floor area. For purposes of this exception, only alterations that increase the size of the fire area of the room or space are counted. See the San Mateo Consolidated Fire Department Fire Policy Manual for further guidance.

2. Seismic or accessibility improvements;
149

3. Any exemption required by law or otherwise allowable under the Fire Code as determined by the Code Official.

4. Exterior improvements and work not requiring permits as provided in the Building Code.

5. Detached Group U occupancies or detached carports less than 400 square feet.

6. Work requiring only a mechanical, electrical, plumbing and/or demolition permit.

7. Group R-3.1 occupancies unless already containing a fire sprinkler system.

8. An accessory dwelling unit to a single- or two family dwelling provided all of the following are met:

8.1 The unit meets the definition of Accessory Dwelling Unit in Government Code Section 65852.2

8.2 The existing primary residence does not have automatic fire sprinklers.

8.3 The detached unit does not exceed 1,200 square feet.

8.4 The unit is on the same lot as the primary residence.

R309.1.1 NFPA 13D sprinkler systems. Automatic Sprinkler systems installed in oneand two-family dwellings; Group R-3; and townhouses may be installed throughout in accordance with NFPA 13D as amended in Chapter 44. NFPA 13D sprinkler systems must comply with section R309.1.2 Alarms.

R309.1.2 Alarms. One approved audible and visual devices must be connected to every automatic sprinkler system at an approved location. The sprinkler water-flow alarm devices must be activated by waterflow equivalent to the flow of a single sprinkler of the smallest orifice size installed in the system. Where a fire alarm system is installed, actuation of the automatic sprinkler system must actuate the building fire alarm system.

R309.2 –R309.2.1 deleted.

R309.3 through R309.3.8.2 {CRC text not modified}
SECTION 22. BCC SECTION 7-35.R313 REPEALED
Effective January 1, 2026, Belmont City Code Section 7-35.R313 is repealed.

SECTION 23. BCC SECTION 7-35.R319 REPEALED
Effective January 1, 2026, Belmont City Code Section 7-35.R319 is repealed.

SECTION 24. BCC SECTION 7-35.R902 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-35.R902 is amended to read as follows:
150

Sec. 7-35. R902 Amendment to 2025 CRC Section R902 (Fire Classification) Section R902 of the 2025 California Residential Code is amended to read:

R902.1 through R902.l.1 {CRC text not modified}
R902.1.2 Roof coverings in all other areas. The entire roof covering of every existing structure where more than 50 percent of the total roof area is replaced within any oneyear period, the entire roof covering of every new structure, and any roof covering applied in the alteration, repair or replacement of the roof of every existing structure, must be a fire-retardant roof covering that is at least Class B.

R902.2 through R902.4 {CRC text not modified}
SECTION 25. BCC SECTION 7-42 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-42 is amended to read as follows:

Sec. 7-42 2025 California Electrical Code Adopted
The building standards in the 2025 California Electrical Code (CEC), California Code of Regulations, Title 24, Part 3, adopting the 2023 National Electrical Code of the National Fire Protection Associations with necessary California amendments, is adopted by reference as the Electrical Code of the City of Belmont. The Office of the City Clerk is directed to maintain a copy of the 2025 CEC.

SECTION 26. BCC SECTION 7-43 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-43 is amended to read as follows:

Sec. 7-43 Administrative Provisions
The administrative provisions in 2025 California Building Code, Chapter 1, Division II as adopted and amended by Section 7-24, govern the administration of the Belmont Electrical Code.

SECTION 27. BCC SECTION 7-52 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-52 is amended to read as follows:

Sec. 7-52 2025 California Mechanical Code Adopted
The building standards in the 2025 California Mechanical Code (CMC), California Code of Regulations, Title 24, Part 4, adopting the 2024 Uniform Mechanical Code with necessary California amendments, is adopted by reference as the Mechanical Code of the City of Belmont. The Office of the City Clerk is directed to maintain a copy of the 2025 CMC.

SECTION 28. BCC SECTION 7-53 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-53 is amended to read as follows:
151

Sec. 7-53 2025 CMC Appendix Chapters Adopted
(a) The following Appendix Chapters of the 2025 California Mechanical Code are adopted:
(none).
(b) The remaining Appendix Chapters are not adopted unless adopted by a state agency for application to occupancies subject to that agency's jurisdiction.

SECTION 29. BCC SECTION 7-54 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-54 is amended to read as follows:

Sec. 7-54 2025 CMC Chapter 1, Division II Adopted with Amendments (a) Except for the sections set forth in subsection (b), the requirements reproduced in Chapter 1, Division II of the 2025 California Mechanical Code are adopted by reference, and govern the administration of the Belmont Mechanical Code. References to model codes in the adopted sections mean the corresponding California Codes as adopted by the City of Belmont. (b) The following sections of Chapter 1, Division II of the 2025 California Mechanical Code are not adopted unless adopted by a state agency: 101, 102.1, 103.2, and 106.3.

SECTION 30. BCC SECTION 7-55 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-55 is amended to read:

Sec. 7-55 Numbering of Amendments to 2025 CMC
The 2025 California Mechanical Code is amended as provided in Section 7-55.T104.5. The number to the right of the decimal point in these sections corresponds to the section in the 2025 California Mechanical Code that is amended.

SECTION 31. BCC SECTION 7-55.T104.5 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-55.T104.5 is amend to read:

Sec. 7-55.T104.5 Amendment of 2025 CMC Table 104.5 (Mechanical Permit Fees)
Table 104.5 of the 2025 California Mechanical Code is amended to read:

Table 104.5. Mechanical permit fees are as set forth on the City's Master Fee Schedule.

SECTION 32. BCC SECTION 7-62 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-62 is amended to read as follows:

Sec. 7-62 2025 California Plumbing Code Adopted
The building standards in the 2025 California Plumbing Code (CPC), California Code of Regulations, Title 24, Part 5, adopting the 2024 Uniform Plumbing Code with necessary 152

California amendments, is adopted by reference as the Plumbing Code of the City of Belmont, California. The Office of the City Clerk is directed to maintain a copy of the 2025 CPC.

SECTION 33. BCC SECTION 7-63 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-63 is amended to read as follows:

Sec. 7-63 2025 CPC Appendix Chapters Adopted
(a) The following appendix chapters of the 2025 California Plumbing Code are adopted:
(none).
(b) The remaining appendix chapters are not adopted unless adopted by a state agency for application to occupancies subject to that agency's jurisdiction.

SECTION 34. BCC SECTION 7-64 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-64 is amended to read as follows:

Sec. 7-64 2025 CPC Chapter 1, Division II Adopted with Amendments (a) Except for the sections set forth in subsection (b), the requirements reproduced in Chapter 1, Division II of the 2025 California Plumbing Code are adopted by reference, and govern the administration of the Belmont Plumbing Code. References to model codes in the adopted sections mean the corresponding California Codes as adopted by the City of Belmont. (b) The following sections of Chapter 1, Division II of the 2025 California Plumbing Code are not adopted unless adopted by a state agency: 101, 102.1, 103.2, and 106.2 and 106.3.

SECTION 35. BCC SECTION 7-65 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-65 is amended to read:

Sec. 7-65 Numbering of Amendments to 2025 CPC
The 2025 California Plumbing Code is amended as provided in Sections 7-65.T104.5 and 7-

65.609.10. The number to the right of the decimal point in these sections corresponds to the section in the 2025 California Plumbing Code that is amended.

SECTION 36. BCC SECTION 7-65.T104.5 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-65 T104.5 is added to read:

Sec. 7-65.T104.5 Amendment of 2025 CPC Table 104.5 (Plumbing Permit Fees) Table 104.5 of the 2025 California Plumbing Code is amended to read:

Table 104.5. Plumbing permit fees are as set forth on the City's Master Fee Schedule.

SECTION 37. BCC SECTION 7-65.609.10.2 AMENDED
153

Effective January 1, 2026, Belmont City Code Section 7-65.609.10.2 is amended to read:

Sec. 7-65.609.10.2 Addition of Section 609.11.2 to 2025 CPC Section 609.11.2 is added to the 2025 California Plumbing Code to read:
609.11.2 Section 609.11 applies to all occupancies including HCD 1 and 2.

SECTION 38. BCC SECTION 7-70 AMENDED
Effective January 1, 2026, Belmont City Code Section 7-70 is amended to read:

Sec. 7-70 Ratification of Fire Code as adopted and amended by San Mateo Consolidated Fire Department
The adoption of the 2025 California Fire Code with local amendments by San Mateo Consolidated Fire Department Ordinance 2025-003 as the Fire Code for that joint powers authority exercising the power of the Belmont Fire Protection District and providing fire protection to the City of Belmont is hereby ratified by the City of Belmont in accordance with Health and Safety Code Section 13869.7 and applies throughout the city as the fire code of the city.

SECTION 39. BCC § 7-71 REPEALED
Belmont City Code Section 7-71 is repealed.

SECTION 40. BCC CHP 7, ART. IV, DIV. 11 ADDED
Effective January 1, 2026, Division 11 is added to Belmont City Code Chapter 7, Article IV beginning with section 7-100 to read:

DIVISION 11 – WILDLAND URBAN INTERFACE CODE
Sec. 7-100 2025 California Wildland-Urban Interface Code Adopted The 2025 California Wildland-Urban Interface Code (CWC), California Code of Regulations, Title 24, Part 7, adopting the 2024 International Wildland Urban Interface Code with necessary California amendments, is adopted by reference as the Wildland-Urban Interface Code of the City of Belmont and may be referred to as the Wildland Code. The Office of the City Clerk is directed to maintain a copy of the 2025 CWC.

Sec. 7-101 2025 CWC Appendix Chapters Adopted
(a) The following Appendix Chapter of the 2025 California Wildland Urban Interface Code is adopted: (none).
(b) The remaining Appendix Chapters are not adopted unless adopted by a state agency for application to occupancies subject to that agency's jurisdiction. 154

Sec. 7-102 2025 CWC Chapter 1, Division II Adopted with Amendments (a) Except for the sections set forth in subsection (b), the requirements reproduced in Chapter 1, Division II of the 2025 California Wildland Urban Interface Code are adopted by reference, and govern the administration of the Belmont Wildland Code. References to model codes in the adopted sections mean the corresponding California Codes as adopted by the City of Belmont.
(b) The following sections of Chapter 1, Division II of the 2025 California Wildland Urban Interface Code are not adopted unless adopted by a state agency for application to occupancies subject to that agency's jurisdiction: 101.1, 101.4, 103, 104.7, 104.7.1, 104.7.2, 104.7.3, 104.7.4, 104.7.5, 104.8, 104.8.1, 109.3.7, and 112.3.

Sec. 7-103 Numbering of Amendments to 2025 CWC
The 2025 California Wildland-Urban Interface Code is amended as provided in Sections 7- 103.202, 7-103.303, and 7-103.603. The number to the right of the decimal point in these sections corresponds to the section in the 2025 California Building Code that is amended.

Sec. 7-103.202 Amendment of 2025 CWC Section 202 (Definitions) Section 202 of the 2025 California Wildland Urban Interface Code is amended by the addition of the following definitions. All other definitions in section 202 remain and are unchanged:

Section 202 - Definitions.

HAZARDOUS TREE. A tree that is dead or otherwise poses a fire hazard as defined in California Code of Regulations Title 19, Section 3.14. A tree is not deemed hazardous based solely because of its species.

IMPORTANT STRUCTURE. A building that is considered not expendable in an exposure fire.

Sec. 7-103.303 Amendment of 2025 CWC by Addition of Section 303 (Local Wildland-Urban Interface Areas)
Section 303 is added to the 2025 California Wildland Urban Interface Code to read:
303. Local Wildland Urban Interface Areas. Areas recommended by the State Fire Marshal and designated by the City of Belmont as a moderate, high or very high fire hazard severity zone are wildland urban interface areas. Buildings and structures within all wildland urban interface areas must comply with the requirements of the 2025 California Wildland-Urban Interface Code applicable to very high fire hazard severity zones.

Sec. 7-103.603 Amendment of 2025 CWC by Addition of Section 603 (Vegetation Plan)
Section 603 of the 2025 California Wildland Urban Interface Code is amended to read:
155

603.1 through 603.4.1 {CWC text not modified}
603.4.2 Trees.

Trees shall be managed as follows within the 30-foot zone (9144 mm) of a structure:

1. New trees shall be planted and maintained so that the tree’s dripline at maturity is a minimum of 10 feet (3048 mm) from any combustible structure.

2. The horizonal distance between crowns of new trees and the crowns of adjacent trees shall not be less than 10 feet (3048 mm).

3. Existing trees shall be trimmed to provide a minimum separation of 10 feet (3048 mm) away from chimney and stovepipe per California Code of Regulations Title 14, Section 1299.03.

4. Hazardous trees must be removed if they are within 100 feet of any important structure.
603.4.2.1 Nonfire-smart vegetation. New trees not classified as fire-smart vegetation, such as conifers, palms, pepper trees and eucalyptus species, shall be permitted provided the tree is planted and maintained so that the tree’s drip line at maturity is a minimum 30 feet (9144 mm) from any combustible structure. Nothing in this section is intended to prevent the planting of any species.
603.4.2.2 Tree within defensible space.

Trees are allowed within the defensible space, provided that the horizontal distance between crowns of adjacent trees and crowns of trees and structures, overhead electrical facilities or unmodified fuel is not less than 10 feet (3048 mm). Trees shall be maintained alive. Hazardous trees must be removed as provided in 603.4.2.

SECTION 41. BCC CHP 7, ART X REPEALED
Belmont City Code Chapter 7, Article X (Enforcement) is repealed, including sections 7-301, 7- 302, and 7-303.

SECTION 42. BCC CHP 7, ART X ADDED
Belmont City Code Chapter 7, Article X (Fire Hazard Severity Zones) is added beginning with section 7-301 to read:

Sec. 7-301 Fire Hazard Severity Zones
The moderate, high, and very high fire hazard severity zones within the boundaries of the city of Belmont as recommended by the Office of the State Fire Marshal under Government Code Section 51178 are designated fire hazard severity zones as classified and recommended by the State Fire Marshal.

SECTION 43. SEVERABILITY
156

If any section, subsection, sentence, clause or phrase of this Ordinance is for any reason held by a court of competent jurisdiction to be invalid, such a decision does not affect the validity of the remaining portions of this Ordinance. The City Council of the City of Belmont declares that it would have passed this Ordinance and each section or subsection, sentence, clause and phrase thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses or phrases be declared invalid.

SECTION 44. EFFECTIVE DATE.
* * *
This Ordinance takes effect and will be enforced 30 days after its adoption.

The City Council of the City of Belmont, California introduced the foregoing ordinance, on [insert date], 2025 and adopted the ordinance at a regular meeting held on [insert date], 2025 by the following vote:

Ayes:

Noes:

Absent:

Abstain:

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

City Attorney
157

ORDINANCE NO. ________

AN ORDINANCE OF THE BELMONT FIRE PROTECTION DISTRICT RATIFYING SAN MATEO CONSOLIDATED FIRE DEPARTMENT ORDINANCE 2025-003 ADOPTING AND AMENDING THE 2025 CALIFORNIA FIRE CODE AND 2025

CALIFORNIA WILDLAND URBAN INTERFACE CODE WITH LOCAL

AMENDMENTS AND DESIGNATING FIRE HAZARD SEVERITY ZONES

THE BOARD OF DIRECTORS OF THE BELMONT FIRE PROTECTION DISTRICT DOES ORDAIN AS FOLLOWS:

SECTION 1. SAN MATEO CONSOLIDATED FIRE DEPARTMENT ORDINANCE 2025- 003 RATIFIED
The adoption of the 2025 California Fire Code with local amendments and the 2025 WildlandUrban Interface Code with local amendments by San Mateo Consolidated Fire Department Ordinance 2025-003 as the Fire Code and Wildland-Urban Interface Code for that joint powers authority exercising the power of the Belmont Fire Protection District and providing fire protection to unincorporated areas within the District’s jurisdictional boundaries is hereby ratified by the District and applies throughout the unincorporated areas of the District.

SECTION 2. FIRE HAZARD SEVERITY ZONES.

The moderate, high, and very high fire hazard severity zones within the boundaries of the Belmont Fire Protection District as recommended by the Office of the State Fire Marshal under Government Code Section 51178 are designated fire hazard severity zones as classified and recommended by the State Fire Marshal.

SECTION 3. EFFECTIVE DATE.

This Ordinance takes effect and will be enforced 30 days after its adoption and is operative no sooner than January 1, 2026.

SECTION 4. PUBLICATION AND POSTING
The Board Secretary has caused to be published a summary of this ordinance, prepared by the Board Attorney under Government Code Section 25124, subdivision (b), once, in a newspaper of general circulation printed and published in San Mateo County and circulated in the Belmont Fire Protection District, at least five days before the date of adoption. A certified copy of the full text of the ordinance was posted in the office of the Board Secretary since at least five days before this date of adoption. Within 15 days after adoption of this ordinance, the Board Secretary must cause the summary of this ordinance to be published again with the names of those Board members voting for and against the ordinance; and the Board Secretary must maintain in the office of the Board Secretary a certified copy of the full text of this adopted ordinance with the names of those Board members voting for and against the ordinance.
* * *
158

This ordinance was introduced before the Board of Directors of the Belmont Fire Protection District at the regular meeting of the Board held on October 28, 2025 and finally adopted at a regular meeting of the Board held on November 25, 2025 by the following vote:

Ayes:

Noes:

Absent:

Abstain:

ATTEST:

Board Secretary Board Chair
APPROVED AS TO FORM:

District Counsel
159

Revise Maximum Rates for Solid Waste Collection Services for Calendar Year 2026 - Staff Report.docx

STAFF REPORT
Meeting Date: November 25, 2025
Agency: City of Belmont
Staff Contact: Edric Kwan, Public Works, (650) 595-7459, [email protected] Alberto Espinoza, Public Works, (650) 595-7465, [email protected] Agenda Title: Revise Maximum Rates for Solid Waste Collection Services for Calendar Year 2026 Agenda Action: Resolution
Recommendation
Adopt a resolution revising the maximum rates that may be charged by Recology of San Mateo County for solid waste, recyclable materials, and organic materials collection services effective January 1, 2026.

Strategic Focus Area
Fiscal and Organizational Sustainability
Background
Recology of San Mateo County (Recology) provides solid waste, recyclable materials, and organic materials collection services in the City of Belmont under a 15-year franchise agreement between Recology and the City ending in 2035. Recology sets its own rates for collection services under the franchise agreement, but Recology may not charge Belmont residential and commercial customers more than the maximum rates approved by the City Council. This rate setting process is particular to Belmont.

Belmont is a member of the South Bayside Waste Management Authority (Rethink Waste). The Authority assists member agencies with various matters related to the collection and disposal of wastes and recyclables, including the selection of a collection services provider (Recology) serving all members and the development of a model franchise agreement. Unlike the compensation provisions in the other members’ franchise agreements with Recology, Belmont’s agreement is based on a maximum rate formula that limits what Recology may charge and is not subject to a revenue reconciliation process at the end of each rate year.

Public Participation
In order to promote public participation in setting the maximum rates, Section 11.09 of the franchise agreement contemplates that the City will follow the notice and protest hearing procedures of Proposition 218 as set forth in California Constitution Article XIIID, Section 6(a), and Government Code Section 53755. Those procedures require mailing a notice of a public hearing on the setting of maximum rates to solid waste customers (Attachment D) at least forty-five days before the hearing. Belmont customers and property owners may submit written protests against the proposed rates and may do so by mail or in person to the City Clerk no later than the conclusion of the public hearing. If written protests against the rate changes are presented by owners of a majority of the affected parcels, the City Council may not impose the new maximum rates.
160

Revise Maximum Rates for Solid Waste Collection Services for Calendar Year 2026 - Staff Report.docx On September 9, 2025, the City Council adopted Resolution No. 2025-62 stating its intent to revise the maximum rates for 2026 and set the public hearing for November 25, 2025.

Analysis
The maximum rates that Recology may charge for scheduled and additional services are determined by a formula described in Article 11 of the franchise agreement. In simple terms, the formula takes the existing maximum rates and multiplies each rate by an ‘adjustment multiplier’. The adjustment multiplier is essentially a cost index with three principal adjustment components: changes in the consumer price index or “CPI” for certain cost elements that make up the Base Contractor Compensation, changes in passthrough disposal costs and agency payments, and performance incentive/disincentive adjustments.

The sum of all the adjustments is the Total Target Revenue for that year. Each year, Recology submits information and calculations for the adjustments and proposes changes to the maximum rates based on the information and calculations. City staff and the City’s solid waste consultant, HDR Engineering Inc. (HDR), then analyze Recology’s submissions for accuracy and consistency with the franchise agreement.

Recology is proposing total contractor compensation of $10,082,879 for calendar year 2026. The percentage change between the 2026 total target revenue of $10,082,879 and the 2025 target revenue of $9,938,659 results in the adjustment multiplier rate of 1.45%, which is consistent with methodology of the Agreement. The adjustment multiplier rate of 1.45% is the proposed 2026 rate increase to the residential and commercial carts and bins and it accounts for CPI cost increases such as labor costs, fuel, general expenses, SB 1383 program implementation, depreciation, interests, incentives and disincentives, direct costs components, and agency payments.

HDR has prepared the attached report (Attachment C), which provides the basis of City’s review of the rate adjustment application and the accompanying maximum rate schedules submitted by Recology conforming to the requirements of the franchise agreement.

Residential Rates
Recology charges a flat monthly rate per cart size. Residential service is comprised of four different cart sizes which range from 20 gallons to 96 gallons. Table 1 is a summary of the present and calculated maximum residential solid waste rates for the for the different cart sizes. The price per cart size is projected to increase by 1.45% for all cart sizes.
-----Intentionally Left Blank------
161

Revise Maximum Rates for Solid Waste Collection Services for Calendar Year 2026 - Staff Report.docx Table 1
Summary of the Present and Calculated Maximum Residential Solid Waste Rates (Regularly Scheduled - $/Month)

RESIDENTIAL CARTS
Present Calculated
Monthly Maximum $/Month
Schedule Schedule Description Rate 2026 Rate Change
R20G Residential Waste - 20 Gallons $41.03 $41.62 $0.59 R32G Residential Waste - 32 Gallons 48.95 49.66 0.71
R64G Residential Waste - 64 Gallons 96.36 97.76 1.40
R96G Residential Waste - 96 Gallons 144.54 146.64 2.10
Commercial Rates
Commercial customers have similar service to residential customers, but they have the option to adjust the number of pickups per week. In 2026, commercial rate schedules are projected to increase by 1.45%.

To see a complete listing of all commercial rates please see the attached Resolution. Table 2 below is a summary of the calculated maximum commercial solid waste rates for 2026 by cart size. Some minor rounding of the rates may occur for purposes of ease of administration.

Table 2
Summary of Calculated Maximum Commercial Solid Waste Rates (By Gallon Cart Size; Regularly Scheduled - $/Month)
162

Revise Maximum Rates for Solid Waste Collection Services for Calendar Year 2026 - Staff Report.docx Some commercial customers have larger bins which range in size from 1 yard to 6 yards. Commercial waste customers also have the option of different levels of service and can select the number of pick-ups per week. Table 3 is a summary of the calculated maximum commercial solid waste rates for 2026 for the larger bin sizes. It is projected that the rates (Schedule L) will increase by 1.45% for all bin sizes.

Table 3
Summary of Calculated Maximum Commercial Solid Waste
Rates (By Bin Size in Yards; Regularly Scheduled - $/Month) 163

Revise Maximum Rates for Solid Waste Collection Services for Calendar Year 2026 - Staff Report.docx Additional Services
Recology also provides several “additional services” that are not considered regularly scheduled services. Those miscellaneous charges are itemized in Exhibit A, Attachment Q of the attached Resolution. In summary, an overall CPI rate increase of 1.27% is calculated for “additional services”.

However, these services are elected by the customers and does not apply to the vast majority of Belmont residents.

Alternatives

1. Take no action.

2. Direct staff to adjust rates differently while meeting the revenue requirements in accordance with the franchise agreement.

Attachments
A. Resolution
B. Recology 2025 Rate Application
C. HDR Report
D. Proposition 218 Notice
Fiscal Impact
☐ No Fiscal Impact
☒ Funding Source Confirmed:

If approved, the maximum rate schedules listed under Exhibit A of the Resolution will become effective January 1, 2026, and will cover the solid waste program's revenue requirements. 164

Revise Maximum Rates for Solid Waste Collection Services for Calendar Year 2026 - Staff Report.docx Source: Purpose: Public Outreach:

Staff Statutory/Contractual Requirement Posting of Agenda * 45-day notice mailed to customers as required under Proposition 218

165

RESOLUTION NO. 2025 –

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT REVISING

THE MAXIMUM RATES FOR SOLID WASTE, RECYCLABLE MATERIALS, AND ORGANIC MATERIALS COLLECTION SERVICES EFFECTIVE JANUARY 1, 2026 WHEREAS, Recology San Mateo County (Recology) provides solid waste, recyclable materials, and organic materials collection services in the City of Belmont under a franchise agreement with the City; and,
WHEREAS, the franchise agreement provides for an annual review of the maximum rates that Recology may charge Belmont residential and commercial customers; and, WHEREAS, Recology provided the City a letter and detailed worksheet outlining their calculation of the maximum rates for 2026; and,
WHEREAS, on September 9, 2025, the City Council adopted a resolution stating the City’s intention to adjust the maximum rates that may be charged for solid waste, recyclable materials, and organic materials collection services effective January 1, 2026, and setting the date of the public hearing for November 25, 2025.

NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:

SECTION 1. The City Council approves the maximum rates proposed by Recology as set forth in Exhibit A to this resolution.

SECTION 2. The City Council finds that:
(a) The City followed the procedures in California Constitution Article XIIID, Section 6 in approving the maximum rates.
(b) The rates approved by this Resolution do not exceed the amounts permissible under Article XIIID if that article applied, and the solid waste charge is not a tax. (c) A majority protest, as defined Article XIIID, Section 6(b) does not exist with respect to the revision of the schedule of solid waste maximum rates. (d) Although the City Council, in the interest of public participation, has chosen as a matter of policy to follow the procedures set forth in Article XIIID, nothing in this Resolution is interpreted as an admission by the City that the provisions of Article XIIID apply to the actions taken herein. The City Council would take the action set forth in Section 1 of this Resolution regardless of whether Article XIIID applies to the action. * * *
166

ADOPTED November 25, 2025 by the City of Belmont City Council by the following vote:

Ayes:

Noes:

Absent:

Abstain:

ATTEST:

City Clerk Mayor
APPROVED AS TO FORM:

City Attorney
167

Exhibit A to Resolution
Attachment L
Maximum Rate Schedule
Effective January 1, 2026 to December 31, 2026
Monthly Rate
20 32 64 96
1 Pickup Per Week $41.62 $49.66 $97.76 $146.64
Residential customers are billed based on their Garbage Cart size.

The monthly rate above includes the following:

One (1) Garbage Cart provided to customer
Curbside Household Hazardous Waste Collection
One (1) 64-Gallon Recycling Cart and (1) 96-Gallon Yard Waste Cart

RESIDENTIAL CARTS
Cart Size (in Gallons)
168

Attachment L
Maximum Rate Schedule
Effective January 1, 2026 to December 31, 2026
Monthly Rate
20 32 64 96
1 $53.11 $58.96 $114.03 $164.82
2 109.25 121.40 230.09 337.61
3 162.66 180.70 349.12 512.34
4 223.31 248.12 469.42 693.04
5 282.54 313.91 596.69 876.18
6 353.52 392.78 727.13 1,102.92
7 430.65 478.48 851.22 1,286.73
The monthly rate above includes the following:

One (1) Garbage Cart
Recycling Cart
32 64 96
1 $41.30 $79.84 $115.37
2 84.97 161.06 236.32
3 126.49 244.37 358.64
4 173.70 328.62 485.11
5 219.74 417.69 613.33
6 274.98 508.95 772.03
7 334.96 595.85 900.71
Note: Organics containers are charged at seventy percent (70%) of the similar Garbage commercial cart rate above container size and service levels for Garbage, representing a thirty percent (30%) discount
Cart Size (in Gallons)
# of Pickups Per Week

COMMERCIAL CARTS
Cart Size (in Gallons)
# of Pickups Per Week

COMMERCIAL CARTS ORGANICS
169

Attachment L
Maximum Rate Schedule
Effective January 1, 2026 to December 31, 2026
Monthly Rate
1 2 3 4 6
1 $276.56 $556.31 $839.01 $1,145.33 $1,761.44
2 563.07 1,121.76 1,688.15 2,310.45 3,572.46
3 854.47 1,692.54 2,542.27 3,475.61 5,370.01
4 1,149.29 2,267.48 3,398.93 4,654.01 7,152.28
5 1,446.46 2,850.54 4,258.56 5,837.38 8,959.93
6 1,805.26 3,365.24 5,169.70 7,069.85 10,831.77
7 2,129.98 3,985.54 6,087.20 8,328.11 12,686.54
The monthly rate above includes the following:

One (1) Garbage Bin
Recycling container at customer's requested size
1 2 3 4 6
1 $193.61 $389.43 $587.29 $801.74 $1,233.01
2 394.13 785.21 1,181.74 1,617.32 2,500.73
3 598.12 1,184.79 1,779.60 2,432.91 3,759.00
4 804.50 1,587.23 2,379.26 3,257.81 5,006.60
5 1,012.53 1,995.35 2,980.98 4,086.15 6,271.96
6 1,263.69 2,355.66 3,618.79 4,948.94 7,582.22
7 1,491.00 2,789.89 4,261.04 5,829.68 8,880.57
Note: Organics containers are charged at seventy percent (70%) of the similar garbage container size above and service level for garbage, representing a thirty percent (30%) discount
Bin Size (in Cubic Yards)
# of Pickups Per Week

COMMERCIAL BINS ORGANICS

COMMERCIAL BINS
Bin Size (in Cubic Yards)
# of Pickups Per Week
170

Attachment L
Maximum Rate Schedule
Effective January 1, 2026 to December 31, 2026
Monthly Rate
171

Schedule Q
Additional Services (Continued)
No. Additional Service Category Reference Agency-Approved Maximum Rate Description 1 Single-Family Dwelling Backyard
Collection Service
Section 5.02.A See Maximum Rate in the table at
the end of this Attachment
See Maximum Rate in the table at the
end of this Attachment
2 Long Distance Service for MFD,
Mixed Use, and Commercial
Accounts (Note: only applicable
to Containers with wheels)
Section 5.02.B,

5.02.C; 8.02 B
A - No more than 10% of base
monthly Maximum Rate of the
Collection Rate for each Container
requiring Long Distance Service
B - 25% of base monthly Rate of the
Collection Rate for each Container
requiring Long Distance Service
A - Distance greater than 50 feet and less
than or equal to 100 feet
B - Distance greater than 100 feet
Distance shall be measured from the
face of the curb, or from the edge of the
roadway nearest the closest edge of the
Container, if there is no curb.

No. Additional Service Category Reference Agency-Approved Maximum Rate Description 3 Container Relocation Service Section 5.02.B and

8.02.B
A - 12% of base monthly Rate of the
Collection Rate for each Container
requiring Container Relocation
Service
B - 27% of base monthly Rate of the
Collection Rate for each Container
requiring Container Relocation
Service
A - Distance greater than 50 feet and less
than or equal to 100 feet
B - Distance greater than 100 feet
Distance shall be measured from the
face of the curb, or from the edge of the
roadway nearest the closest edge of the
Container, if there is no curb.
4 On-Call, Pick-up for SFD, MFD,
Mixed Use, and Commercial
Customers
Section 5.02.A,

5.02.B, and 5.02.C
25% of the base monthly Rate for
the size of Container Collected
once per week.

Per Collection event per Container for
Collection requested by Customer
172

Schedule Q
Additional Services (Continued)
No. Additional Service Category Reference Agency-Approved Maximum Rate Description 5 Return Trip (SFD, MFD, Mixed
Use, or Commercial)
Sections

5.02.A, B, C;

5.03.A, B, C;

5.04.A, B, C
$21.19 for SFD
$21.19 for Commercial, Mixed Use,
and MFD
Per Collection event (i.e. request to
return and provide Collection service
after the Customer failed to properly set
out their Container(s) for regularly
scheduled Collection)
6 Additional Targeted Recyclable
Materials or Organic Materials
Cart Service for SFD
Sections

5.03.A and

5.04.A
$1.39 per Recycling Cart
$4.21 per Organic Materials Cart
Per Cart month (any Cart size). Six month
minimum charge required. Includes onetime Cart delivery upon start of service and removal of Cart when service is
discontinued by Customer.
7 Additional On-Call Bulky Item
Collection
Sections

5.05,

5.06 $115.18 Per Bulky Item Collection event (in
addition to the events provided at no
charge to Customer pursuant to Section

5.12)
8 Collect Contaminated Targeted
Recyclable Materials or Organic
Materials Container
Section 6.03.A and

8.02.F
25% of base monthly Solid Waste
Rate for the size of Container
Collected once per week plus
Return Trip Fee if applicable
Per Collection event for Container with
Contamination Level greater than the
maximum level pursuant to Table 1 in
Section 6.02.B
9 Lock Service (Key Service) Section 8.02.B A - $12.00 per usage B - $13.41 per usage
Monthly cost:

A-Residential Customers
B-Commercial Customers
10 Lock Purchase Section 8.02.B $24.01 per lock Per lock No. Additional Service Category Reference Agency-Approved Maximum Rate Description 11 Overage Service Section 8.02.G 100% of the base monthly Solid Waste Collection Rate
Per Collection event (after the first two
events)
12 Overage Bags Cost Section 8.02.G 50% of the base monthly Solid Waste Collection Rate or $11.28
minimum
Per bag
13 Container Cleaning Service Section 8.05.D A - $70.62 B - $120.05
A - per Cart
B - per Bin or Drop-Box Charge only
applies to cleaning or Container
exchange in addition to the service to be
provided at no charge to the Customer
pursuant to Section 8.05.D.
14 Dirty Cart Replacement
(Exchange) Service
Section 8.05.D A - $91.80
B - $105.93
C - $120.05
A - per 32 gallon Cart
B - per 64 gallon Cart
C - per 96 gallon Cart
Charge only applies to cleaning or
Container exchange in addition to the
service to be provided at no charge to
the Customer pursuant to Section

8.05.D.
15 Additional Confidential
Document Destruction Service
Event
Section 5.07 $1,694.72 Per event
173

Schedule Q
Additional Services (Continued)
No. Additional Service Category Reference Agency-Approved Maximum Rate Description 16 Additional Compost Material
Delivery
Section 5.11 A - $176.52 per delivery
B - $353.08 per delivery
A - "One-way" only delivery by
Contractor where Contractor delivers to
and unloads compost at an Agencyapproved location
B - "Round-trip" delivery by Contractor
where Contractor delivers compost in a
Drop Box to an Agency-approved
location and returns at a later time or
date to pick up the Drop Box and any
remaining compost (charge includes the
delivery of and later pick-up of the Drop
Box)
17 Community Drop-Off Events Section 5.13 $28,810.47 per event or day Per event or day targeting 5,000 households. Does not include disposal
or public education expenses.

No. Additional Service Category Reference Agency-Approved Maximum Rate Description 18 Collection for Agency-Sponsored
and Non-Agency Sponsored
Community Events
Section 5.08 A - $4,236.82
B - $7,061.38
C - $10,592.08
A - One day event with a projected 2,500
or fewer attendees
B - One (1) or two (2) day events with a
projected 2,501 to 7,500 attendees per
day
C - One (1) or two (2) day events with a
projected 7,501 to 10,000 attendees per
day
174

Schedule Q
Additional Services (Continued)
Distance from Curb** One (1) Solid
Waste Cart
Two (2) Solid
Waste Carts
Three (3) Solid
Waste Carts
Four (4) Solid
Waste Carts
Distance <= 50 feet $25.40 $40.54 $81.14 $121.68
50 < Distance <= 100 feet 29.66 44.81 85.36 125.93
100 < Distance <= 150 feet 33.87 49.03 89.57 130.16
150 < Distance <= 200 feet 38.14 53.28 93.82 134.42
200 < Distance <= 250 feet 42.36 57.50 98.08 138.65
250 < Distance <= 300 feet 46.60 61.73 102.31 142.86
300 < Distance <= 350 feet 50.85 65.97 106.56 147.09
Each additional 50 foot
increment over 350 feet
** Distance shall be measured from the face of the curb, or from the edge of the roadway nearest the closest edge of the Cart, if there is no curb.

Backyard Collection Service Charge for Single Family Dwellings (Section 5.02.A)
Amount equal the difference between the Charge for 250 to 300 feet and 300 to 350 feet
* Backyard Collection Service Charges are charges added to the base monthly rate for SingleFamily Collection service, and cover the provision of Backyard Collection Service for all Customer's Solid Waste, Recyclable Materials, and Organic Materials Carts. 175
© 2016 HDR, Inc., all rights reserved.

Proposed 2026
Solid Waste Rates
November 25, 2025
176
Overview of the Presentation
2 Review Franchise Agreement and
Rate Setting Process
Review of 2026 Rate Application
Proposed 2026
Schedule L and Schedule Q Rates
177
 Rate Year 2026 is the sixth year of the amended and
extended Agreement
 Rate setting process:
o Each July, Recology calculates the “maximum rates”
for scheduled and additional services
o Recology’s data and information is independently
audited
o City and HDR independently review calculations of “maximum rates” o City adopts solid waste rates that do not exceed the Contractor’s calculated “maximum” rates
 The calculation of “maximum rates” is formula-driven and specified in Section 11 of the Agreement
Overview of Franchise Agreement and Rate Setting Process 3 178
Rate Year 2026 Application
4  Base Contractor’s increase 0.92%
o Base contractor “component” CPI
index adjustments
 Pass-Through increase 2.03%
o Disposal and Agency costs
 2026 Adjustment Multiplier
o (2026 Total Target Revenue ÷
2025 Total Target Revenue) - 1 = 1.45%
o Summary of components to 2026 rates
179
Belmont History of Solid Waste Rates by Component
5 180
Proposed 2026 Residential Rates By Cart Size ($/Month)
6 6
Schedule Schedule Description
Present
Rates
Proposed
2026 Rates
$ / Month
Change
R20G Residential Waste – 20 Gallons $41.03 $41.62 $0.59 R32G Residential Waste – 32 Gallons 48.95 49.66 0.71
R64G Residential Waste – 64 Gallons 96.36 97.76 1.40
R96G Residential Waste – 96 Gallons 144.54 146.64 2.10
181
Overview of Schedule Q (Additional Services)
Calculations of “Maximum” Rates
7  Schedule Q is related to additional services (e.g., extra pickup, community drop-off events, etc.)
 Schedule Q uses a different rate index than Schedule L for its annual adjustments
 Schedule Q is adjusted annually by CPI-U General formula o 2025 calculation for 2026 rates = (April 2025 CPI-U/April 2024 CPI-U = % adjustment)
 2026 rate is a 1.27% increase over 2025 rates
182
Recommendation and Council Discussion
8  HDR and the City have independently reviewed the study and concluded that the resulting maximum rates for 2026 were calculated in a manner consistent with the Agreement
o Schedule L – Maximum rate adjustment multiplier is 1.45% o Schedule Q – Additional Services are proposed to increase by the CPI-U General calculation of 1.27%
 HDR would recommend:
o The City move forward with the adoption of the proposed 2026 rates • If no majority protest
183
Proposed 2026
Schedule L and
Schedule Q Rates
184
Proposed 2026 Residential Rates By Cart Size ($/Month)
10 20 32 64 96
1 Pickup Per Week $41.62 $49.66 $97.76 $146.64
Residential customers are billed based on their Garbage Cart size.

The monthly rate above includes the following:

One (1) Garbage Cart provided to customer
Curbside Household Hazardous Waste Collection
One (1) 64-Gallon Recycling Cart and (1) 96-Gallon Yard Waste Cart

RESIDENTIAL CARTS
Cart Size (in Gallons)
185
Proposed 2026 Commercial Waste Cart Rates By Cart Size
and Number of Pickups ($/Month)
11 20 32 64 96
1 $53.11 $58.96 $114.03 $164.82
2 109.25 121.40 230.09 337.61
3 162.66 180.70 349.12 512.34
4 223.31 248.12 469.42 693.04
5 282.54 313.91 596.69 876.18
6 353.52 392.78 727.13 1,102.92
7 430.65 478.48 851.22 1,286.73
The monthly rate above includes the following:

One (1) Garbage Cart
Recycling Cart

COMMERCIAL CARTS
Cart Size (in Gallons)
# of Pickups Per Week
186
Proposed 2026 Commercial Organics Cart Rates By Cart
Size and Number of Pickups ($/Month)
12 32 64 96
1 $41.30 $79.84 $115.37
2 84.97 161.06 236.32
3 126.49 244.37 358.64
4 173.70 328.62 485.11
5 219.74 417.69 613.33
6 274.98 508.95 772.03
7 334.96 595.85 900.71
Note: Organics containers are charged at seventy percent (70%) of the similar Garbage commercial cart rate above container size and service levels for Garbage, representing a thirty percent (30%) discount
# of Pickups Per Week

COMMERCIAL CARTS ORGANICS
Cart Size (in Gallons)
187
Proposed 2026 Commercial Waste Bin Rates By Bin Size
and Number of Pickups ($/Month)
13 1 2 3 4 6
1 $276.56 $556.31 $839.01 $1,145.33 $1,761.44
2 563.07 1,121.76 1,688.15 2,310.45 3,572.46
3 854.47 1,692.54 2,542.27 3,475.61 5,370.01
4 1,149.29 2,267.48 3,398.93 4,654.01 7,152.28
5 1,446.46 2,850.54 4,258.56 5,837.38 8,959.93
6 1,805.26 3,365.24 5,169.70 7,069.85 10,831.77
7 2,129.98 3,985.54 6,087.20 8,328.11 12,686.54
The monthly rate above includes the following:

One (1) Garbage Bin
Recycling container at customer's requested size

COMMERCIAL BINS
Bin Size (in Cubic Yards)
# of Pickups Per Week
188
Proposed 2026 Commercial Organics Bin Rates By Bin Size and Number of Pickups ($/Month)
14 1 2 3 4 6
1 $193.61 $389.43 $587.29 $801.74 $1,233.01
2 394.13 785.21 1,181.74 1,617.32 2,500.73
3 598.12 1,184.79 1,779.60 2,432.91 3,759.00
4 804.50 1,587.23 2,379.26 3,257.81 5,006.60
5 1,012.53 1,995.35 2,980.98 4,086.15 6,271.96
6 1,263.69 2,355.66 3,618.79 4,948.94 7,582.22
7 1,491.00 2,789.89 4,261.04 5,829.68 8,880.57
Note: Organics containers are charged at seventy percent (70%) of the similar garbage container size above and service level for garbage, representing a thirty percent (30%) discount
Bin Size (in Cubic Yards)
# of Pickups Per Week

COMMERCIAL BINS ORGANICS
189
Proposed 2026 Compactor Rates By Type and Number of
Pickups ($/Month)
15 1 2 3 4 5 6 7
Commercial Waste 3 Yard Compactor $2,014.69 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Commercial Waste 1.5 Yard Compactor $1,007.50 $2,015.01 $3,022.51 $4,030.02 $5,037.52 $6,045.03 $7,052.53 Commercial Organics 1.5 Yard Compactor $705.26 $1,410.51 $2,115.76 $2,821.01 $3,526.27 $4,231.52 $4,936.78 Solid Waste Compactor Rate Per Yard $155.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 The monthly fee above includes the following:

Recycling container at customer's requested size
# of Pickups Per Week

COMPACTORS
190
Proposed 2026 Schedule Q Rates ($/Month)
16 No. Additional Service Category Reference Agency-Approved Maximum Rate Description 1 Single-Family Dwelling Backyard
Collection Service
Section 5.02.A See Maximum Rate in the table at
the end of this Attachment
See Maximum Rate in the table at the
end of this Attachment
2 Long Distance Service for MFD,
Mixed Use, and Commercial
Accounts (Note: only applicable
to Containers with wheels)
Section 5.02.B,

5.02.C; 8.02 B
A - No more than 10% of base
monthly Maximum Rate of the
Collection Rate for each Container
requiring Long Distance Service
B - 25% of base monthly Rate of the
Collection Rate for each Container
requiring Long Distance Service
A - Distance greater than 50 feet and less
than or equal to 100 feet
B - Distance greater than 100 feet
Distance shall be measured from the
face of the curb, or from the edge of the
roadway nearest the closest edge of the
Container, if there is no curb.
191
Proposed 2026 Schedule Q Rates ($/Month)
17 No. Additional Service Category Reference Agency-Approved Maximum Rate Description 3 Container Relocation Service Section 5.02.B and

8.02.B
A - 12% of base monthly Rate of the
Collection Rate for each Container
requiring Container Relocation
Service
B - 27% of base monthly Rate of the
Collection Rate for each Container
requiring Container Relocation
Service
A - Distance greater than 50 feet and less
than or equal to 100 feet
B - Distance greater than 100 feet
Distance shall be measured from the
face of the curb, or from the edge of the
roadway nearest the closest edge of the
Container, if there is no curb.
4 On-Call, Pick-up for SFD, MFD,
Mixed Use, and Commercial
Customers
Section 5.02.A,

5.02.B, and 5.02.C
25% of the base monthly Rate for
the size of Container Collected
once per week.

Per Collection event per Container for
Collection requested by Customer
192
Proposed 2026 Schedule Q Rates ($/Month)
18 No. Additional Service Category Reference Agency-Approved Maximum Rate Description 5 Return Trip (SFD, MFD, Mixed
Use, or Commercial)
Sections

5.02.A, B, C;

5.03.A, B, C;

5.04.A, B, C
$21.19 for SFD
$21.19 for Commercial, Mixed Use,
and MFD
Per Collection event (i.e. request to
return and provide Collection service
after the Customer failed to properly set
out their Container(s) for regularly
scheduled Collection)
6 Additional Targeted Recyclable
Materials or Organic Materials
Cart Service for SFD
Sections

5.03.A and

5.04.A
$1.39 per Recycling Cart
$4.21 per Organic Materials Cart
Per Cart month (any Cart size). Six month
minimum charge required. Includes onetime Cart delivery upon start of service and removal of Cart when service is
discontinued by Customer.
7 Additional On-Call Bulky Item
Collection
Sections

5.05,

5.06 $115.18 Per Bulky Item Collection event (in
addition to the events provided at no
charge to Customer pursuant to Section

5.12)
8 Collect Contaminated Targeted
Recyclable Materials or Organic
Materials Container
Section 6.03.A and

8.02.F
25% of base monthly Solid Waste
Rate for the size of Container
Collected once per week plus
Return Trip Fee if applicable
Per Collection event for Container with
Contamination Level greater than the
maximum level pursuant to Table 1 in
Section 6.02.B
9 Lock Service (Key Service) Section 8.02.B A - $12.00 per usage B - $13.41 per usage
Monthly cost:

A-Residential Customers
B-Commercial Customers
10 Lock Purchase Section 8.02.B $24.01 per lock Per lock 193 19 Proposed 2026 Schedule Q Rates ($/Month)
No. Additional Service Category Reference Agency-Approved Maximum Rate Description 11 Overage Service Section 8.02.G 100% of the base monthly Solid Waste Collection Rate
Per Collection event (after the first two
events)
12 Overage Bags Cost Section 8.02.G 50% of the base monthly Solid Waste Collection Rate or $11.28
minimum
Per bag
13 Container Cleaning Service Section 8.05.D A - $70.62 B - $120.05
A - per Cart
B - per Bin or Drop-Box Charge only
applies to cleaning or Container
exchange in addition to the service to be
provided at no charge to the Customer
pursuant to Section 8.05.D.
14 Dirty Cart Replacement
(Exchange) Service
Section 8.05.D A - $91.80
B - $105.93
C - $120.05
A - per 32 gallon Cart
B - per 64 gallon Cart
C - per 96 gallon Cart
Charge only applies to cleaning or
Container exchange in addition to the
service to be provided at no charge to
the Customer pursuant to Section

8.05.D.
15 Additional Confidential
Document Destruction Service
Event
Section 5.07 $1,694.72 Per event
194
20 Proposed 2026 Schedule Q Rates ($/Month)
No. Additional Service Category Reference Agency-Approved Maximum Rate Description 16 Additional Compost Material
Delivery
Section 5.11 A - $176.52 per delivery
B - $353.08 per delivery
A - "One-way" only delivery by
Contractor where Contractor delivers to
and unloads compost at an Agencyapproved location
B - "Round-trip" delivery by Contractor
where Contractor delivers compost in a
Drop Box to an Agency-approved
location and returns at a later time or
date to pick up the Drop Box and any
remaining compost (charge includes the
delivery of and later pick-up of the Drop
Box)
17 Community Drop-Off Events Section 5.13 $28,810.47 per event or day Per event or day targeting 5,000 households. Does not include disposal
or public education expenses.
195
21 Proposed 2026 Schedule Q Rates ($/Month)
No. Additional Service Category Reference Agency-Approved Maximum Rate Description 18 Collection for Agency-Sponsored
and Non-Agency Sponsored
Community Events
Section 5.08 A - $4,236.82
B - $7,061.38
C - $10,592.08
A - One day event with a projected 2,500
or fewer attendees
B - One (1) or two (2) day events with a
projected 2,501 to 7,500 attendees per
day
C - One (1) or two (2) day events with a
projected 7,501 to 10,000 attendees per
day
196
Proposed 2026 Schedule Q Rates ($/Month)
22 Distance from Curb** One (1) Solid
Waste Cart
Two (2) Solid
Waste Carts
Three (3) Solid
Waste Carts
Four (4) Solid
Waste Carts
Distance <= 50 feet $25.40 $40.54 $81.14 $121.68
50 < Distance <= 100 feet 29.66 44.81 85.36 125.93
100 < Distance <= 150 feet 33.87 49.03 89.57 130.16
150 < Distance <= 200 feet 38.14 53.28 93.82 134.42
200 < Distance <= 250 feet 42.36 57.50 98.08 138.65
250 < Distance <= 300 feet 46.60 61.73 102.31 142.86
300 < Distance <= 350 feet 50.85 65.97 106.56 147.09
Each additional 50 foot
increment over 350 feet
** Distance shall be measured from the face of the curb, or from the edge of the roadway nearest the closest edge of the Cart, if there is no curb.

Backyard Collection Service Charge for Single Family Dwellings (Section 5.02.A)
Amount equal the difference between the Charge for 250 to 300 feet and 300 to 350 feet
* Backyard Collection Service Charges are charges added to the base monthly rate for SingleFamily Collection service, and cover the provision of Backyard Collection Service for all Customer's Solid Waste, Recyclable Materials, and Organic Materials Carts. 197
© 2014 HDR Architecture, Inc., all rights reserved. © 2016 HDR, Inc., all rights reserved. © 2014 HDR, Inc., all rights reserved. 198
199
200
RethinkWaste RethinkWaste RethinkWaste Adjusted
Adjusted Approved Adjusted April 2020 April 2025 2026
2021 SB 1383 2021 Plus CPI CPI Rate Year
Cost Description Basis for Adjustment Values Costs SB 1383 Index Index Compensation Direct Labor Related
Wages for CBA's CPI-W: CWURS49BSA0 1,310,584 1,310,584 290.304 352.077 1,589,460 Benefits for CBA's CPI-W-Medical: CUUR0000SAM 608,287 608,287 517.053 576.988 678,798 Payroll Taxes Effective Rate: 8.1% 109,005 109,005 na na 128,746 Workers Compensation CPI-W: CWURS49BSA0 93,961 93,961 290.304 352.077 113,955 Direct Fuel Costs CPI-U-Motor Fuel: CUURS49BSE
T 169,992 169,992 209.994 358.556 290,254
General Expenses Direct CPI-U: CUURS49BSA0 191,163 191,163 298.074 355.707 228,125General Expenses Indirect CPI-U: CUURS49BSA0 1,020,220 1,020,220 298.074 355.707 1,217,481 RethinkWaste Approved SB 1383 CoCPI-U: CUURS49BSA0 - 18,124 18,124 338.496 355.707 19,046 (1) General Expenses Depreciation Fixed 281,317 281,317 na na 281,317Profit Calculation Operating Ratio of 90.5% 397,271 397,271 na na 477,328Interest Fixed 73,679 73,679 na na 73,679Performance Incentives Based on Annual Report - - na na -Performance Disincentives Based on Annual Report - - na na (5,776)Base Contractor's Compensation 4,255,478 18,124 4,273,602 5,092,412 Disposal Cost Component (i) Projected Next Rate Year 1,732,663 2,455,449Disposal Cost Component (ii) Actual Prior Year 2,347,997 Disposal Cost Component (iii) Less Projected Prior Year (2,434,527) Agency Payments 2,051,120 2,621,549Total Contractor Compensation 8,039,261 8,057,385 10,082,879 (1) Note: The SB 1383 cost of $18,124 is added to base costs starting in rate year 2024 and is subject to CPI-U adjustment beginning in rate year 2025 using the beginning CPI Index from April 2023 rather than April 2020. 2026
Total Contractor Compensation 10,082,879
Cap Carry Forward 11.11 -
Total Target Revenue 10,082,8792025 Target Revenue 9,938,659 Adjustment Multiplier 1.45%
5% Cap Calculation 11.11Adjusted Contractor's Compensation 2026 5,098,188 Adjusted Contractor's Compensation 2025 5,051,777
difference 46,410
5 % of Adjusted Contractor's Compensation 2025 252,589Potential Cap Carry Forward 0 Recology San Mateo Count
y
City of Belmont
Refuse Rate Index Calculation
201
Recology San Mateo County
City of BelmontActual Disposal Calculation (Apr 2024 - Mar 2025)Rate Year 2026

BELMONT CITY VEHICLES
Solid Bulky Solid Each
Waste Green/Org Items Waste Green/Org Dirt C&D Asphalt Refrigerators APR 650.48 488.62 3.53 42.97 4.64 95.75MAY 636.66 490.32 1.62 37.48 9.70 24.47JUN 558.93 385.35 2.40 35.75 11.96 43.85 1JUL 643.61 424.09 1.25 42.05 17.20 82.61 38.37AUG 600.12 403.97 1.70 37.57 0.60 38.20 0.41 3.50SEP 590.02 369.76 1.67 37.95 7.87 36.04 5.99OCT 616.62 417.05 0.55 48.75 7.20 32.58NOV 581.85 421.91 3.64 50.12 8.47 57.11DEC 718.98 443.02 2.74 40.83 8.72 1.74 subtotal Apr - Dec 2024 5597.27 3844.09 19.10 373.47 76.36 412.35 0.41 47.86 1JAN 656.33 419.39 0.20 34.80 2.20 16.01 0.93 18.62FEB 607.78 344.45 1.95 28.16 14.77 0.14 33.25 1MAR 617.99 380.11 7.83 40.06 0.24 57.78 subtotal Jan - Mar 2025 1882.10 1143.95 9.98 103.02 2.44 88.56 1.07 51.87 1RethinWaste Total 7479.37 4988.04 29.08 476.49 78.80 500.91 1.48 99.73 2 Rate Apr 2024 - Dec 2024 $165.00 $178.00 $165.00 $165.00 $178.00 $146.00 $165.00 $170.00 $58.00Rate Jan 2025 - Mar 2025 $176.55 $190.46 $176.55 $176.55 $190.46 $150.00 $176.55 $178.50 $60.00 Per Item Cost $1,255,834.44 $902,124.70 $4,913.47 $79,810.73 $14,056.80 $73,487.10 $256.56 $17,395.00 $118.00Total Disposal $2,347,996.80 202
Recology San Mateo County
City of BelmontProjected Disposal Calculation (Apr 2025 - Mar 2026)Rate Year 2026

BELMONT CITY VEHICLES
Solid Bulky Solid Each
Waste Green/Org Items Waste Green/Org Dirt C&D Asphalt Refrigerator APR (Actual) 556.11 431.57 0.50 37.22 7.18 63.75 20.78 9.98MAY (Actual) 587.15 431.05 2.66 39.07 2.41 21.41 0.31 19.25JUN (Actual) 591.75 398.43 1.17 21.13 1.73 44.34JUL 643.61 424.09 1.25 42.05 17.20 82.61 0.00 38.37 0.00AUG 600.12 403.97 1.70 37.57 0.60 38.20 0.41 3.50 0.00SEP 590.02 369.76 1.67 37.95 7.87 36.04 0.00 5.99 0.00OCT 616.62 417.05 0.55 48.75 7.20 32.58 0.00 0.00 0.00NOV 581.85 421.91 3.64 50.12 8.47 57.11 0.00 0.00 0.00DEC 718.98 443.02 2.74 40.83 8.72 1.74 0.00 0.00 0.00 subtotal Apr - Dec 5,486.21 3,740.85 15.88 354.69 61.38 377.78 21.50 77.09 0.00JAN 656.33 419.39 0.20 34.80 2.20 16.01 0.93 18.62 0.00FEB 607.78 344.45 1.95 28.16 0.00 14.77 0.14 33.25 1.00MAR 617.99 380.11 7.83 40.06 0.24 57.78 0.00 0.00 0.00 subtotal Jan - Mar 1,882.10 1,143.95 9.98 103.02 2.44 88.56 1.07 51.87 1.00RethinWaste Total 7,368.31 4,884.80 25.86 457.71 63.82 466.34 22.57 128.96 1.00 Rates Apr 2025 - Dec 2025 $176.55 $190.46 $176.55 $176.55 $190.46 $150.00 $176.55 $178.50 $60.00Rates Jan 2026 - Mar 2026 $185.38 $199.98 $185.38 $185.38 $199.98 $157.50 $185.38 $187.43 $63.00Per Item Cost $ 941,249.37 1,317,494.22 $ 4,653.71 $ 81,718.37 $ 12,178.39 $ 70,615.20 $ 3,994.18 $ 23,482.56 $ 63.00 $ Total Disposal $ 2,455,449.00 203
Recology San Mateo County
Incentives and Disincentives
Year 2024
Member Agency
SFD and
Commercial
Missed P/U
Events
Average
Speed of
Answer
90 Second
Max Hold
Time
Diversion
Maximum
Incentives and
Disincentives1
Belmont $1,232 $9,291 $4,380 ($3,538) $5,776
Burlingame $1,736 $21,059 $9,927 ($8,020) $12,034
East Palo Alto $1,064 $14,961 $7,053 ($5,697) $8,380
Foster City $784 $13,018 $6,137 ($4,958) $7,150
Hillsborough $112 $3,390 $1,598 ($1,291) $1,770
Menlo Park $1,344 $19,209 $9,055 ($7,315) $10,737
North Fair Oaks $1,736 $7,324 $3,453 ($2,789) $5,318
Redwood City $2,128 $44,032 $20,756 ($16,768) $23,660
San Carlos $1,848 $15,815 $7,455 ($6,023) $9,581
San Mateo $2,856 $49,489 $23,329 ($18,847) $27,057
County Franchised Area $168 $4,875 $2,298 ($1,856) $2,552 WBSD $112 $2,034 $959 ($775) $1,107
Total $15,121 $204,497 $96,399 ($77,877) $115,121
1 In accordance with Attachment I, the maximum annual incentive or disincentive, except for Single-Family and Commercial Missed Pick-up Events is $100,000 or ($100,000).

Performance Incentives and Disincentives
Negative number in parenthesis denotes Incentive payment due to Recology.

Performance Incentive/Disincentive Payments 2024
204
Adjustment Multiplier 1.45%

RESIDENTIAL RATES
R20G RES WASTE 20G 41.62R32G RES WASTE 32 GAL 49.66R64G RES WASTE 64 GAL 97.76R96G RES WASTE 96 GAL 146.64COMMERCIAL/MULTI FAMILY RATES Times Per Week 12345 6 7
C1YG COMML WASTE 1 YD 276.56 563.07 854.47 1,149.29 1,446.46 1,805.26 2,129.98C1YO COMML ORGANICS 1 YD 193.61 394.13 598.12 804.50 1,012.53 1,263.69 1,491.00C15CG COMML WASTE 1.5 YD COMPACTOR 1,007.50 2,015.01 3,022.51 4,030.02 5,037.52 6,045.03 7,052.53C15CO COMML ORGANICS 1.5 YD COMPACTOR 705.26 1,410.51 2,115.76 2,821.01 3,526.27 4,231.52 4,936.78C20G COMML WASTE 20 GALLON 53.11 109.25 162.66 223.31 282.54 353.52 430.65C2YG1 COMML WASTE 2 YD 556.31 1,121.76 1,692.54 2,267.48 2,850.54 3,365.24 3,985.54C2YO COMML ORGANICS 2 YD 389.43 785.21 1,184.79 1,587.23 1,995.35 2,355.66 2,789.89C32G COMML WASTE 32 GALLON 58.96 121.40 180.70 248.12 313.91 392.78 478.48C32O COMML ORGANICS 32 GAL 41.30 84.97 126.49 173.70 219.74 274.98 334.96C3CG COMML WASTE 3 YD COMPACTOR 2,014.69 0.00 0.00 0.00 0.00 0.00 0.00C3YG COMML WASTE 3 YD 839.01 1,688.15 2,542.27 3,398.93 4,258.56 5,169.70 6,087.20C3YO COMML ORGANICS 3 YD 587.29 1,181.74 1,779.60 2,379.26 2,980.98 3,618.79 4,261.04C4YG1 COMML WASTE 4 YD 1,145.33 2,310.45 3,475.61 4,654.01 5,837.38 7,069.85 8,328.11C4YO COMML ORGANICS 4 YD 801.74 1,617.32 2,432.91 3,257.81 4,086.15 4,948.94 5,829.68C64G COMML WASTE 64 GALLON 114.03 230.09 349.12 469.42 596.69 727.13 851.22C64O COMML ORGANICS 64 GAL 79.84 161.06 244.37 328.62 417.69 508.95 595.85C6YG1 COMML WASTE 6 YD 1,761.44 3,572.46 5,370.01 7,152.28 8,959.93 10,831.77 12,686.54C6YO COMML ORGANICS 6 YD 1,233.01 2,500.73 3,759.00 5,006.60 6,271.96 7,582.22 8,880.57C96G COMML WASTE 96 GALLON 164.82 337.61 512.34 693.04 876.18 1,102.92 1,286.73C96O COMML ORGANICS 96 GAL 115.37 236.32 358.64 485.11 613.33 772.03 900.71SOLID WASTE COMPACTOR RATE PER YARD 155.00 Rate Year 2026
Recology San Mateo County
City of Belmont
Attachment L
205
Series Id:

Series
Title:

Area:

Item:

Base
Period:

Years:

Year Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Annual HALF1 HALF2 2015 249.809 252.875 254.736 256.060 256.107 255.492 253.910 252.041 255.780 2016 257.141 259.386 261.017 262.326 264.026 263.222 260.830 258.715 262.946 2017 265.569 268.896 269.508 269.827 271.272 271.342 268.990 267.426 270.555 2018 275.699 278.039 280.219 281.536 283.183 283.278 279.572 277.035 282.110 2019 284.758 288.266 288.581 288.514 291.707 289.456 288.192 286.615 289.770 2020 292.010 290.304 292.420 293.062 294.442 295.687 292.601 291.297 293.906 2021 297.170 302.294 304.971 307.423 309.656 312.019 304.602 300.275 308.928 2022 316.463 322.021 328.137 325.932 329.331 326.465 323.900 320.408 327.391 2023 331.875 333.478 335.725 336.663 337.698 335.597 334.662 332.718 336.605 2024 341.595 346.671 345.789 344.633 345.472 342.582 343.886 343.520 344.253 2025 350.836 352.077 352.456 350.453
Series Id:

Series
Title:

Area:

Item:

Base
Period:

Years:

Year Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec HALF1 HALF2 2015 440.969 442.783 444.020 446.663 447.213 446.271 446.773 446.536 447.289 450.065 451.371 451.072 444.653 448.851 2016 454.175 458.295 458.620 459.994 461.230 462.075 464.164 468.379 469.154 469.230 469.333 469.447 459.065 468.285 2017 471.700 474.546 474.561 473.582 473.512 474.360 476.126 476.869 476.485 477.121 477.198 477.802 473.710 476.934 2018 481.060 482.897 483.984 484.034 484.853 486.019 485.193 484.172 484.708 485.269 486.886 487.409 483.808 485.606 2019 490.204 491.227 492.306 493.331 494.928 495.563 497.687 500.916 501.468 506.100 507.541 509.689 492.927 503.900 2020 512.149 513.923 515.605 517.053 519.194 520.734 522.686 523.295 522.528 520.725 519.848 518.766 516.443 521.308 2021 522.133 524.207 524.734 524.585 523.918 522.989 524.219 525.247 524.818 527.564 528.877 530.026 523.761 526.792 2022 535.048 536.932 539.739 541.515 543.488 546.717 549.562 553.429 556.323 554.043 550.844 551.002 540.573 552.534 2023 551.422 549.487 547.805 547.219 547.420 547.432 546.698 548.082 548.431 549.762 551.769 553.485 548.464 549.705 2024 557.215 557.236 559.935 561.612 564.249 565.301 564.039 564.407 566.266 567.870 568.773 569.189 560.925 566.757 2025 571.899 573.320 574.739 576.988 578.250 580.978 576.029 1982-84=100
2015 to 2025
Medical care
San Francisco-Oakland-Hayward, CA
All items
1982-84=100
2015 to 2025
Consumer Price Index for All Urban Consumers (CPI-U)
Original Data Value
CUUR0000SAM
Not Seasonally Adjusted
Medical care in U.S. city average, all urban consumers, not seasonally adjusted
U.S. city average
All items in San Francisco-Oakland-Hayward, CA, urban
wage earners and clerical workers, not seasonally adjusted CPI for Urban Wage Earners and Clerical Workers (CPI-W) Original Data Value
CWURS49BSA0
Not Seasonally Adjusted
206
Series Id:

Series
Title:

Area:

Item:

Base
Period:

Years:

Year Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Annual HALF1 HALF2 2015 193.209 209.050 250.324 240.323 269.479 253.019 257.434 247.551 223.945 208.973 202.552 196.642 229.375 235.901 222.850 2016 195.010 178.296 191.074 202.420 208.843 213.139 209.663 197.818 204.532 207.138 200.994 200.151 200.757 198.130 203.383 2017 208.379 212.552 223.591 224.219 229.642 227.099 218.805 221.035 233.253 227.464 236.297 232.445 224.565 220.914 228.217 2018 239.938 248.958 254.538 264.816 276.100 277.231 275.852 273.651 274.578 284.833 278.051 264.929 267.790 260.264 275.316 2019 255.355 251.375 259.552 290.028 297.662 280.364 272.104 263.865 268.181 300.258 286.954 261.728 273.952 272.389 275.515 2020 254.945 251.171 235.263 209.994 208.040 220.382 229.239 236.785 239.082 236.633 236.201 237.489 232.935 229.966 235.905 2021 246.145 253.600 277.844 289.079 301.702 310.278 315.657 322.785 321.903 330.112 343.726 342.260 304.591 279.775 329.407 2022 340.187 343.538 408.338 414.030 435.497 464.377 428.878 391.441 401.663 435.974 383.334 325.704 397.747 400.995 394.499 2023 323.764 340.659 354.292 354.844 349.579 350.034 351.675 370.944 398.486 401.688 366.097 340.105 358.514 345.529 371.499 2024 335.924 331.815 359.973 397.919 386.142 359.602 345.396 339.116 357.154 348.189 329.737 315.722 350.557 361.896 339.219 2025 321.299 349.590 346.761 358.556 362.740 346.571 347.586 Series Id:

Series
Title:

Area:

Item:

Base
Period:

Years:

Year Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Annual HALF1 HALF2 2015 254.910 257.622 259.117 259.917 261.019 260.289 258.572 256.723 260.421 2016 262.600 264.565 266.041 267.853 270.306 269.483 266.344 263.911 268.777 2017 271.626 274.589 275.304 275.893 277.570 277.414 274.924 273.306 276.542 2018 281.308 283.422 286.062 287.664 289.673 289.896 285.550 282.666 288.435 2019 291.227 294.801 295.259 295.490 298.443 297.007 295.004 293.150 296.859 2020 299.690 298.074 300.032 300.182 301.736 302.948 300.084 299.109 301.059 2021 304.387 309.419 309.497 311.167 313.265 315.805 309.721 306.724 312.718 2022 320.195 324.878 330.539 328.871 332.062 331.222 327.060 323.408 330.711 2023 337.173 338.496 340.056 340.094 341.219 339.915 339.050 337.689 340.411 2024 345.151 351.247 351.064 349.290 349.370 348.001 348.417 347.857 348.977 2025 354.432 355.707 356.460 354.522
San Francisco-Oakland-Hayward, CA
All items
1982-84=100
2015 to 2025
CPI for All Urban Consumers (CPI-U)
Original Data Value
CUURS49BSA0
Not Seasonally Adjusted
All items in San Francisco-Oakland-Hayward, CA, all urban consumers, not seasonally adjusted
2015 to 2025
CPI for All Urban Consumers (CPI-U)
Original Data Value
CUURS49BSETB
Not Seasonally Adjusted
Motor fuel in San Francisco-Oakland-Hayward, CA, all urban consumers, not seasonally adjusted
San Francisco-Oakland-Hayward, CA
Motor fuel
1982-84=100
207

ATTACHMENT Q
SCHEDULE OF CONTRACTOR’S MAXIMUM RATES

FOR ADDITIONAL SERVICES
Collection Services Franchise Agreement with Recology San Mateo County Attachment Q City of Belmont Additional Services

For Rate Years Eleven (2021) through the remaining Rate Years in the Term, the Maximum Rate for additional services specified in Attachment Q shall be adjusted annually in accordance with Section 11.05. For Rate Year 2026, the current effective Maximum Rates are multiplied by the April 2025 CPI-U-General value of 355.707 and divided by the April 2024 CPI-U-General value of 351.247.

The Maximum Rate for additional services for Rate Year Ten (2020) shall be the Maximum Rates for Rate Year Ten (2020) as determined under the 2009 Franchise Agreement. These amounts will be adjusted as provided in Section 11.05 of this Agreement to determine the Maximum Rates for Rate Year Eleven (2021).

Two additional services are included in this Attachment Q there were not in Attachment Q of the 2009 Franchise Agreement. The two new services are Container Relocation Service and AgencySpecific Reporting for Abandoned Waste Collections. Maximum Rates for these services are presented in the table below.

Charges for Additional Services may not exceed the Maximum Rates approved by the City for the respective Rate Year.

Service Reference
AgencyApproved
Maximum Rate
Description
Additional Services for Customers
1 Single-Family Dwelling
Backyard Collection
Service
Section

5.02.A
See Maximum
Rate in the table at
the end of this
Attachment
See Maximum Rate in the table
at the end of this Attachment
2 Long Distance Service for
MFD, Mixed Use, and
Commercial Accounts
(Note: only applicable to
Containers with wheels)
Sections

5.02.B,

5.02.C; and

8.02.B
A – No more than
10% of base
monthly Maximum
Rate of the
Collection Rate for
each Container
requiring Long
Distance Service
B – 25% of base
monthly Rate of
the Collection Rate
for each Container
requiring Long
Distance Service
A – Distance greater than 50 feet
and less than or equal to 100
feet
B – Distance greater than 100
feet
Distance shall be measured from
the face of the curb, or from the
edge of the roadway nearest the
closest edge of the Container, if
there is no curb.
208

ATTACHMENT Q
SCHEDULE OF CONTRACTOR’S MAXIMUM RATES

FOR ADDITIONAL SERVICES
Collection Services Franchise Agreement with Recology San Mateo County Attachment Q City of Belmont Additional Services

Service Reference
AgencyApproved
Maximum Rate
Description
3 Container Relocation
Service
Sections

5.02B and

8.02B
A – 12% of base
monthly rate of the
Collection Rate for
each Container
requiring Container
Relocation Service
B – 27% of base
monthly Rate of
the Collection Rate
for each Container
requiring Container
Relocation Service
A – Distance greater than 50 feet
and less than or equal to 100
feet
B – Distance greater than 100
feet
Distance shall be measured from
the face of the curb, or from the
edge of the roadway nearest the
closest edge of the Container, if
there is no curb.
4 On-Call Pick-up for SFD,
MFD, Mixed Use, and
Commercial Customers
Sections

5.02.A,

5.02.B, and

5.02.C
25% of the base
monthly Rate for
the size of
Container
Collected once per
week
Per Collection event per
Container for Collection
requested by Customer
5 Return Trip (SFD, MFD,
Mixed Use, or
Commercial)
Sections

5.02.A, B, C;

5.03.A, B, C;

5.04.A, B, C
$21.19 for SFD
$21.19 for
Commercial, Mixed
Use, and MFD
Per Collection event (i.e.,
request to return and provide
Collection service after the
Customer failed to properly set
out their Container(s) for
regularly scheduled Collection)
6 Additional Targeted
Recyclable Materials or
Organic Materials Cart
Service for SFD
Sections

5.03.A and

5.04.A
$1.39 per
Recycling Cart
$4.21 per Organic
Materials Cart
Per Cart per month (any Cart
size). Six month minimum
charge required. Includes onetime Cart delivery upon start of service and removal of Cart
when service is discontinued by
Customer.
7 Additional On-Call Bulky
Item Collection
Sections

5.05, 5.06
$115.18 Per Bulky Item Collection event
(in addition to the events
provided at no charge to
Customer pursuant to Section

5.12)
209

ATTACHMENT Q
SCHEDULE OF CONTRACTOR’S MAXIMUM RATES

FOR ADDITIONAL SERVICES
Collection Services Franchise Agreement with Recology San Mateo County Attachment Q City of Belmont Additional Services

Service Reference
AgencyApproved
Maximum Rate
Description
8 Collect Contaminated
Targeted Recyclable
Materials or Organic
Materials Container
Section

6.03.A and

8.02.F
25% of the base
monthly Solid
Waste Rate for the
size of Container
Collected once per
week
plus
Return Trip Fee if
applicable
Per Collection event for
Container with Contamination
Level greater than the maximum
level pursuant to Table 1 in
Section 6.02.B
9 Lock Service (Key
Service)
Section

8.02.B
A – $12 per usage
B – $13.41 per
usage
Monthly cost:

A – Residential Customers
B – Commercial Customers
10 Lock Purchase Section

8.02.B
$24.01 per lock Per lock
11 Overage Service Section

8.02.G
100% of the base
monthly Solid
Waste Collection
Rate
Per Collection event (after the
first two events)
12 Overage Bags Cost Section

8.02.G
50% of the base
monthly Solid
Waste Collection
Rate or $11.28
minimum
Per bag
13 Container Cleaning
Service
Section

8.05.D
A – $70.62
B – $120.05
A – per Cart
B – per Bin or Drop-Box
Charge only applies to cleaning
or Container exchange in
addition to the service to be
provided at no charge to the
Customer pursuant to Section

8.05.D
210

ATTACHMENT Q
SCHEDULE OF CONTRACTOR’S MAXIMUM RATES

FOR ADDITIONAL SERVICES
Collection Services Franchise Agreement with Recology San Mateo County Attachment Q City of Belmont Additional Services

Service Reference
AgencyApproved
Maximum Rate
Description
14 Dirty Cart Replacement
(Exchange) Service
Section

8.05.D
A – $91.80
B – $105.93
C – $120.05
A – per 32 gallon Cart
B – per 64 gallon Cart
C – per 96 gallon Cart
Charge only applies to cleaning
or Container exchange in
addition to the service to be
provided at no charge to the
Customer pursuant to Section

8.05.D
Additional Services for Agency
15 Additional Confidential
Document Destruction
Service Event
Section 5.07 $1,694.72 Per event
16 Additional Compost
Material Delivery
Section 5.11 A – $176.52 per
delivery
B – $353.08 per
delivery
A – “one-way” only delivery by
Contractor where Contractor
delivers to and unloads compost
at an Agency-approved location
B – “Round-trip” delivery by
Contractor where Contractor
delivers compost in a Drop Box
to an Agency-approved location
and returns at a later time or
date to pick up the Drop Box and
any remaining compost (charge
includes the delivery of and later
pick-up of the Drop Box)
17 Community Drop-Off
Events
Section 5.13 $28,810.47 per
event or day
Per event or day targeting 5,000
households. Does not include
disposal or public education
expenses.
18 Collection for AgencySponsored and NonAgency sponsored Community Events
Section 5.08 A – $4,236.82
B – $7,061.38
C – $10,592.08
A – One day event with a
projected 2,500 or fewer
attendees
B – One (1) or two (2) day
events with a projected 2,501 to
7,500 attendees per day
C – One (1) or two (2) day
events with a projected 7,501 to
10,000 attendees per day
211

ATTACHMENT Q
SCHEDULE OF CONTRACTOR’S MAXIMUM RATES

FOR ADDITIONAL SERVICES
Collection Services Franchise Agreement with Recology San Mateo County Attachment Q City of Belmont Additional Services

Backyard Collection Service Charge
for Single-Family Dwellings*
(Section 5.02.A)
Distance from Curb**
Backyard
Charge for
Customers
with One (1)
Solid Waste
Cart
Backyard
Charge for
Customers with
Two (2) Solid
Waste Carts
Backyard
Charge for
Customers with
Three (3) Solid
Waste Carts
Backyard
Charge for
Customers with
Four (4) Solid
Waste Carts
Distance <= 50 feet $25.40 $40.54 $81.14 $121.68
50 < Distance <= 100 feet $29.66 $44.81 $85.36 $125.93
100 < Distance <= 150 feet $33.87 $49.03 $89.57 $130.16 150 < Distance <= 200 feet $38.14 $53.28 $93.82 $134.42 200 < Distance <= 250 feet $42.36 $57.50 $98.08 $138.65 250 < Distance <= 300 feet $46.60 $61.73 $102.31 $142.86 300 < Distance <= 350 feet $50.85 $65.97 $106.56 $147.09 Each additional 50 foot
increment over 350 feet
Amount equals the difference
between the Charge for 250 to 300 feet and 300 to 350 feet * Backyard Collection Service Charges are charges added to the base monthly Rate for Single-Family Collection service, and cover the provision of Backyard Collection Service for all of Customer’s Solid Waste, Recyclable Materials, and Organic Materials Carts.
** Distance shall be measured from the face of the curb, or from the edge of the roadway nearest the closest edge of the Cart, if there is no curb. 212
Draft Report
Review of the 2026 Solid Waste Rates
City of Belmont
August 2025
213
555 110th Ave NE, Suite 1200
Bellevue, WA 98004
August 19, 2025
Ms. Nisha Patel, P.E.

Public Works Director
City of Belmont
One Twin Pines Lane, Suite 385
Belmont, California 94002
Subject: Review of the 2026 Solid Waste Rates Draft Report Dear Ms. Patel:

HDR Engineering, Inc. (HDR) was retained by the City of Belmont (City) to provide professional and technical rate services as they relate to the City’s solid waste utility. The City is a member of the South Bayside Waste Management Authority (SBWMA) and has a franchise agreement with Recology of San Mateo County (Recology) for solid waste collection services, including the collection of recycling and organic materials. Through the franchise agreement, the annual compensation for Recology’s services is contractually determined. Recology has provided to the City their calculation of the maximum rates for both regularly scheduled services and additional services for Rate Year 2026, based on the July 31st rate year 2026 application letter. The franchise agreement calls for the City to adopt solid waste retail rates, but not at a level which exceeds the Contractor’s “Maximum Rates for Regularly Scheduled Services”.

HDR and the City have reviewed Recology’s calculations, and this report summarizes our findings, conclusions, and recommendations. This report and HDR’s technical review were developed utilizing the City’s and Recology’s accounting, operating, and management records. HDR has relied upon this information to conduct our review as outlined in the agreed-upon scope of services with the City, which provides the basis for our findings, conclusions, and recommendations contained in this report.

We appreciate the assistance provided by City staff, management, and City Council. More importantly, we appreciate the opportunity to work with the City on this project.

Sincerely yours,
HDR Engineering, Inc.

Shawn Koorn
Associate Vice President
214
Table of Contents i
City of Belmont – Review of 2026 Solid Waste Rates
Executive Summary
Introduction .................................................................................................................. 1 Limitations of HDR’s Review .......................................................................................... 1 Overview of the Agreement........................................................................................... 2 Regularly Scheduled Service (Attachment L) –
Review of Recology’s Calculated Maximum................................................................... 3 Additional Services (Attachment Q) – Review of Recology’s Calculated Maximum......... 4 Summary Conclusions and Recommendations............................................................... 5 Summary of the Review of the Solid Waste Rates.......................................................... 5 1 Introduction and Overview of the Report

1.1 Introduction ........................................................................................................ 6

1.2 Limitations of HDR’s Review ................................................................................ 6

1.3 Organization of the Report.................................................................................. 7 2 Overview of the Agreement

2.1 Introduction ........................................................................................................ 8

2.2 Overview of the Agreement ................................................................................ 8

2.3 Regularly Scheduled Services (Attachment L) ...................................................... 9

2.4 Additional Services (Attachment Q)................................................................... 10

2.5 Summary ........................................................................................................... 10 3 Review of Recology’s Calculated Maximum Rates for Regularly Scheduled Services

3.1 Introduction ...................................................................................................... 11

3.2 Overview of Recology’s 2026 Rate Application .................................................. 11

3.3 Overview of the General Approach Used to Review Costs................................. 13

3.4 Summary Conclusions of HDR’s Review of the Maximum Rate Calculations....... 13

3.5 HDR’s Detailed Review of the Total Target Revenue Calculations...................... 13

3.6 Conclusions Regarding the Calculation of the Maximum Rate ........................... 16 4 Review of the Proposed 2026 Solid Waste Rates

4.1 Introduction ...................................................................................................... 17

4.2 Residential Regularly Scheduled Service (Attachment L).................................... 17

4.3 Commercial Carts Regularly Scheduled Service (Attachment L).......................... 17

4.4 Commercial Waste Bins Regularly Scheduled Service ........................................ 19

4.5 Commercial Organics Bins Regularly Scheduled Service .................................... 21

4.6 Commercial Organics Carts Regularly Scheduled Service .................................. 23

4.7 Other Miscellaneous Solid Waste Rates............................................................. 25

4.8 Rates for Additional Services (Attachment Q).................................................... 27 Table of Contents
215
Table of Contents ii
City of Belmont – Review of 2026 Solid Waste Rates

4.9 Summary ........................................................................................................... 27 5 Summary of the Solid Waste Rate Findings, Conclusions and Recommendations

5.1 Introduction ...................................................................................................... 28

5.2 Summary Findings, Conclusions and Recommendations.................................... 28

5.3 Looking Ahead – Future Rate Adjustment to 2027............................................. 28

5.4 Summary ........................................................................................................... 28 Technical Appendix A – Attachment L Rates – Regularly Scheduled Services Technical Appendix B – Attachment Q Rates – Additional Services Technical Appendix C – Proposition 218 Notice
216
Executive Summary 1
City of Belmont – Review of 2026 Solid Waste Rates
Introduction
The City of Belmont is a member of the South Bayside Waste Management Authority. On August 28, 2018, the City finalized an Amended and Restated Franchise Agreement (Agreement) with Recology of San Mateo County for solid waste collection services, including the collection of recycling and organic materials. The Agreement is for the 15-year period of 2021 to 2035. As outlined in the Agreement (i.e., Sections 7.01.A.5, 11.01.A, 11.06), the annual compensation for Recology’s collection and recycling services is contractually determined. At the same time, the Agreement calls for the City to adopt solid waste rates, but not at a level which exceeds the Contractor’s “Maximum Rates for Regularly Scheduled and Additional Services”. Ultimately, Recology bills the City’s customers for the solid waste services at the rates established and formally adopted by the Belmont City Council.

As a part of the overall rate setting process, Recology’s data and information is reviewed by an outside party prior to its use within the calculation of the City’s maximum rates. Once that data and information is confirmed, Recology calculates the “maximum rates for regularly scheduled and additional services” and provides a copy of those calculations to the City for their review and acceptance. This review and rate setting process is similar to the reviews that HDR has provided to the City annually since 2013, which the City has requested HDR conduct for rate year 2026.

As noted, the Agreement contains specific language and exhibits related to the development of the maximum rates for a given year for both regularly scheduled services (Schedule L) and additional services (Schedule Q). Rate year 2021, the first year of the current Agreement, serves as the base year for adjusting rates in future years. HDR has reviewed the applicable portions of the Agreement as they pertain to the 2026 rate year1. From our understanding of the Agreement and the rate setting requirements, HDR reviewed Recology’s submittal for the 2026 rate year.

This report discusses the review undertaken by HDR for the 2026 rate year.

Limitations of HDR’s Review
HDR has provided a limited review of Recology’s maximum rate calculations for the 2026 rate year. As noted above, the data and information used by Recology to calculate the City’s maximum rates were independently reviewed by a separate outside firm. Given the outside review of Recology’s data and information, HDR and the City have assumed that the data and information input into Recology’s rate calculations are reasonable and appropriate. As part of the review, HDR did cross-check and verify the inputs into Recology’s model from the database of previously reviewed basic input data and information.
1 HDR assisted the City in negotiating the current franchise agreement with Recology and is familiar with the requirements of the current agreement as it relates to rate setting (Article 11).

Executive Summary
217
Executive Summary 2
City of Belmont – Review of 2026 Solid Waste Rates
Within HDR’s review, four key items have been reviewed and verified. These included:
• A review of Recology’s methodology for compliance with our understanding of the required methodology specific for the 2026 rate year based on the current Agreement • A review of the data inputs and information used within the methodology to confirm that the costs and any other adjustments comply with the methodology for regularly scheduled services (Schedule L) for rate year 2026 as required in the current Agreement • A review of the data inputs and methodology used to adjust additional services (Schedule Q) for the 2026 rate year to confirm the use of the appropriate cost index, as specified in the current Agreement
• Confirmation/verification of the calculations (formulas) within the methodology as they apply to the 2026 rate year based on the current Agreement Overview of the Agreement
The Agreement with Recology is intended to continue to provide the City of Belmont community with high-quality waste collection, waste reduction, recycling, and composting programs. In order to maximize the quality of services and waste-diversion potential, the City granted to Recology an exclusive right to provide these services within the City. In order to balance that exclusive right to provide these solid waste services against the costs/rates associated with that program, the parties needed to develop an approach or methodology that both established the rates charged to the City’s customers and fairly compensated Recology. To address this requirement, Article 11 of the Agreement contains specific language, and a methodology, for annually establishing the maximum rates for the upcoming calendar year for both regularly scheduled (Schedule L) and additional services (Schedule Q).

The Agreement provides for an orderly process and approach to establish rates for the City and compensation for Recology. The review being undertaken by the City and HDR is a part of that orderly process, and the City is performing its due diligence to verify and confirm that the maximum rates calculated by Recology are in accordance with the Agreement. The
agreement stipulates this as follows:

Article 11, “The Contractor’s Compensation, Pass-Through Costs and Rates” determines the annual compensation for Recology’s collection and recycling services. This calculation of annual compensation sets the Contractor’s “Maximum
Rates for Regularly Scheduled Services” (Attachment L) and “Additional Services” (Attachment Q). Within the franchise agreement, Attachment L is established in 11.04 of Article 11, Annual Adjustment of Maximum Rates for Scheduled Services. Attachment Q is established in 11.05 of Article 11, Annual Adjustment of Maximum Rates for Additional Services.

The review being undertaken
by the City and HDR is a part of
that orderly process, and the
City is performing its due
diligence to verify and confirm
that the maximum rates
calculated by Recology are in
accordance with the
Agreement.
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Regularly Scheduled Service (Attachment L) – Review of Recology’s Calculated Maximum
On July 31, 2025, Recology provided to the City a letter outlining their calculation of the rates for rate year 2026. The City retained HDR Engineering, Inc. to provide a review of the proposed 2026 rates as has been performed annually since 2013, which is to confirm that the overall methodology is in conformance with the current Agreement. In addition, HDR also verified or confirmed that the proper cost data appeared to be used within the analysis, and that the mathematical calculations are correct. In providing this review, HDR also attempted to independently calculate the rate index used for Schedule Q rates (e.g., consumer price index (CPIU General)). This report details the City’s process to revise the maximum rates that may be charged for solid waste, recyclable materials, and organic materials collection services for rate year 2026.

The rates that Recology charges its customers include Recology (contractor) compensation, SBWMA costs to operate the Shoreway Environmental Center transfer facility, waste disposal costs, franchise fees, and other related charges. Article 11 of the Agreement provides the framework or methodology for the determination of the maximum rate for the upcoming year.

In very simple terms, the Agreement calls for Recology to annually take the existing maximum rate that is in effect and multiply each rate by an “adjustment multiplier”. The adjustment multiplier is essentially a cost index to develop Total Target Revenue for the rate year.

The rate adjustment multiplier is composed of three elements: the 2026 Base Contractor’s Compensation based on CPI cost adjustments, the 2024 Performance Incentive/Disincentive adjustment, and the 2026 pass through costs, which are comprised of both disposal and agency payments. For 2026, these elements are a total rate index adjustment of 1.45% as shown in Table ES – 1.

Table ES – 1
Summary of 2026 Rate Adjustment to 2025 Rates
Cost Component
2025
Target
Revenue
2026
Target
Revenue
$
Difference
% Adjustment
to 2025 Rates
Total Base Compensation $5,051,777 $5,098,188 $46,410 0.92% Performance (Inc.) / Dis. (4,487) (5,776) (1,289) 28.73% Pass Thru Costs 4,891,367 4,990,467 99,099 2.03%
Plus Disincentive Payable 2022 0 0 0 0.00%
Total Target Revenue $9,938,658 $10,082,878 $144,221 1.45% In the review of Recology’s Total Target Revenue for the 2026 rate year, HDR concluded that the total target revenue used the appropriate data and information for the time period and the calculations within the methodology were correct. As a result of our review, HDR concluded that based on the current Agreement, the City’s adopted solid waste rates for 2025 should be increased by 1.45% for rate year 2026 proposed rates. Provided in this report is a more detailed 219
Executive Summary 4
City of Belmont – Review of 2026 Solid Waste Rates
discussion of each of the elements of the calculation of the 2026 maximum rates and the basis for HDR’s summary conclusion.

Presented below in Table ES – 2 are the present monthly residential rates and the proposed monthly residential rates for 2026.

Table ES – 2
Summary of the Present and Proposed Residential Solid Waste Rates (Regularly Scheduled - $/Month)
Present Proposed
Monthly 2026 $/Month
Schedule Schedule Description Rate Rates Change
R20G Residential Waste - 20 Gallons $41.03 $41.62 $0.59 R32G Residential Waste - 32 Gallons 48.95 49.66 0.71
R64G Residential Waste - 64 Gallons 96.36 97.76 1.40
R96G Residential Waste - 96 Gallons 144.54 146.64 2.10
In addition to the above residential rates for regularly scheduled service, the City and Recology have a number of other rate schedules for regularly scheduled solid waste services. These include the following:
• Commercial Waste Carts (20 gallons to 96 gallons)
• Commercial Waste Bins (1 yard to 6 yards; 1 day to 7 days per week pickup) • Commercial Organics Bins (1 yard to 6 yards; 1 day to 7 days per week pickup) • Commercial Organics Carts (32 gallons to 96 gallons; 1 day to 7 days per week pickup) • Commercial Waste 1.5 Yard Compactor (1 day to 7 days per week pickup) • Commercial Organics 1.5 Yard Compactor (1 day to 7 days per week pickup) • Commercial Waste 3 Yard Compactor
• Solid Waste Compactor (per yard)
Each of these commercial rate schedules were increased by the overall 1.45% rate increase. A more detailed discussion of these other regularly scheduled services can be found in Section 4 of the report and also within the Technical Appendices in Attachment L.

Additional Services (Attachment Q) – Review of Recology’s Calculated Maximum
In addition to the regularly scheduled rates, there are also rates for “additional services”. The rates for additional services are contained in Attachment Q of the Agreement and are annually updated in accordance with the Agreement. Attachment Q is established in 11.05 of Article 11, Annual Adjustment of Maximum Rates for Additional Services.

The Maximum Rate set forth in Attachment Q is adjusted annually by multiplying the then effective April CPI-U General for the year in which rates are set and divided by the April CPI-U General from the year prior to the year in which rates are set. For example, the April CPI-U220 Executive Summary 5
City of Belmont – Review of 2026 Solid Waste Rates
General is 355.707 for 2025 and the April CPI-U-General for 2024 is 351.247. Therefore, each Maximum Rate is multiplied by the April CPI-U-General for 2025 and divided by the April CPI-UGeneral for 2024. This resulted in an overall rate increase of 1.27% (355.707 / 351.247) for Attachment Q rates effective in 2026 for additional services.

A more detailed discussion of these additional services can be found in Section 4 of the report and also within the Technical Appendices in Attachment Q.

Summary Conclusions and Recommendations
Based on the review undertaken, it was the conclusion of HDR that the maximum rates, as calculated by Recology, were in conformance with the City’s current Agreement. In reaching this conclusion, HDR has relied on the data and information as supplied by the City and Recology.

Given that conclusion, HDR would recommend that the City revise the residential and commercial rates based on the proposed rates as provided in this report, which reflects a 1.45% increase for the maximum rate calculation. Finally, the additional services (Attachment Q), as calculated by Recology and as reviewed within this report, should also be adopted for 2026 based on the CPI increase of 1.27%.

Summary of the Review of the Solid Waste Rates
This completes the summary review and analysis for the City’s solid waste rates. A full and complete discussion of the review of the solid waste rates as calculated by Recology can be found in the following sections of this report.
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1.1 Introduction
The City of Belmont is a member of the South Bayside Waste Management Authority. In 2018, the City signed an Agreement with Recology of San Mateo County for solid waste collection services, including the collection of recycling and organic materials. As part of the Agreement (i.e., Sections 7.01.A.5, 11.01.A, 11.06), the annual compensation for Recology’s collection and recycling services is contractually determined. At the same time, the Agreement calls for the City to adopt solid waste rates at a level that does not exceed the Contractor’s “Maximum Rates for Regularly Scheduled or Unscheduled Services”. Ultimately, Recology bills the City’s customers for the solid waste services at the rates established by the City of Belmont City Council.

The 2018 Agreement is for a 15-year term, for rate years 2021 through 2035. While the current Agreement is similar to the 2010 agreement, there are certain differences. Both franchise agreements contain specific language and exhibits related to the development of the maximum rates for a given year.

The general approach for rate adjustments (2022 – 2035) is based on changes in specific cost indices for the primary cost categories outlined by Recology for the base contractor’s compensation. For example, in 2026, the costs will be adjusted by the change in the specific cost indices from 2021 to 2025. These cost indices include CPI-U, CPI-U-Motor Fuel, CPI-W, etc. The Agreement has outlined each of the specific cost indices that will be used in escalating the base costs for future year rate adjustments. The Total Target Revenues for rate year 2026 will be compared to the Total Target Revenues for the prior year, which in this case is the 2025 rate year.

This comparison will result in the rate multiplier being applied to the adopted 2025 rates to establish the proposed 2026 rates.

1.2 Limitations of HDR’s Review
It is important to understand that HDR has provided a limited review of Recology’s maximum rate calculations for the 2026 rate year. The data and information used by Recology to calculate the City’s maximum rates were reviewed by another outside firm. HDR does not provide a review of this basic input data as a part of this review. Therefore, HDR and the City have assumed that the data and information input into Recology’s rate calculations are reasonable and appropriate.

Having said that, HDR did a limited cross-check to verify the inputs in Recology’s model from the previously reviewed basic input data and information.

Within HDR’s review, the three key items reviewed were the overall methodology, compliance to the agreed upon methodology, and verification of the data inputs. First, the overall methodology is generally well-laid out within Article 11 of the current Agreement. Given that, HDR reviewed Recology’s methodology for compliance with our understanding of the required methodology for the 2026 rate year. At the same time, HDR also reviewed the data inputs and information used within the methodology as applied to the 2026 rate year. While the data and information were previously reviewed, the selection and use of the appropriate costs and adjustment factors must comply with the methodology. Finally, HDR confirmed/verified the 1 Introduction and Overview of the Report
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Introduction and Overview of the Report 7
City of Belmont – Review of 2026 Solid Waste Rates
calculations (formulas) used within the methodology as applied to the 2026 rate year were accurate. As a part of HDR’s review, these three aspects of Recology’s rate filing were reviewed and verified.

1.3 Organization of the Report
This report is organized in a manner that reflects the general approach used by HDR to review Recology’s maximum rates for “Regularly Scheduled” and “Additional Services”. The next section of this report provides a brief overview of the relevant portions of the Agreement. Section 3 then provides a discussion and overview of the technical review undertaken by HDR of the Recology rate calculations. From that review, HDR was then able to review and verify the proposed maximum rates for Regularly Scheduled and Additional Services. The proposed maximum rates are discussed and shown in Section 4. Finally, Section 5 provides a summary of HDR’s findings, conclusions, and recommendations from this review.
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Overview of the Agreement 8
City of Belmont – Review of 2026 Solid Waste Rates

2.1 Introduction
An important starting point in reviewing the City’s solid waste rates is to gain an understanding of the current Agreement, which is an extension of the original 2010 franchise agreement through 2035. This section of the report is intended to provide a brief overview of the relevant portions of the City’s current Agreement with Recology to help the reader better understand the basis for this review of the rates.

The review and discussion contained herein is not intended to be comprehensive in nature, nor provide any legal interpretation or opinion regarding the relevant portions of the Agreement as it relates to this study.

2.2 Overview of the Agreement
As noted, the agreement was extended in 2018 for an additional 15-year term forrate years 2021 through 2035. The Agreement is very similar to the 2010 franchise agreement, but does contain some relevant changes to Article 11, which determines Recology’s compensation and the City’s solid waste rates. Similar to the 2010 agreement, for 2021 and beyond, Recology’s annual compensation for collection and recycling services is outlined in the Agreement and is contractually determined. The Agreement calls for the City to establish and adopt solid waste rates, but not at a level which exceeds the Contractor’s “Maximum Rates for Regularly Scheduled Services”, referred to as Attachment L, and “Maximum Rates for Additional Services”, referred to as Attachment Q2. The Agreement between the parties contains specific language and exhibits related to the development of the maximum
rates for a given year for both Attachments L and Q.

The Agreement provides for an orderly process and approach to establish rates for the City and compensation for
Recology. The review being undertaken by the City and HDR is a part of that orderly process, and the City is performing its due diligence to verify and confirm that the maximum rates calculated by Recology are in accordance with the Agreement for the 2026 rate year.

More specific to the Agreement, Article 11 – “The Contractor’s Compensation, Pass-Through Costs and Rates” provides the analytical framework for determining the annual compensation for Recology’s collection and recycling services. This calculation of annual compensation sets the Contractor’s “Maximum Rates for Regularly Scheduled Services”, known as Attachment L, and “Additional Services”, known as Attachment Q. Attachment L is established in 11.04 of Article 11, Annual Adjustment of Maximum Rates for Scheduled Services. Attachment Q is established in

11.05 of Article 11, Annual Adjustment of Maximum Rates for Additional Services. 2 Under the 2010 franchise agreement, Regularly Scheduled services were referred to as Attachment R and Additional Services were referred to as Schedule Q.
2 Overview of the Agreement
...and the City is performing
its due diligence to verify and
confirm that the maximum
rates calculated by Recology
are in accordance with the
Agreement for the 2026 rate
year.
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Overview of the Agreement 9
City of Belmont – Review of 2026 Solid Waste Rates

2.3 Regularly Scheduled Services (Attachment L)
As noted above, Article 11 of the Agreement provides the analytical framework or methodology for the determination of the maximum rates for the upcoming year. In very simple terms, the Agreement calls for Recology to annually take the existing maximum rate that is in effect and multiply each rate by the “adjustment multiplier”. The adjustment multiplieris essentially a “cost index” based on CPI value adjustments to arrive at the Total Target Revenue for the rate year.

The Total Target Revenue for the current year is divided by the prior year Total Target Revenue per 11.04.A. as follows:
“...Beginning with the adjustment for Rate Year 2022, each Maximum Rate set forth in Attachment L shall be adjusted annually by multiplying the then-effective Maximum Rate by the Adjustment Multiplier. The Adjustment Multiplier used to calculate the Maximum Rates that will be effective in a given Rate Year (the “Adjustment Year”) shall be calculated by dividing Total Target Revenue for the Adjustment Year (calculated pursuant to Table 2 below) by Total Target Revenue for the Rate Year prior to the Adjustment Year (the “Current Year”).”3
However, for only Rate Year 2022, the “prior” year will be the 2021 adjusted Total Target Revenue of $7,888,920 as follows in 11.04A.
“...For purposes of determining Maximum Rates for Rate Year 2022, Total Target Revenue for Rate Year 2021 shall be the same as Total Contractor’s Compensation for that year (i.e. $7,888,920).”4
Going forward in rate years 2023 to 2035, the adjustment multiplier will be the current year Total Target Revenue divided by the prior year Total Target Revenue. For example, for rate year 2026, the Total Target Revenue for the 2026 rate year will be divided by the rate year 2025 Total Target Revenue.

The franchise agreement provides the cost index for the various components to calculate the Total Target Revenue. The Total Target Revenue is stated in total dollars. For example, the Total Target Revenue for 2025 is $9,938,658. Going forward each year, the cost index is calculated by adding together the various cost components, which are composed of the following:
• Direct Labor (Wages for CBA’s, Benefits for CBA’s, Payroll Taxes, Worker’s Compensation) • Direct Fuel Costs
• General Expenses Direct and Indirect
• General Expenses Depreciation
• Profit Calculation
• Interest
• Performance Incentives/Performance Disincentives
• Pass Through Costs
 Disposal Costs (i) Projected Next Year, (ii) Actual Prior Year, (iii) less Projected Prior Year)
3 Franchise Agreement, Section 11.04(A), Adjustment Multiplier for Regularly Scheduled Services, p. 99. 4 Franchise Agreement, Section 11.04(A), Adjustment Multiplier for Regularly Scheduled Services, p. 99. 225
Overview of the Agreement 10
City of Belmont – Review of 2026 Solid Waste Rates
 Agency Payments
The general approach for future year rate adjustments is based on changes in specific cost indices for the primary cost categories outlined by Recology for the base contractor’s compensation. For example, in 2026, the costs will be adjusted by the change in the specific cost indices from 2020 to 2025. These cost indices include CPI-U, CPI-U-Motor Fuel, CPI-W, etc. The current Agreement outlines each of the specific cost indices that will be used in escalating the base costs (adjusted 2021 Total Target Revenue) for future year rate adjustments. For rate year 2026, the 2026 Total Target Revenue of $10,082,878 is compared to the 2025 Total Target Revenue of $9,938,658.

Finally, the disposal costs are calculated separately from the base contractor’s compensation.

The current franchise agreement uses a similar approach to establishing the annual adjustments to the disposal costs. Essentially, all increases or changes in disposal costs are passed through as direct rate adjustments to the customer.

2.4 Additional Services (Attachment Q)
The rates for additional services are addressed in the current franchise agreement and are annually updated in accordance with the Agreement. Rates for Additional Services are discussed and established in 11.05 of Article 11, Annual Adjustment of Maximum Rates for Additional Services.

11.05 – Annual Adjustment of Maximum Rates for Additional Services A. The Maximum Rates for Rate Year 2021 for the additional services described in Attachment Q shall be the charges for those services determined under the SBWMA-wide methodology, adjusted as necessary to pass through the Franchise Fee and any other Agency fees under this Agreement. Beginning with the adjustment for Rate Year 2022, each Maximum Rate set forth in Attachment Q shall be adjusted annually by multiplying the then-effective Maximum Rate by April CPI-U-General for the year in which the calculation is made and dividing the result by April CPI-U-General for the year prior to the year in which the calculation is made. For example, to calculate the Maximum Rates set forth in Attachment Q effective in 2026, each Maximum Rate effective in 2025 shall be multiplied by CPI-U-General for April 2025 and divided by CPI-U-General for April 2024.

The adjustment to Schedule Q is based upon a cost-indexing approach and a CPI for general inflation is used. As an example, assume the April 2025 CPI-U-General is 300.000 and the April 2024 CPI-U-General is 295.000. This would result in an adjustment to the Additional Services rates of 1.7%. (300.000 / 295.000 = 1.017 or 1.7%).

2.5 Summary
This section of the report has provided a brief overview of the relevant portions of the current Agreement with Recology. While this overview of the Agreement has been necessarily abbreviated, it is intended to provide an understanding of the basic framework or methodology used to calculate the maximum rates for Regularly Scheduled Services and Additional Services. 226
Review of Recology’s Calculated “Maximum Rates for Regularly Scheduled Services” 11 City of Belmont – Review of 2026 Solid Waste Rates

3.1 Introduction
As stated in the Agreement, Recology calculates the maximum rates for the upcoming calendar year. The calculated maximum rates are formula driven, and as noted in the prior section of the report, there is relatively clear language and numeric examples of the rate setting process. The purpose of this section of the report is to provide an overview of Recology’s rate filing to the City for the 2026 rate year, along with HDR’s technical review of that filing. Article 11.04 specifically outlines the establishment of maximum rates for 2026 and after for regularly scheduled services.

3.2 Overview of Recology’s 2026 Rate Application
On July 31, 2025, Recology provided to the City a letter and detailed worksheets outlining their calculation of the maximum rates for rate year 2026. The rate application letter indicated a maximum increase adjustment of 1.45%. HDR reviewed that calculation and determined based on the information provided, it appears to agree with the current Agreement.

For 2026, the adjustment multiplier is based on CPI cost adjustment by component. HDR conducted a review of Recology’s calculations and determined, based on the information provided, that it appears to be in compliance with the Agreement. Provided below in Table 3 – 1 is an overview of Recology’s Total Target Revenue calculation for rate year 2026. 3 Review of Recology’s Calculated Maximum
Rates for Regularly Scheduled Services
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Review of Recology’s Calculated “Maximum Rates for Regularly Scheduled Services” 12 City of Belmont – Review of 2026 Solid Waste Rates
Table 3 – 1
Overview of Recology’s Total Target Revenue Calculation Rate Year 2026 Cost Component
Adj. 2021
Target
Revenue
April
2020 CPI
Index
April 2025
CPI Index
Change
2020
to 2025
2026
Target
Revenue
Direct Labor Related
Wages for CBA’s $1,310,584 290.304 352.077 1.213 $1,589,460 Benefits for CBA’s 608,287 517.053 576.988 1.116 678,798 Payroll Taxes 109,005 N/A N/A 128,746
Workers Compensation 93,961 290.304 352.077 1.213 113,955 Direct Fuel Costs 169,992 209.994 358.556 1.707 290,254 General Expense Direct & Indirect 1,211,383 298.074 355.707 1.193 1,445,605 SB 1383 (2024) 19,046
Depreciation 281,317 N/A N/A 281,317
Profit 397,271 N/A N/A 477,328
Interest 73,679 N/A N/A 73,679
Performance Inc./Disincentives 0 N/A N/A (5,776)
Base Contractor’s Compensation $4,255,479 $5,092,412
Agency Components $2,621,548
Disposal Projected Cost (i) 2,455,449
Disposal Actual Prior Year Cost (ii) 2,347,997
Disposal Prior Projected Cost (iii) (2,434,527)
Disposal Cost Component $4,990,467
Total Target Revenue $10,082,878
(i) The Contractor’s projected costs for April 1 of that calendar year through March 31 of the following year plus (ii) The Contractor’s actual costs April 1 of the year prior through March 31 of the calendar year minus (iii) The Contractor’s previous projection.

As noted above, the City retained HDR to review the Recology calculations (Table 3 – 1) to confirm that the proper data appeared to be used within the analysis, and that the mathematical calculations were correct for the 2026 rate year. While Table 3 – 1 appears rather simple and straight-forward, the calculations are, in some cases, much more complex with other detailed worksheets behind them.

Provided below is a more detailed discussion of the analytical steps taken to review the Recology calculations and the results of our review.
228
Review of Recology’s Calculated “Maximum Rates for Regularly Scheduled Services” 13 City of Belmont – Review of 2026 Solid Waste Rates

3.3 Overview of the General Approach Used to Review Costs As noted in Section 2, an important starting point for reviewing Recology’s compensation is understanding the Agreement. HDR reviewed the documents, then independently reviewed the rate year 2026 maximum rate calculations. HDR developed a spreadsheet to review and attempt to duplicate the Recology calculations for 2026. In this way, HDR could review the data sources used and verify their appropriateness, while at the same time, verifying the formulas used within the calculations.

3.4 Summary Conclusions of HDR’s Review of the Maximum Rate Calculations
Based on HDR’s review of Recology’s 2026 rate application, HDR concluded that the costs contained in Table 3 – 1 used appropriate cost data and information for the time period and the calculations within the methodology were correct. As a result of our independent review, HDR concluded that based upon the existing Agreement, the maximum rates should be calculated based on the increase in rates of 1.45%.

3.5 HDR’s Detailed Review of the Total Target Revenue Calculations As previously discussed, the focus of HDR’s review was on the calculations used to establish the Total Target Revenue for rate year 2026 or the “Maximum Rates for Regularly Scheduled Services”. Article 11 of the Agreement forms the basis for the calculations. As shown in Table 3 – 1, there is one primary calculation component to the maximum rate calculation, the CPI value adjustment.

The general approach for future year rate adjustments (2022 – 2035) is based on changes in specific cost indices for the primary cost categories outlined by Recology for the base contractor’s compensation. For example, in 2026, the 2021 adjusted base target revenue will be adjusted by the change in the specific cost indices from 2020 to 2025. These cost indices include CPI-U, CPIU-Motor Fuel, CPI-W, etc. The current Agreement outlines each of the specific cost indices that will be used in escalating the base adjusted target revenue for future year rate adjustments. For Rate Year 2026 and thereafter, the specific cost indices will compare the current year index to the 2020 index and the 2021 adjusted Total Target Revenue. In simplified terms, general operating costs are adjusted annually by the use of a CPI value. The CPI value index is segregated into nine main components. They are as follows:
• Direct Labor - The direct labor includes wages for CBA’s, benefits for CBA’s, payroll taxes, and worker’s compensation. Wages for CBA’s, benefits for CBA’s, and worker’s compensation for base year 2021 is multiplied by the difference between the 2020 base year CPI for that component and the current year (2025) CPI for that component. In very simplified terms, the agreement uses the wages for CBA’s at the start of the agreement in 2021 and then simply adjusts wages for CBA’s by a CPI amount based on 2020 CPI and the current year CPI. Payroll tax is a formula based on the wages times the effective rate of 8.1%.
• Direct Fuel – The fuel for base year 2021 is multiplied by the difference between the 2020 average price per gallon and the average price per gallon of fuel for the twelve-month period ending March 31 of the Calendar Year.
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Review of Recology’s Calculated “Maximum Rates for Regularly Scheduled Services” 14 City of Belmont – Review of 2026 Solid Waste Rates
• General Expense Direct and Indirect – The base general expense for 2021 is multiplied by the difference between the 2020 base year Consumer Price Index and the current year Consumer Price Index.
• Depreciation Vehicles, Containers, Indirect – The vehicle depreciation remains fixed at $196,818 for rate years 2022-2026. Values for rate years 2027-2035 shall be determined as part of the SBWMA-wide rate application for rate year 2027. The container depreciation remains fixed at $77,090 for rate years 2022-2035 unless additional containers are purchased. The indirect remains fixed at $7,409 for rate years 2022-2035. • Profit Calculation – The profit is calculated by taking the sum of direct labor, direct fuel, general expenses direct and indirect, as well as the depreciation on vehicles, containers and indirect for the current rate year, divide by 0.905, and subtract the result from the sum of direct labor, direct fuel, general expenses direct and indirect, the depreciation of the vehicles, containers and indirect for the current rate year profit calculation. This calculation represents the application of the 90.5% operating ratio to the Contractor’s calculated total annual cost of operations.
• Disposal Costs – (i) The Contractor’s projected costs for April 1 of that calendar year through March 31 of the following year plus (ii) the Contractor’s actual costs April 1 of the year prior through March 31 of the calendar year minus (iii) the Contractor’s previous projection.
• Interest – The value remains fixed at $73,679 for rate years 2022-2035 unless additional vehicles or containers are purchased.
• Performance-Based – Is the sum of incentives and disincentives the year immediately preceding the Calendar Year of the Cost Index. The determination of incentives and disincentives is independently determined by another outside party. • Agency Payment – The anticipated amount of total Agency payments as detailed in Article 11 (sum of direct labor, direct fuel, general expenses direct and indirect, depreciation, profit, interest, performance incentives & disincentives, and disposal costs, divided by (1 – 0.26) then multiplying the result by 0.26).

For each of the above components, HDR reviewed the source data and information used within Recology’s calculations. As a part of Recology’s packet of information, the source data used by Recology was attached to the application letter. While much of the cost data and information had previously been audited by another outside independent consultant, in those cases where other key assumptions to the analysis were needed (e.g., CPI index), HDR attempted to independently review them.

Based on the changes from the 2025 Total Target Revenue to the 2026 Total Target Revenue, the costs increased by $144,221 or 1.45% overall ($10,082,878 - $9,938,658 = $144,221 or $144,221 / $9,938,658 = 1.45%). As noted, the majority of the components are based on specific cost indexes and/or formulas as explained previously. Disposal costs are based on projections and actuals and are made up of three components: the (i) Contractor’s projected costs, (ii) the Contractor’s actual costs of the year prior, and the (iii) Contractor’s previous projection. Provided 230
Review of Recology’s Calculated “Maximum Rates for Regularly Scheduled Services” 15 City of Belmont – Review of 2026 Solid Waste Rates
below in Table 3 – 2 is a summary of the changes in Total Target Revenue compared from 2025 to 2026.

Table 3 – 2
Summary of Changes in Total Target Revenue from 2025 to 2026 Cost Component
2025
Target
Revenue
2026
Target
Revenue
$
Difference
%
Difference
Base Contractor Compensation
Direct Labor Related $2,455,457 $2,510,958 $55,502 2.26% Direct Fuel Costs 322,119 290,254 (31,865) -9.89%
General Expense Direct & Indirect 1,446,287 1,464,651 18,364 1.27% Depreciation 281,317 281,317 0 0.00%
Profit 472,919 477,328 4,409 0.93%
Interest 73,679 73,679 0 0.00%
Total Base Compensation $5,051,777 $5,098,188 $46,410 0.92% Performance (Inc.) / Dis. (4,487) (5,776) (1,289) 28.73% Total Pass-Through Costs
Disposal Projected Cost (i) $2,434,527 $2,455,449 $20,922 0.86% Disposal Actual Prior Year Cost (ii) 2,114,505 2,347,997 233,492 11.04% Disposal Prior Projected Cost (iii) (2,241,715) (2,434,527) (192,812) 8.60% Agency Payments 2,584,050 2,368,919 37,497 1.45%
Total Pass-Through Costs $4,891,367 $4,990,467 $99,099 2.03% Total Target Revenue $9,938,658 $10,082,878 $144,221 1.45% In a more simplified or summarized manner, the rate adjustment multiplier is composed of three elements: the 2026 CPI cost adjustments, the 2024 Incentive/Disincentive adjustment, and the 2026 pass through costs, which are comprised of disposal and agency payments. Table 3 – 3 summarizes the adjustment by component.
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Review of Recology’s Calculated “Maximum Rates for Regularly Scheduled Services” 16 City of Belmont – Review of 2026 Solid Waste Rates
Table 3 – 3
Summary of 2026 Rate Adjustment to 2025 Rates
Cost Component
2025
Target
Revenue
2026
Target
Revenue
$
Difference
% Adjustment
to 2025 Rates
Total Base Compensation $5,051,777 $5,098,188 $46,410 0.92% Performance (Inc.) / Dis. (4,487) (5,776) (1,289) 28.73% Pass Through Costs 4,891,367 4,990,467 99,099 2.03%
Plus Disincentive Payable 2022 0 0 0 0.00%
Total Target Revenue $9,938,658 $10,082,878 $144,221 1.45%

3.6 Conclusions Regarding the Calculation of the Maximum Rate Based on the review of the Recology rate calculation, HDR concluded that the calculation as provided by Recology appears appropriate and in keeping with the current Agreement. In reaching this conclusion, HDR reviewed and verified the data inputs in the calculation, while also confirming the overall methodology and calculations. Based on our review, the calculated Maximum Rate Index for 2026 is an increase of 1.45% in overall rates for regularly scheduled services.
232
Review of the Proposed 2026 Solid Waste Rates 17
City of Belmont – Review of 2026 Solid Waste Rates

4.1 Introduction
In the previous section of this report, the cost basis for the City’s 2026 solid waste rates was reviewed and provides the basis for determining the City’s maximum rates for rate year 2026.

This section of the report will review the maximum solid waste rates for Regularly Scheduled Services (Attachment L) and Additional Services (Attachment Q).

4.2 Residential Regularly Scheduled Service (Attachment L) From the review of the rate index multiplier, it was concluded that the analysis developed by Recology appears to comply with the City’s Agreement. The overall adjustment to revenues derived from rates for 2026 is a 1.45% increase in the existing rates. In developing the calculated maximum rates, Recology provided a schedule of the rates. HDR reviewed the calculated maximum rates to confirm that they use the appropriate multiplier. Presented below is a discussion of the present solid waste rates and the proposed 2026 rates for residential customers. Provided below in Table 4 – 1 are the proposed 2026 Residential rates for Schedule L (regularly scheduled services). Some minor rounding of the rates may occur for purposes of ease of administration.

Table 4 – 1
Summary of the Present and Proposed Residential Solid Waste Rates (Regularly Scheduled - $/Month)
Present Proposed
Monthly 2026 $/Month
Schedule Schedule Description Rate Rates Change
R20G Residential Waste - 20 Gallons $41.03 $41.62 $0.59 R32G Residential Waste - 32 Gallons 48.95 49.66 0.71
R64G Residential Waste - 64 Gallons 96.36 97.76 1.40
R96G Residential Waste - 96 Gallons 144.54 146.64 2.10

4.3 Commercial Carts Regularly Scheduled Service (Attachment L) Some commercial waste customers have similar service to residential customers in that they have cart sizes that range from 20 gallons to 96 gallons. However, a difference between the residential and commercial service is the number of pickups per week where a commercial customer may choose their level of service (number of pickups per week). Presented in Table 4 – 2 is a summary of the current commercial rates and the calculated maximum rates for 2026. The maximum calculated rates assume a 1.45% increase from the present rates. Some minor rounding of the rates may occur for purposes of ease of administration. 4 Review of the Proposed 2026 Solid Waste
Rates
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City of Belmont – Review of 2026 Solid Waste Rates
Table 4 – 2
Summary of the Present and Calculated Max. Commercial Solid Waste Rates (By Gallon Cart Size; Regularly Scheduled – $/Month)
Collection – Times Per Week
Schedule 1 2 3 4 5 6 7
C20G Commercial Waste – 20 Gallon
Present 2025 Monthly Rate $52.35 $107.69 $160.34 $220.12 $278.50 $348.47 $424.49 Calculated Maximum 2026 Rate 53.11 109.25 162.66 223.31 282.54 353.52 430.65 $/Month Change 0.76 1.56 2.32 3.19 4.04 5.05 6.16
C32G Commercial Waste – 32 Gallon
Present 2025 Monthly Rate $58.12 $119.66 $178.12 $244.57 $309.42 $387.17 $471.64 Calculated Maximum 2026 Rate 58.96 121.40 180.70 248.12 313.91 392.78 478.48 $/Month Change 0.84 1.74 2.58 3.55 4.49 5.61 6.84
C64G Commercial Waste – 64 Gallon
Present 2025 Monthly Rate $112.40 $226.80 $344.13 $462.71 $588.16 $716.74 $839.05 Calculated Maximum 2026 Rate 114.03 230.09 349.12 469.42 596.69 727.13 851.22 $/Month Change 1.63 3.29 4.99 6.71 8.53 10.39 12.17
C96G Commercial Waste – 96 Gallon
Present 2025 Monthly Rate $162.46 $332.78 $505.02 $683.13 $863.66 $1,087.16 $1,268.34 Calculated Maximum 2026 Rate 164.82 337.61 512.34 693.04 876.18 1,102.92 1,286.73 $/Month Change 2.36 4.83 7.32 9.91 12.52 15.76 18.39
234
Review of the Proposed 2026 Solid Waste Rates 19
City of Belmont – Review of 2026 Solid Waste Rates
As can be seen, the existing structure for commercial waste customers with carts has been maintained.

4.4 Commercial Waste Bins Regularly Scheduled Service
Other commercial customers have larger bins which range in size from 1 yard to 6 yards. These commercial waste customers also have the option of different levels of service and can select the number of pickups per week. Presented in Table 4 – 3 is a summary of the current commercial waste bin rates and the calculated maximum rates for 2026. The maximum calculated rates reflect a 1.45% increase from the present rates. Some minor rounding of the rates may occur for purposes of ease of administration.
235
Review of the Proposed 2026 Solid Waste Rates 20
City of Belmont – Review of 2026 Solid Waste Rates
Table 4 – 3
Summary of the Present and Calculated Max. Commercial Solid Waste Rates (By Yard Cart Size; Regularly Scheduled – $/Month)
Collection – Times Per Week
Schedule 1 2 3 4 5 6 7
C1YG Commercial Waste - 1 Yard
Present 2025 Monthly Rate $272.61 $555.02 $842.26 $1,132.86 $1,425.79 $1,779.46 $2,099.54 Calculated Maximum 2026 Rate 276.56 563.07 854.47 1,149.29 1,446.46 1,805.26 2,129.98 $/Month Change 3.95 8.05 12.21 16.43 20.67 25.80 30.44
C2YG Commercial Waste - 2 Yard
Present 2025 Monthly Rate $548.36 $1,105.73 $1,668.35 $2,235.07 $2,809.80 $3,317.14 $3,928.58 Calculated Maximum 2026 Rate 556.31 1,121.76 1,692.54 2,267.48 2,850.54 3,365.24 3,985.54 $/Month Change 7.95 16.03 24.19 32.41 40.74 48.10 56.96 C2YG1 Commercial Waste - 2 Yard
Present 2025 Monthly Rate $548.36 $1,105.73 $1,668.35 $2,235.07 $2,809.80 $3,317.14 $3,928.58 Calculated Maximum 2026 Rate 556.31 1,121.76 1,692.54 2,267.48 2,850.54 3,365.24 3,985.54 $/Month Change 7.95 16.03 24.19 32.41 40.74 48.10 56.96 C3YG Commercial Waste - 3 Yard
Present 2025 Monthly Rate $827.02 $1,664.02 $2,505.93 $3,350.35 $4,197.69 $5,095.81 $6,000.20 Calculated Maximum 2026 Rate 839.01 1,688.15 2,542.27 3,398.93 4,258.56 5,169.70 6,087.20 $/Month Change 11.99 24.13 36.34 48.58 60.87 73.89 87.00 C4YG Commercial Waste - 4 Yard
Present 2025 Monthly Rate $1,128.96 $2,277.43 $3,425.93 $4,587.49 $5,753.95 $6,968.80 $8,209.08 Calculated Maximum 2026 Rate 1,145.33 2,310.45 3,475.61 4,654.01 5,837.38 7,069.85 8,328.11 $/Month Change 16.37 33.02 49.68 66.52 83.43 101.05 119.03 C6YG Commercial Waste - 6 Yard
Present 2025 Monthly Rate $1,736.26 $3,521.40 $5,293.26 $7,050.05 $8,831.87 $10,676.95 $12,505.21 Calculated Maximum 2026 Rate 1,761.44 3,572.46 5,370.01 7,152.28 8,959.93 10,831.77 12,686.54 $/Month Change 25.18 51.06 76.75 102.23 128.06 154.82 181.33 236
Review of the Proposed 2026 Solid Waste Rates 21
City of Belmont – Review of 2026 Solid Waste Rates
As shown above, the existing structure for commercial waste customers with bins has also been maintained.

4.5 Commercial Organics Bins Regularly Scheduled Service The rate charged for commercial organics is tied to the commercial waste rate. Commercial organics rates are charged at 70% of the commercial waste rate, for a comparable size bin. Similar to the commercial waste bin customers, commercial organics customers have bins which range in size from 1 yard to 6 yards. Additionally, the commercial organics customers also have the option of different levels of service and can select the number of pickups per week. Presented in Table 4 – 4 is a summary of the current commercial organics bin rates and the calculated maximum rates for 2026. The maximum calculated rates assume a 1.45% increase from the present rates. Some rounding of the rates may occur for purposes of ease of administration. 237
Review of the Proposed 2026 Solid Waste Rates 22
City of Belmont – Review of 2026 Solid Waste Rates
Table 4 – 4
Summary of the Present and Calculated Maximum Commercial Organics (By Bin Size in Yards; Regularly Scheduled – $/Month)
Collection – Times Per Week
Schedule 1 2 3 4 5 6 7
C1YO Commercial Organics- 1 Yard
Present 2025 Monthly Rate $190.84 $388.50 $589.57 $793.00 $998.06 $1,245.63 $1,469.69 Calculated Maximum 2026 Rate 193.61 394.13 598.12 804.50 1,012.53 1,263.69 1,491.00 $/Month Change 2.77 5.63 8.55 11.50 14.47 18.06 21.31
C2YO Commercial Organics - 2 Yard
Present 2025 Monthly Rate $383.86 $773.99 $1,167.86 $1,564.54 $1,966.83 $2,321.99 $2,750.01 Calculated Maximum 2026 Rate 389.43 785.21 1,184.79 1,587.23 1,995.35 2,355.66 2,789.89 $/Month Change 5.57 11.22 16.93 22.69 28.52 33.67 39.88 C3YO Commercial Organics - 3 Yard
Present 2025 Monthly Rate $578.90 $1,164.85 $1,754.16 $2,345.25 $2,938.37 $3,567.07 $4,200.14 Calculated Maximum 2026 Rate 587.29 1,181.74 1,779.60 2,379.26 2,980.98 3,618.79 4,261.04 $/Month Change 8.39 16.89 25.44 34.01 42.61 51.72 60.90 C4YO Commercial Organics - 4 Yard
Present 2025 Monthly Rate $790.28 $1,594.20 $2,398.14 $3,211.25 $4,027.75 $4,878.21 $5,746.36 Calculated Maximum 2026 Rate 801.74 1,617.32 2,432.91 3,257.81 4,086.15 4,948.94 5,829.68 $/Month Change 11.46 23.12 34.77 46.56 58.40 70.73 83.32 C6YO Commercial Organics - 6 Yard
Present 2025 Monthly Rate $1,215.39 $2,464.99 $3,705.27 $4,935.04 $6,182.32 $7,473.85 $8,753.64 Calculated Maximum 2026 Rate 1,233.01 2,500.73 3,759.00 5,006.60 6,271.96 7,582.22 8,880.57 $/Month Change 17.62 35.74 53.73 71.56 89.64 108.37 126.93 238
Review of the Proposed 2026 Solid Waste Rates 23
City of Belmont – Review of 2026 Solid Waste Rates
The commercial organics bin rates have maintained the existing rate structure.

4.6 Commercial Organics Carts Regularly Scheduled Service Commercial customers can also have the smaller gallon-sized carts for organic waste. Presented in Table 4 – 5 is a summary of the current commercial organics cart rates and the calculated maximum rates for 2026. The maximum calculated rates assume a 1.45% increase from the present rates. Some minor rounding of the rates may occur for purposes of ease of administration.
239
Review of the Proposed 2026 Solid Waste Rates 24
City of Belmont – Review of 2026 Solid Waste Rates
Table 4 – 5
Summary of the Present and Calculated Maximum Commercial Organics (By Gallon Cart Size; Regularly Scheduled - $/Month)
Collection – Times Per Week
Schedule 1 2 3 4 5 6 7
C32O Commercial Organics – 32 Gallon
Present 2025 Monthly Rate $40.71 $83.76 $124.68 $171.22 $216.60 $271.05 $330.17 Calculated Maximum 2026 Rate 41.30 84.97 126.49 173.70 219.74 274.98 334.96 $/Month Change 0.59 1.21 1.81 2.48 3.14 3.93 4.79
C64O Commercial Organics – 64 Gallon
Present 2025 Monthly Rate $78.70 $158.76 $240.88 $323.92 $411.72 $501.68 $587.33 Calculated Maximum 2026 Rate 79.84 161.06 244.37 328.62 417.69 508.95 595.85 $/Month Change 1.14 2.30 3.49 4.70 5.97 7.27 8.52
C96O Commercial Organics – 96 Gallon
Present 2025 Monthly Rate $113.72 $232.94 $353.51 $478.18 $604.56 $761.00 $887.84 Calculated Maximum 2026 Rate 115.37 236.32 358.64 485.11 613.33 772.03 900.71 $/Month Change 1.65 3.38 5.13 6.93 8.77 11.03 12.87
240
Review of the Proposed 2026 Solid Waste Rates 25
City of Belmont – Review of 2026 Solid Waste Rates
The commercial organics cart rates have maintained the existing rate structure.

4.7 Other Miscellaneous Solid Waste Rates
The solid waste rates also include other solid waste rates for multi-family customers. The maximum calculated rates assume a 1.45% increase from the present rates. Some minor rounding of the rates may occur for purposes of ease of administration. These rates are shown below in Table 4 – 6.
241
Review of the Proposed 2026 Solid Waste Rates 26
City of Belmont – Review of 2026 Solid Waste Rates
Table 4 – 6
Summary of the Present and Calculated Maximum Compactor Rates (Regularly Scheduled - $/Month)
Collection – Times Per Week
Schedule 1 2 3 4 5 6 7
C3CG Commercial Waste 3 Yard Compactor
Present 2025 Monthly Rate $1,985.89 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Calculated Maximum 2026 Rate 2,014.69 0.00 0.00 0.00 0.00 0.00 0.00 $/Month Change 28.80 0.00 0.00 0.00 0.00 0.00 0.00
C15CG Commercial Waste 1.5 Yard Compactor
Present 2025 Monthly Rate $993.10 $1,986.21 $2,979.31 $3,972.42 $4,965.52 $5,958.63 $6,951.73 Calculated Maximum 2026 Rate 1,007.50 2,015.01 3,022.51 4,030.02 5,037.52 6,045.03 7,052.53 $/Month Change 14.40 28.80 43.20 57.60 72.00 86.40 100.80 C15CO Commercial Organics 1.5 Yard Compactor
Present 2025 Monthly Rate $695.18 $1,390.35 $2,085.52 $2,780.69 $3,475.87 $4,171.04 $4,866.22 Calculated Maximum 2026 Rate 705.26 1,410.51 2,115.76 2,821.01 3,526.27 4,231.52 4,936.78 $/Month Change 10.08 20.16 30.24 40.32 50.40 60.48 70.56 Solid Waste Compactor Rate Per Yard
Present 2025 Monthly Rate $152.78 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 Calculated Maximum 2026 Rate 155.00 0.00 0.00 0.00 0.00 0.00 0.00 $/Month Change 2.22 0.00 0.00 0.00 0.00 0.00 0.00
242
Review of the Proposed 2026 Solid Waste Rates 27
City of Belmont – Review of 2026 Solid Waste Rates

4.8 Rates for Additional Services (Attachment Q)
Recology also provides a number of services that are not considered “Regularly Scheduled” services and are not included as a part of the Attachment L rates discussed above. These services are considered “Additional Services” (i.e., Schedule Q) and as discussed in Section 2, they are adjusted using a cost index for general inflation.

The Maximum Rate set forth in Attachment Q is adjusted annually by multiplying the then effective April CPI-U General for the year in which rates are set and divided by the April CPI-U General from the year prior to the year in which rates are set. For rate year 2026, the April CPIU-General is 355.707 for 2025 and the April CPI-U-General for 2024 is 351.247. Therefore, each Maximum Rate is multiplied by the April CPI-U-General for 2025 and divided by the April CPI-UGeneral for 2024. This resulted in an overall rate increase of 1.27% (355.707 / 351.247) for Attachment Q rates effective in 2026 for additional services. Details of the Additional Service rates (Schedule Q) can be found in Technical Appendix B.

4.9 Summary
HDR reviewed the Recology rate calculation and concluded that the resulting maximum solid waste rates for both regularly scheduled services (Attachment L) and additional services (Attachment Q) for rate year 2026 were calculated in a manner which reflects the intent of the Agreement.
243
Summary of the Solid Waste Rate Findings, Conclusions and Recommendations 28 City of Belmont – Review of 2026 Solid Waste Rates

5.1 Introduction
This report has reviewed the calculated Maximum Rates as developed by Recology. HDR used a systematic process to review the base-year costs, along with the resulting maximum rates for regularly scheduled services.

5.2 Summary Findings, Conclusions and Recommendations
HDR has confirmed that the rate adjustment application and the accompanying maximum rate schedules submitted by Recology meet the requirements of the Agreement. On September 9, 2025, HDR will present the proposed 2026 rate adjustments of 1.45% for regularly scheduled services, Schedule L, and 1.27% for unscheduled services, Schedule Q, to the City Council. If accepted by the City Council, a public hearing will be set and a customer notification mailed to the City’s customers.

5.3 Looking Ahead – Future Rate Adjustment to 2027
The 2027 rate adjustment will include CPI value adjustment components for the current year (2026 for rate year 2027) compared to the 2020 CPI value components and the adjusted 2021 Total Target Revenue. As noted in Section 3, annual depreciation expense will be updated in 2027. This will result in a change to the City’s rates based on the overall level of change. The multiplier will be based on the 2027 Total Target Revenue compared to the 2026 Total Target Revenue of $10,082,878.

5.4 Summary
This completes the review conducted by HDR for the City of Belmont on the proposed 2026 Solid Waste rates. This report has met the City’s requirement to conduct a due diligence review on the proposed compensation to Recology and the resulting regularly scheduled and additional services solid waste rates.
5 Summary of the Solid Waste Rate Findings,
Conclusions and Recommendations
244
The following tables specify Maximum Allowable Rates for Regularly Scheduled Services. These Maximum Rates shall be adjusted annually in accordance with Article 11. The following Attachment L rates are the proposed 2026 rates.

Attachment L
Maximum Rate Schedule
Effective January 1, 2026 to December 31, 2026
Monthly Rate
Technical Appendix A – Attachment L Rates
Regularly Scheduled Services
20 32 64 96
1 Pickup Per Week $41.62 $49.66 $97.76 $146.64
Residential customers are billed based on their Garbage Cart size.

The monthly rate above includes the following:

One (1) Garbage Cart provided to customer
Curbside Household Hazardous Waste Collection
One (1) 64-Gallon Recycling Cart and (1) 96-Gallon Yard Waste Cart

RESIDENTIAL CARTS
Cart Size (in Gallons)
245
Attachment L
Maximum Rate Schedule
Effective January 1, 2026 to December 31, 2026
Monthly Rate
20 32 64 96
1 $53.11 $58.96 $114.03 $164.82
2 109.25 121.40 230.09 337.61
3 162.66 180.70 349.12 512.34
4 223.31 248.12 469.42 693.04
5 282.54 313.91 596.69 876.18
6 353.52 392.78 727.13 1,102.92
7 430.65 478.48 851.22 1,286.73
The monthly rate above includes the following:

One (1) Garbage Cart
Recycling Cart
32 64 96
1 $41.30 $79.84 $115.37
2 84.97 161.06 236.32
3 126.49 244.37 358.64
4 173.70 328.62 485.11
5 219.74 417.69 613.33
6 274.98 508.95 772.03
7 334.96 595.85 900.71
Note: Organics containers are charged at seventy percent (70%) of the similar Garbage commercial cart rate above container size and service levels for Garbage, representing a thirty percent (30%) discount
Cart Size (in Gallons)
# of Pickups Per Week

COMMERCIAL CARTS
Cart Size (in Gallons)
# of Pickups Per Week

COMMERCIAL CARTS ORGANICS
246
Attachment L
Maximum Rate Schedule
Effective January 1, 2026 to December 31, 2026
Monthly Rate
1 2 3 4 6
1 $276.56 $556.31 $839.01 $1,145.33 $1,761.44
2 563.07 1,121.76 1,688.15 2,310.45 3,572.46
3 854.47 1,692.54 2,542.27 3,475.61 5,370.01
4 1,149.29 2,267.48 3,398.93 4,654.01 7,152.28
5 1,446.46 2,850.54 4,258.56 5,837.38 8,959.93
6 1,805.26 3,365.24 5,169.70 7,069.85 10,831.77
7 2,129.98 3,985.54 6,087.20 8,328.11 12,686.54
The monthly rate above includes the following:

One (1) Garbage Bin
Recycling container at customer's requested size
1 2 3 4 6
1 $193.61 $389.43 $587.29 $801.74 $1,233.01
2 394.13 785.21 1,181.74 1,617.32 2,500.73
3 598.12 1,184.79 1,779.60 2,432.91 3,759.00
4 804.50 1,587.23 2,379.26 3,257.81 5,006.60
5 1,012.53 1,995.35 2,980.98 4,086.15 6,271.96
6 1,263.69 2,355.66 3,618.79 4,948.94 7,582.22
7 1,491.00 2,789.89 4,261.04 5,829.68 8,880.57
Note: Organics containers are charged at seventy percent (70%) of the similar garbage container size above and service level for garbage, representing a thirty percent (30%) discount
Bin Size (in Cubic Yards)
# of Pickups Per Week

COMMERCIAL BINS ORGANICS

COMMERCIAL BINS
Bin Size (in Cubic Yards)
# of Pickups Per Week
247
Attachment L
Maximum Rate Schedule
Effective January 1, 2026 to December 31, 2026
Monthly Rate
248
The following table specifies the Maximum Allowable Rates for Additional Services. These Maximum Rates shall be adjusted annually in accordance with Article 11. The following Attachment Q rates are the proposed 2026 rates.

Schedule Q
Additional Services (Continued)
Technical Appendix B – Attachment Q Rates
Additional Services
No. Additional Service Category Reference Agency-Approved Maximum Rate Description 1 Single-Family Dwelling Backyard
Collection Service
Section 5.02.A See Maximum Rate in the table at
the end of this Attachment
See Maximum Rate in the table at the
end of this Attachment
2 Long Distance Service for MFD,
Mixed Use, and Commercial
Accounts (Note: only applicable
to Containers with wheels)
Section 5.02.B,

5.02.C; 8.02 B
A - No more than 10% of base
monthly Maximum Rate of the
Collection Rate for each Container
requiring Long Distance Service
B - 25% of base monthly Rate of the
Collection Rate for each Container
requiring Long Distance Service
A - Distance greater than 50 feet and less
than or equal to 100 feet
B - Distance greater than 100 feet
Distance shall be measured from the
face of the curb, or from the edge of the
roadway nearest the closest edge of the
Container, if there is no curb.

No. Additional Service Category Reference Agency-Approved Maximum Rate Description 3 Container Relocation Service Section 5.02.B and

8.02.B
A - 12% of base monthly Rate of the
Collection Rate for each Container
requiring Container Relocation
Service
B - 27% of base monthly Rate of the
Collection Rate for each Container
requiring Container Relocation
Service
A - Distance greater than 50 feet and less
than or equal to 100 feet
B - Distance greater than 100 feet
Distance shall be measured from the
face of the curb, or from the edge of the
roadway nearest the closest edge of the
Container, if there is no curb.
4 On-Call, Pick-up for SFD, MFD,
Mixed Use, and Commercial
Customers
Section 5.02.A,

5.02.B, and 5.02.C
25% of the base monthly Rate for
the size of Container Collected
once per week.

Per Collection event per Container for
Collection requested by Customer
249
Schedule Q Additional Services (Continued)
No. Additional Service Category Reference Agency-Approved Maximum Rate Description 5 Return Trip (SFD, MFD, Mixed
Use, or Commercial)
Sections

5.02.A, B, C;

5.03.A, B, C;

5.04.A, B, C
$21.19 for SFD
$21.19 for Commercial, Mixed Use,
and MFD
Per Collection event (i.e. request to
return and provide Collection service
after the Customer failed to properly set
out their Container(s) for regularly
scheduled Collection)
6 Additional Targeted Recyclable
Materials or Organic Materials
Cart Service for SFD
Sections

5.03.A and

5.04.A
$1.39 per Recycling Cart
$4.21 per Organic Materials Cart
Per Cart month (any Cart size). Six month
minimum charge required. Includes onetime Cart delivery upon start of service and removal of Cart when service is
discontinued by Customer.
7 Additional On-Call Bulky Item
Collection
Sections

5.05,

5.06 $115.18 Per Bulky Item Collection event (in
addition to the events provided at no
charge to Customer pursuant to Section

5.12)
8 Collect Contaminated Targeted
Recyclable Materials or Organic
Materials Container
Section 6.03.A and

8.02.F
25% of base monthly Solid Waste
Rate for the size of Container
Collected once per week plus
Return Trip Fee if applicable
Per Collection event for Container with
Contamination Level greater than the
maximum level pursuant to Table 1 in
Section 6.02.B
9 Lock Service (Key Service) Section 8.02.B A - $12.00 per usage B - $13.41 per usage
Monthly cost:

A-Residential Customers
B-Commercial Customers
10 Lock Purchase Section 8.02.B $24.01 per lock Per lock No. Additional Service Category Reference Agency-Approved Maximum Rate Description 11 Overage Service Section 8.02.G 100% of the base monthly Solid Waste Collection Rate
Per Collection event (after the first two
events)
12 Overage Bags Cost Section 8.02.G 50% of the base monthly Solid Waste Collection Rate or $11.28
minimum
Per bag
13 Container Cleaning Service Section 8.05.D A - $70.62 B - $120.05
A - per Cart
B - per Bin or Drop-Box Charge only
applies to cleaning or Container
exchange in addition to the service to be
provided at no charge to the Customer
pursuant to Section 8.05.D.
14 Dirty Cart Replacement
(Exchange) Service
Section 8.05.D A - $91.80
B - $105.93
C - $120.05
A - per 32 gallon Cart
B - per 64 gallon Cart
C - per 96 gallon Cart
Charge only applies to cleaning or
Container exchange in addition to the
service to be provided at no charge to
the Customer pursuant to Section

8.05.D.
15 Additional Confidential
Document Destruction Service
Event
Section 5.07 $1,694.72 Per event
250
Schedule Q
Additional Services (Continued)
No. Additional Service Category Reference Agency-Approved Maximum Rate Description 16 Additional Compost Material
Delivery
Section 5.11 A - $176.52 per delivery
B - $353.08 per delivery
A - "One-way" only delivery by
Contractor where Contractor delivers to
and unloads compost at an Agencyapproved location
B - "Round-trip" delivery by Contractor
where Contractor delivers compost in a
Drop Box to an Agency-approved
location and returns at a later time or
date to pick up the Drop Box and any
remaining compost (charge includes the
delivery of and later pick-up of the Drop
Box)
17 Community Drop-Off Events Section 5.13 $28,810.47 per event or day Per event or day targeting 5,000 households. Does not include disposal
or public education expenses.

No. Additional Service Category Reference Agency-Approved Maximum Rate Description 18 Collection for Agency-Sponsored
and Non-Agency Sponsored
Community Events
Section 5.08 A - $4,236.82
B - $7,061.38
C - $10,592.08
A - One day event with a projected 2,500
or fewer attendees
B - One (1) or two (2) day events with a
projected 2,501 to 7,500 attendees per
day
C - One (1) or two (2) day events with a
projected 7,501 to 10,000 attendees per
day
251
Schedule Q Additional Services (Continued)
Distance from Curb** One (1) Solid
Waste Cart
Two (2) Solid
Waste Carts
Three (3) Solid
Waste Carts
Four (4) Solid
Waste Carts
Distance <= 50 feet $25.40 $40.54 $81.14 $121.68
50 < Distance <= 100 feet 29.66 44.81 85.36 125.93
100 < Distance <= 150 feet 33.87 49.03 89.57 130.16
150 < Distance <= 200 feet 38.14 53.28 93.82 134.42
200 < Distance <= 250 feet 42.36 57.50 98.08 138.65
250 < Distance <= 300 feet 46.60 61.73 102.31 142.86
300 < Distance <= 350 feet 50.85 65.97 106.56 147.09
Each additional 50 foot
increment over 350 feet
** Distance shall be measured from the face of the curb, or from the edge of the roadway nearest the closest edge of the Cart, if there is no curb.

Backyard Collection Service Charge for Single Family Dwellings (Section 5.02.A)
Amount equal the difference between the Charge for 250 to 300 feet and 300 to 350 feet
* Backyard Collection Service Charges are charges added to the base monthly rate for SingleFamily Collection service, and cover the provision of Backyard Collection Service for all Customer's Solid Waste, Recyclable Materials, and Organic Materials Carts. 252
Technical Appendix C – Proposition 218 Notice
253
See reverse for residential rate proposals.
20 32 64 96
1 $53.11 $58.96 $114.03 $164.82
2 109.25 121.40 230.09 337.61
3 162.66 180.70 349.12 512.34
4 223.31 248.12 469.42 693.04
5 282.54 313.91 596.69 876.18
6 353.52 392.78 727.13 1,102.92
7 430.65 478.48 851.22 1,286.73

COMMERICAL CARTS
1 2 3 4 6
1 $276.56 $556.31 $839.01 $1,145.33 $1,761.44
2 563.07 1,121.76 1,688.15 2,310.45 3,572.46
3 854.47 1,692.54 2,542.27 3,475.61 5,370.01
4 1,149.29 2,267.48 3,398.93 4,654.01 7,152.28
5 1,446.46 2,850.54 4,258.56 5,837.38 8,959.93
6 1,805.26 3,365.24 5,169.70 7,069.85 10,831.77
7 2,129.98 3,985.54 6,087.20 8,328.11 12,686.54

COMMERICAL BINS
# of pickups per week
Monthly rates based on cart size in gallons. Organics rates on webpage. Monthly rates based on bin size in cubic yards. Organics rates on webpage. # of pickups per week 1 Twin Pines Lane
Belmont, CA 94002
Operation of the Shoreway Environmental Center for waste and recycling
Residential weekly curbside collection for garbage, recycling, and organics
Commercial collection for garbage, recycling, and organics Two free pre-scheduled bulky item pick-ups per year. Curbside cell phone & battery collection -- place on top of black cart in a clear plastic bag
Holiday tree recycling
Free mattress recycling at Shoreway
Once-a-year free, confidential document shredding event Energyefficient, cleaner emission garbage and recycling collection trucks Street Sweeping
WHAT DO RATES PAY FOR?
For additional information and to see a complete listing of all proposed rates including commercial organics, compactor rates, and additional services, visit www.belmont.gov/departments/public-works/garbage-recycling.

Proposed Rates effective Jan. 1, 2026 through Dec. 31, 2026 - 1.45% increase over 2025 rates.

This notice is to advise Belmont property owners and
solid waste customers of the City Council proceedings
to consider maximum allowable rates for garbage and
recyclables collection services in the City of Belmont.

Adoption of new rates will result in the maximum rates
in 2026. Belmont follows the protest procedures of
Proposition 218 and Article XIIID of the California
Constitution.
254
In 2018, Belmont entered into an amended and restated Franchise Agreement with Recology of San Mateo County (Recology) for recyclable materials, organic materials, and solid waste collection services from Jan. 1, 2021 to December 31, 2035. The Franchise Agreement provides for an annual review of the maximum rates that Recology may charge Belmont residential and commercial customers for regular and unscheduled services. Each year, Recology proposes, City staff analyzes, and the City Council adopts the maximum allowable rates per the Franchise Agreement. For calendar year 2026, Recology is proposing an adjustment multiplier rate of 1.45%, which is the proposed 2026 rate increase to all the residential and commercial carts and bins over the rates charged in 2025.

Residential customers are offered different cart sizes ranging from 20-gallon to 96-gallon. For calendar year 2026, the proposed maximum rates are shown in the Residential Carts chart below.

Did you know? Recology also provides several “Additional Services” that are not considered “regularly scheduled” services, such as return trip, additional on-call bulky item collection, lock service, container cleaning service, and others. An overall rate increase of 1.27 % for calendar year 2026 is being proposed for Additional Services. For a detailed listing of all proposed rates, including commercial rates, please visit www.belmont.gov/departments/public-works/garbage-recycling.

Cart Size
in Gallons Waste Description
20 Residential Waste
20 Gallons $41.03 $41.62 $0.59
32 Residential Waste
32 Gallons $48.95 $49.66 $0.71
64 Residential Waste
64 Gallons $96.36 $97.76 $1.40
96 Residential Waste
96 Gallons $144.54 $146.64 $2.10

CURRENT
RATES 2025

PROPOSED
RATES 2026
$/Month
Change
See reverse for commercial rate proposals and rate protest instructions.

ZOOM: BELMONTGOV.ZOOM.US
MEETING ID: 95745673035

RESIDENTIAL CARTS
One (1) garbage cart provided to customer.

Two (2) bulky items collections annually.

One (1) 64-gallon recycling cart & One (1) 96-gallon
yard waste cart.

Rate based on one (1) pickup per week.

Residential customers are billed based on their garbage cart size. The monthly rate noted here includes the
following:

Or scan this QR code
RethinkWaste
RethinkWaste is comprised of 11 member agencies,
including: Belmont, Burlingame, East Palo Alto,
Foster City, Hillsborough, Menlo Park, Redwood City,
San Carlos, City of San Mateo, County of San Mateo,
and the West Bay Sanitary District.

Each member agency has its own Franchise
Agreement with Recology for garbage and recycling
collection services within its own jurisdictions.

RethinkWaste provides coordinated waste
management related staff services to member agencies
and manages the operations of the Shoreway
Environmental Center in San Carlos. The Shoreway
Center is open to all.

Need help sorting your waste?
Visit: www.recology.com/recologysan-mateo-county/what-goeswhere-residential/ WHAT GOES WHERE?
Happy planet says
'Thank you, for
recycling!'
HOW CAN I OPPOSE THE PROPOSED RATES?
To oppose the proposed rate changes, submit a formal written protest at the hearing, or via postal mail or hand delivery (to be received by 5:00 pm on the hearing date) to the City Clerk’s office.

A formal written protest must be submitted in writing, contain a description of the property (street address) and include the original signature of the property owner or solid waste customer (per state law, fax or e-mail is not acceptable). Protests will be tabulated pursuant to procedures that have been adopted by the City Council.

If written protests are submitted with respect to a majority (50% plus 1) of the affected parcels within the City, then the proposed changes will not be approved.

Protests may be mailed to: City Clerk, City of Belmont, 1 Twin Pines Lane, Suite 330, Belmont, CA 94002
TUESDAY, NOV. 25, 2025
7 P.M.

CITY COUNCIL CHAMBERS
1 Twin Pines Lane
Belmont, CA 94002
Notice of Public Hearing
255

Zoning Text Amendments – CMU District, Parking and Housing Element Implementation

STAFF REPORT
Meeting Date: November 25, 2025
Agency: City of Belmont
Staff Contact: Laura Russell, Deputy Community Development Director, [email protected] Rob Gill, Senior Planner, [email protected]
Stephanie B. Davis, Contract Principal Planner, [email protected] Agenda Title: Consider text amendments to the Belmont Zoning Ordinance Section 2 (Definitions), Section 4 (Residential), Section 5A (Corridor Mixed Use-CMU), Section 8 (Parking), Section 9.54 (Accessory Buildings), Section 10 (Procedures), Section 13 (Design Review), and Section 31 Village District (partial, Sec. 31.6 and

31.7 only).

Agenda Action: Ordinance
Recommendation
1) Conduct a Public Hearing; 2) Consider Planning Commission recommendations; and 3) Introduce an Ordinance (First Reading) amending Belmont Zoning Ordinance Section 2 (Definitions), Section 4 (Residential), Section 5A (Corridor Mixed Use-CMU), Section 8 (Parking), Section 9.54 (Accessory Buildings), Sections 10 (Procedures), Section 13 (Design Review), and Section 31 (Village) with such amendments related to implementation of the certified Housing Element, development standards in the Corridor Mixed Use District, consolidation of parking requirements into one section of the Belmont Zoning Ordinance, and other updates to clarify zoning regulations and improve implementation.

Strategic Focus Area
Economic Development and Housing
Background
The General Plan and Belmont Village Specific Plan were adopted in 2017 and since that time, there has been an increase in development activity in the City. Processing the development applications has provided the opportunity for staff to evaluate land use policies to see how they are working and assess if any changes are necessary. Additionally, State laws related to housing have been updated repeatedly in recent years, leading to changes to City policies to ensure consistency.

In January 2024, the Planning Commission and City Council considered amendments to the Belmont Zoning Ordinance to implement aspects of the Housing Element and State law. At that time, an increase to the height limit was proposed in the Corridor Mixed Use (CMU) District. At their January 16, 2024 meeting, the Planning Commission conducted a public hearing and considered the proposed amendments.

There was considerable discussion about the proposed increase in height in the CMU zone. Some Commissioners expressed concerns about the number of floors that may be achieved under the increased height and community expectations based on previous discussions about height. Others favored policies that would maximize affordable housing. Several Commissioners expressed an interest in additional study of the CMU District height, including consideration of sufficient height for active ground floor uses and detailed design standards.
256

Zoning Text Amendments – CMU District, Parking and Housing Element Implementation On January 23, 2024, the City Council considered the proposed increase in height in the CMU District along with the other proposed amendments to the Zoning Ordinance related to the Housing Element. The City Council directed staff to further analyze the height and objective standards in the CMU District to ensure the development standards align with the City’s vision for the El Camino Real corridor while balancing other priorities. In addition to the proposed height increase for the CMU District, staff had identified additional areas of the Zoning Ordinance that would benefit from analysis and potential amendments to streamline processing, including consolidating parking standards and revisions to the way housing projects are processed that are required to have a “ministerial” or “by right” review under State law.

Staff retained the services of Lisa Wise Consulting (LWC), a firm that specializes in zoning code amendments and architectural modeling, to assist in the revisions to the CMU development standards and parking section of the Zoning Ordinance. On July 23, 2024, the Council considered a series of potential Zoning Ordinance text revisions including height increases in the CMU, and establishment of Floor Area Ratio (FAR) standards and specific height increase for hotels, changes related to the consolidation of parking requirements into one section of the Zoning Ordinance, and revisions to the approval criteria for applications to be consistent with Assembly Bill 2097 (which preempts parking requirements within onehalf mile of the Caltrain station). The Council concurred with the recommendations of staff and directed staff to proceed with the proposed amendments. Please see Attachment D “Memo From Lisa Wise Consulting, dated September 5, 2025” which provides a summary background of the 2024 public discussions, analysis, recommendations, and amendments related to the Belmont Zoning Ordinance regulations for the Corridor Mixed Use (CMU) District.

Following July 23, 2024 City Council meeting, the proposed draft Zoning Ordinance text revisions were reviewed by the Planning Department staff who work directly with the community to interpret and implement the Zoning Ordinance on a routine basis. Planning staff provided additional comments on certain areas of the Zoning Ordinance to increase clarity without changes to the regulation and/or policy itself.

A community meeting to discuss the proposed revisions to the CMU Zoning District was held online via Zoom on October 24, 2024. During this meeting, City staff: 1) provided an overview of the CMU District itself; 2) discussed the existing land use & development regulations, as well as the proposed text amendments; and 3) invited community members to ask questions and provide comments. The meeting also included a City Staff presentation that focused on a series of development scenarios to assist the community in understanding how residential, office and hotel uses may be developed in the CMU District.

Approximately five (5) members of the community attended the meeting and asked a few questions; members of the public did not provide any specific feedback or request revisions to the proposal.

Planning Commission Review: At their September 16, 2025 meeting, the Planning Commission conducted a public hearing, considered the proposed BZO text amendments, received public comment, and recommended Council adoption of the proposed amendments with a series of recommendations as noted below. See Attachment B, Planning Commission Resolution NO. 2025-22 and Attachment C, Planning Commission approved minutes, September 16, 2025.

The Planning Commission provided the following recommendations for City Council’s consideration:
• Further modifications to Section 4, Residential: The Commission was concerned that residential care 257

Zoning Text Amendments – CMU District, Parking and Housing Element Implementation facilities may be proposed with commercial or institutional styles of architecture and therefore not blend in with the neighborhood. The Commission recommended that staff evaluate adding language pertaining to residential care facilities to specify such facilities shall only be allowed in single family residences to the extent such language is permissible by State Law, and if not, suggest any new, regulatory language that could be permissible by state law with the intent to mitigate any impact to single family neighborhoods to the extent feasible.
• Modifications to Section 13, Design Review: The Commission discussed the review authority over certain projects, especially housing projects in light of State law changes. The staff recommendation had included changing certain projects to Community Development Director authority to more easily comply with strict State processing timelines. After discussion, the Planning Commission recommended that additional consideration be given to the review authority for “Housing Development Projects” that are subject to “ministerial” or “by-right” processing by State Law. The Commission suggested additional analysis of what other cities are doing to address the timelines as well as options for public noticing.

Staff will agendize additional discussion on this topic with the Planning Commission at an upcoming meeting.
• Additional amendments to address setback and stepback in the CMU District: After public comment and discussion, the Commission recommended revisions to help mitigate between new development and existing single family areas. Specifically, they recommended a revision to Sections 9.7.5 “Transitional Yards – C and M Districts” to increase setbacks along the rear and/or side lot lines to 15 feet. They also recommended an additional 5-foot stepback starting at the third floor and for every two floors thereafter for any property in the CMU District that abuts an R-1 District. • Related, but outside of any recommended amendments to the Ordinance, the Planning Commission also discussed the possibility of future parking garages at the rear of properties and whether there should be design standards for parking garages that are adjacent to other land uses along rear property lines. The City Council may wish to direct staff to consider this topic in the future.

Analysis/Discussion
The proposed zoning text amendments are described below and can be found in Attachment A, Draft Belmont Zoning Text Amendments (ZTA) Ordinance. The Planning Commission’s additional recommendations to individual sections of the BZO are included below, followed by the staff response and recommendation.

1. Draft Revisions Section 2, Definitions
There are several definition revisions within this Section focused on housing related terms in order to implement the certified Housing Element and comply with State Law. These include revisions to the terms Residential Care Facility, Emergency Shelter, Family, Farmworker Housing, Low Barrier Navigation Center, Permanent Supportive Housing, and Short Term Rental.

2. Draft Revisions Section 4, Residential
Revisions within this Section include enhanced and clarified language on certain residential uses to implement the certified Housing Element and comply with State Law. These include allowing small and large residential care facilities, mobile home parks, and transitional and affordable housing located in single-family districts to be outright, permissible land uses.

Staff also included minor amendments to distinguish between accessory buildings and accessory 258

Zoning Text Amendments – CMU District, Parking and Housing Element Implementation structures to improve clarity and customer service. Staff has found that the language has been confusing to applicants and seeks to provide clarity without changing the underlying policy. This is a staff-initiated change.

Planning Commission Additional Recommendation:

As noted above, the Planning Commission recommended staff evaluate adding language pertaining to residential care facilities to specify that such facilities shall only be allowed in single family residences to the extent such language is permissible by State Law, and if not, suggest any new, regulatory language that could be permissible by state law with the intent to mitigate any impact to single family neighborhoods to the extent feasible.

Staff Response and Recommendation: No further amendments recommended at this time. Concern was expressed that such uses could result in non-residential architectural design in a single family neighborhood. Although State Law requires approval of residential care facilities outright, any associated building modifications and/or construction would be subject to the design review guidelines and standards applicable to single family homes. Staff does not recommend any additional changes to the ordinance to address the Planning Commission’s concerns because the use is allowed by State law and the architectural design will be subject to the City’s existing requirements for buildings in the single family zoning districts.

3. Draft Revisions Section 5A, Corridor Mixed Use (CMU) These revisions pertain to the Corridor Mixed Use (CMU) District which is located on El Camino Real to the north and south of the Belmont Village Specific Plan area and is considered a major regional commercial and transit corridor. The CMU District is intended to accommodate community- and visitorserving retail and services, lodging, office and high density residential in a mixed-use setting. (See Attachment F for a map of the CMU District.)
The current base height limit is 45’ and projects with community benefits approved by City Council are allowed to have a height of 55’. Analysis of various development scenarios and market-based assumptions concluded such standards may limit development due to current construction methods and market preferences. Please see Attachment D, Lisa Wise Consulting Memo, dated September 5, 2025, for more detail on the original analysis conducted in evaluating increased heights in the CMU District.

In summary, revisions proposed include:
• Increase the base height from 45’ to 50’ to facilitate inclusion of viable retail space on ground floors and provide for more architectural variety.
• Increase the community benefits height from 55’ to 60’ so that commercial projects have an approval pathway through City Council if the community benefits outweigh potential impacts and to allow flexibility for future office projects that might bring significant benefits to the City. • Establish separate development standards for hotels, not applicable to any other type of development, so as to incentivize hotel development. Hotels are considered beneficial to cities due to the associated direct tax revenues from Transient Occupancy Tax (TOT), property tax, and sales (food/beverage and retail sales tax). These standards include:
 A 2.5 FAR and 65’ in height (with no requirement to apply for the community benefit bonus), in an attempt make it more feasible to achieve the requirements for architectural style and amenities that are required by some national brand hotels while acknowledging the economic benefit hotels provide.
259

Zoning Text Amendments – CMU District, Parking and Housing Element Implementation  Removal of the requirement for a Conditional Use Permit for hotels, making hotels a permitted use in the CMU District.

Similar to the revisions proposed in Section 4, Residential above, a series of changes are proposed to enhance and clarify language for permitted residential uses for consistency with updated housing related terms per State Law and the City’s adopted Housing Element.

Planning Commission Additional Recommendation: As noted above, the Planning Commission recommended staff make further revisions to increase the distance between any proposed new commercial and/or mixed-use building that abuts a R-1 district to mitigate potential impacts on adjacent residential properties. Thus, while the Commission’s recommendations were not specific zoning text amendments to Section 5-CMU directly, such proposed revisions would be applicable to development of properties within the CMU District by reference. Specifically, the Commission recommended to maintain reference to the transitional yard requirements of Section 9.7.5 within the CMU Ordinance but make revisions to the specific standards of Section 9.7.5 “Transitional Yards – C and M Districts" as follows:
• Increase the rear and/or interior side setback to a minimum of 15 feet. • Require an additional 5-foot stepback starting at the third floor and an additional 5-foot stepback for every two floors thereafter.

Staff Response and Recommendation: Do not make amendments to Section 9.7.5 but instead revise amendments to Section 5 - CMU related to setbacks and stepbacks to mitigate potential impacts on abutting single family properties. The Planning Commission received public comments from a residential property owner adjacent to the CMU District which raised important questions about the required setbacks in the CMU District. Staff further analyzed the issues raised and concluded that the existing standards lack clarity and are difficult to apply; some standards are included in Section 5 related to specifically to the CMU District and other standards are included in Section 9 related to Transitional Yards in all C Districts. Under the current standards, the required side or rear setback would vary from zero to ten feet, depending on the proposed use and adjacent use.

Staff asked the consultants to analyze the Planning Commission recommendation to potential build-out impacts (i.e. the loss of floor area and parking spaces) if the setback and step-back recommendations were to apply. Staff additionally asked LWC to also evaluate an alternative scenario, that still increased setbacks and stepbacks, but not to the same degree the Planning Commission recommended. This supplemental analysis has been prepared and is included as Attachment E, Lisa Wise Consulting – Alternative Scenario Graphics, dated November 12, 2025.

To support this analysis, staff mapped how many single family zoned parcels are adjacent to the CMU district and determined there are 11 affected parcels (Attachment F, Map of CMU Parcels Adjacent to R1 District). The map also illustrates that the impacted parcels are located on the northern and southern most portions of the CMU District. In these areas, the slope of the properties goes up fairly quickly from El Camino Real to the west. In that context, future development would be expected to do grading to the level of El Camino Real, essentially fitting new buildings into the hillside. Lisa Wise Consulting has prepared an example of how new development would likely be positioned compared to an existing single family home (also included in Attachment E).
260

Zoning Text Amendments – CMU District, Parking and Housing Element Implementation The additional analysis shows that implementation of the Planning Commission’s recommendations could result in meaningful constraints on potential future development for properties in the CMU District abutting an R-1 District for several reasons. The lots along EL Camino Real are relatively shallow and lack the depth to accommodate a range of site plans. As a result, while development may still be feasible, there would be less flexibility to achieve a range of building arrangements. Including more than one stepback in multi-story buildings leads to additional cost and complexity since it is more expensive to design and build these projects. Additionally, the reduction of floor area may impact project feasibility.

In light of these constraints, staff recommends that the City Council consider an alternative proposal that would still increase the setback and stepback, but to a lesser degree than recommended by the Planning Commission. Staff presents this option as a middle ground that would implement the Planning Commission’s intent of mitigating the impact of new development on existing single family homes and retain more flexibility to support new development. The details of the alternative proposal are as follows:
• Delete existing Section 5A.1.8 of the CMU Ordinance which states, “TRANSITIONAL YARDS - Transitional yards shall be provided according to the regulations as set forth in Section 9.7.5.” This removes the cross reference to a different part of the Zoning Ordinance so the applicable standards would all be within the CMU District.
• Revise Section 5A.1.11 SITE DEVELOPMENT STANDARDS of the CMU Ordinance to:
o Require the minimum 10-foot setback be applicable along all rear and/or interior side property line abutting an R-1 (single family) district. This replaces the previous requirement from Section 9 and applies the setback consistently for rear and interior side setbacks. o Require a minimum upper story stepback of five feet for the third story and above along all rear and/or interior side property lines abutting an R-1 (single family) district. This adds a new stepback requirement that is not currently in place. o Update existing language that is unclear and difficult to implement.

4. Draft Revisions Section 8, Parking
The City’s parking requirements are currently in three sections of the Zoning Ordinance as a result of how the City’s policies have evolved over time. Section 8 is the original parking code, Section 8A covers the CMU and Regional Commercial Zoning Districts, and Section 31 covers the BVSP districts. Staff has been implementing the separate requirements for several years and has found it to be challenging for applicants and staff to interpret. Staff recommends consolidating all parking requirements into one place for clarity, consistency, and updating to current best practices. Proposed revisions include:
• Changing narrative standards to tables.
• Separating parking regulations by similar zoning districts into two separate tables (currently all within one table) for ease of understanding.
• Changing units of measurement to modern standards, such as linking requirements to physical measurements (like floor area) instead of things that might change (like employees). • Removing outdated land uses.
• Revising the approval criteria for applications that would increase parking above the maximum or 261

Zoning Text Amendments – CMU District, Parking and Housing Element Implementation below the minimum.
• Updating language to be consistent with AB 2097, which preempts parking requirements within one half mile of the Caltrain station.
• Consolidating and clarifying the types of parking exceptions, reductions, and alternative compliance opportunities allowed in the Zoning Ordinance.

The Zoning Ordinance currently specifies that the Zoning Administrator has the authority to make certain determinations related to technical aspects of parking, such as proposed parking reductions, distances for drive aisles and other proposed variations in parking standards or dimensions. The proposed amendments would transfer that authority to the Community Development Director as these determinations are technical in nature and this change would align with other established administrative review processes.

5. Draft Revisions Section 9.5.4, Accessory Buildings
Revisions to this section are limited to the additional reference of the term accessory structures, to clarify the purpose and intent that such general regulations are applicable to both accessory buildings and accessory structures. These revisions address consistency with the proposed amendments to Section 4 described above.

6. Draft Revisions Section 10.8, Procedures
Revisions to this section address housing projects requesting reasonable accommodation for a modification or exemption from the standard zoning regulations for persons with disabilities. Specifically, the proposed revisions are limited to removing one finding and minor clean up language. The proposed revisions are in accordance with State Law and for consistency with the City’s certified Housing Element.

Also, similar to the revisions in Section 8, revisions are proposed to revise the decision-making body of this administrative process from Zoning Administrator to Community Development Director to be consistent with other established administrative type review processes.

7. Draft Revision Section 13, Design Review
The revisions in Section 13 are to the Objective Design Standards (ODS) that are intended to improve clarity, not change policy. In implementing the Design Standards on recent projects, staff has found the organization of the section to be difficult to implement. Staff proposes to group standards with similar intended context, as well as clarify what Design Standards are stand-alone requirements to be met in every type of development, and what regulations are intended to be categorized together to provide a “menu” of options available for a development to meet the overarching design standard. These changes were initiated by Staff in response to questions received from applicants on how the standards are implemented.

At the time of the Planning Commission review, staff proposed changes to the review authority for housing development projects subject to streamlined review under State law. After discussion, Planning Commission recommended additional study of these issues, including what neighboring jurisdictions are doing to address State timelines and options for public noticing. As such, this set of amendments does not include revisions to review authority for housing projects. This topic will be agendized for future discussion by the Planning Commission.

8. Draft Revisions Section 31 (partial, 31.6 and 31.7 only), Village Districts Subsections 31.6 and 31.7 include parking regulations pertaining to properties located in the Village 262

Zoning Text Amendments – CMU District, Parking and Housing Element Implementation Districts. These noted subsections of Section 31 are related to parking regulations and are proposed to be deleted in their entirety and integrated into Section 8, Parking for clarity, consistency and cohesiveness of all City parking regulations (as noted in the discussion above); with the exception of one (1) parking standard to remain. This is a parking design standard relative to above ground Parking Structures that include ground floor habitable space; the proposed development of such structure would be limited to construction within the Village Districts and not applicable, nor desired, to be constructed elsewhere in the City.

General Plan Goal and Policy Support
The General Plan identified goals, policies and programs that are supported by the proposed zoning text amendments, as follows:

Policy 2.1-1 Maintain consistency between the General Plan and the Zoning Ordinance and Zoning Map.

GOAL H4: Removal of constraints on the production of housing.

Basis of Support: Textual updates proposed in this series of BZO updates, allows specific housing (and other)-related definitions and associated development regulations and procedural processes to be updated in order both support and comply with the adopted Housing Element and its implementation plan, the Belmont Village Specific Plan, as well as comply with State Law.

GOAL 2.6 Promote opportunities for continued economic growth and vitality, resulting in wider shopping and dining opportunities for residents, increased local employment opportunities, enhanced attractions for visitors, increased sales tax revenues, and a stronger community image.

Policy 2.17-2 Support efforts to increase the tax base in Belmont and maintain fiscal sustainability.

Policy 2.20-1 Support the development, redevelopment, and enhancement of private properties along El Camino Real.

Basis of Support: Amending the City’s zoning ordinance to update some of the regulations for land uses in the City’s CMU District, located on El Camino Real which is a major regional commercial and transit corridor in the City, including a more specific series of development regulations pertaining to hotels in this District, will provide clarity and remove regulatory limitations to identified, permissible land uses seen with related economic sectors, which may promote economic vitality and expand employment opportunities. Clarifying and consolidating the parking regulations City-wide, will allow standards to align throughout the City, for more efficient implementation of these regulations for future residential, commercial and industrial development; all of which could contribute to a positive tax base increase for the City.

Environmental Review
The proposed amendments to the Zoning Ordinance qualify for the “common sense exemption” in the California Environmental Quality Act (CEQA) Guidelines. CEQA Guideline section 15061(b)(3) provides that a project is exempt from CEQA if the activity is covered by the common-sense exemption that CEQA applies only to projects which have the potential for causing a significant effect on the environment. The project is consistent with the 15061(b)(3) exemption for the following reasons:
• The amendments are consistent with the land use designations and development densities established 263

Zoning Text Amendments – CMU District, Parking and Housing Element Implementation in the General Plan and analyzed in the certified General Plan Program Environmental Impact Report (EIR).
• The amendments proposed would not allow for the direct development of properties; instead, each future development application would be subject to the appropriate level of CEQA review at the time of application.
• The amendments to implement the Housing Element are within the scope of the Housing Element Program EIR certified on January 30, 2023.

Based on the above criteria, the project would not have the potential for causing a significant effect on the environment due to the nature and extent of these proposed zoning text revisions and is exempt from further environmental review per CEQA Guideline 15061(b)(3).

Alternatives

1. Suggest alternative language for the BZO text amendments.

2. Refer the item back to staff for further evaluation.

Attachments
A. Zoning Text Amendments Ordinance – Section 2 (Definitions), Section 4 (Residential), Section 5A (Corridor Mixed Use-CMU), Section 8 (Parking), Section 9.54 (Accessory Buildings), Section 10 (Procedures), Section 13 (Design Review), and Section 31 (Village).

B. Planning Commission Resolution NO. 2025-22
C. Planning Commission Approved Minutes, September 16, 2025 D. Lisa Wise Consulting Memo, dated September 5, 2025
E. Lisa Wise Consulting Alternative Scenario Graphics, dated November 12, 2025 F. Map of CMU Parcels Adjacent to R-1 Parcels
Fiscal Impact

☒ No Fiscal Impact

☐ Funding Source Confirmed:

Source: Purpose: Public Outreach:

Staff Council Vision/Priority Posting of Agenda
** Public notice mailed to all property owners within 300’ of the CMU District 264

ORDINANCE NO. ______

AN ORDINANCE OF THE CITY OF BELMONT AMENDING BELMONT ZONING ORDINANCE (ORDINANCE NO. 360) TO IMPLEMENT THE 2023-2031 HOUSING

ELEMENT AND CONFORM EXISTING REGULATIONS
THE CITY COUNCIL OF THE CITY OF BELMONT DOES ORDAIN AS FOLLOWS:

SECTION 1. FINDINGS
The City Council finds the zoning regulation amendments herein are consistent with the general plan and the Belmont Village Specific Plan.

SECTION 2. BZO § 2.3 AMENDED
Belmont Zoning Ordinance Section 2.3 is amended to read:

2.3 ACRE, NET – Means area of a site or lot, excluding land to be dedicated for required easements for vehicles or rights-of-way, either public or private, land that is unbuildable because of flood hazards, and land to be dedicated for parks, schools, and other public uses.

SECTION 3. BZO § 2.33.1 AMENDED
Belmont Zoning Ordinance Section 2.33.1 is amended to read:

2.33.1 CABARET – A restaurant, tavern, or lounge which provides live musical entertainment on the premises.

SECTION 4. BZO § 2.45 AMENDED
Belmont Zoning Ordinance Section 2.45 is amended to read:

2.45 CONVALESCENT HOME - (See Residential Care Facility) SECTION 5. BZO § 2.48.3 (DENSITY TRANSFER) AMENDED
Belmont Zoning Ordinance Section 2.48.3 is amended to read:

2.48.3 DENSITY TRANSFER - The permanent transfer of residential units in the HRO-2 Zoning District from one group of lots to another noncontiguous site along the same roadway and within the same statistical sub-area as shown on the San Juan Hills Area Plan.

SECTION 6. BZO § 2.48.3 (DAY CARE CENTER) RENUMBERED
Belmont Zoning Ordinance Section 2.48.3 “Day Care Center” is renumbered 2.48.4.

SECTION 7. BZO § 2.57.1 RENUMBERED § 2.57.2
Belmont Zoning Ordinance Section 2.57.1 “Entry level” is renumbered 2.57.2 SECTION 8. BZO § 2.57.1 ADDED
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Belmont Zoning Ordinance Section 2.57.1 “Emergency Shelter” is added to read:

2.57.1 EMERGENCY SHELTER - As defined in California Health and Safety Code Section 50801(e), housing with minimal supportive services for homeless persons that is limited to occupancy of six months or less by a homeless person. Emergency shelters include associated uses such as low barrier navigation centers, emergency bridge housing communities, and respite/recuperative care.

SECTION 9. BZO § 2.59 AMENDED
Belmont Zoning Ordinance Section 2.59 is amended to read:

2.59 FAMILY – One or more persons living together in a dwelling unit, with common access to, and common use of all living, kitchen, and eating areas within the dwelling unit.

SECTION 10. BZO § 2.59.1 ADDED
Belmont Zoning Ordinance Section 2.59.1 is added to read:

2.59.1 FARMWORKER HOUSING. Employee housing as set forth in California Health and Safety Code § 17008 for farmworkers.

SECTION 11. BZO § 2.60 AMENDED
Belmont Zoning Ordinance Section 2.60 is amended to read:

2.60 FLOOR AREA, GROSS – means the sum of all finished and unfinished framed-in floor surfaces with an interior vertical height of six and one-half feet or more from floor to ceiling, capable of accommodating living space, measured from exterior walls plus garages, utility rooms, and enclosed accessory structures. Covered decks, porches, patios, carports, and other covered areas which are not enclosed on all sides are not counted as gross floor area. For the purposes of calculating floor area and an associated floor area ratio (FAR) other than for single family or duplex and related accessory structures, the gross floor area does not include underground parking, partially underground parking with no more than three feet above sidewalk level, or parking structures that are interior to a commercial, residential, or mixeduse building.

SECTION 12. BZO § 2.85.2 RENUMBERED § 2.85.3
Belmont Zoning Ordinance Section 2.85.2 “Mixed Use” is renumbered 2.85.3.

SECTION 13. BZO § 2.85.1 RENUMBERED § 2.85.2
Belmont Zoning Ordinance Section 2.85.1 “Maintenance and Repair Service” is renumbered

2.85.2. SECTION 14. BZO § 2.85.1 ADDED
Belmont Zoning Ordinance Section 2.85.1 is added to read:

2.85.1 LOW BARRIER NAVIGATION CENTER. A housing-first service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities 266

while case managers connect individuals experiencing homelessness to income, public benefits, health services, shelter and housing, consistent with California Government Code § 65660.

SECTION 15. BZO § 2.92 AMENDED
Belmont Zoning Ordinance Section 2.92 is amended to read:

2.92 NURSING OR CONVALESCENT HOME - see “Residential Care Facility.” SECTION 16. BZO § 2.96.1 RENUMBERED § 2.96.2
Belmont Zoning Ordinance Section 2.96.1 “Personal Services, General” is renumbered 2.96.2.

SECTION 17. BZO § 2.96.2 RENUMBERED § 2.96.3
Belmont Zoning Ordinance Section 2.96.2 “Personal Services, Limited” is renumbered 2.96.3.

SECTION 18. BZO § 2.96.1 ADDED
Belmont Zoning Ordinance Section 2.96.1 is added to read:

2.96.1 PERMANENT SUPPORTIVE HOUSING. Housing with no limit on length of stay, that is occupied by the target population and that is linked to on-site or off-site services that assist the supportive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community, and consistent with California Government Code Section 65583 and Sections 65650 through 65656. This paragraph is advisory only and not intended to deviate from state law as it may be amended from time to time.

SECTION 19. BZO § 2.97.1 RENUMBERED 2.97.2
Belmont Zoning Ordinance Section 2.97.1 “Prescribed Articulation” is renumbered 2.97.2.

Section 2.97.1 “Plate Height” is unchanged.

SECTION 20. BZO §§ 2.100.1, 2.100.2, 2.100.3, 2.100.4 RENUMBERED Belmont Zoning Ordinance Section 2.100.1 “Residential Care Facility” is renumbered 2.100.2.

Belmont Zoning Ordinance Section 2.100.2 “Residential Care Facility, Small” is renumbered

2.100.3.

Belmont Zoning Ordinance Section 2.100.3 “Residential Design Criteria” is renumbered 2.100.4.

Belmont Zoning Ordinance Section 2.100.4 “Residential Design Guidelines” is renumbered

2.100.5.

SECTION 21. BZO § 2.102 AMENDED
Belmont Zoning Ordinance Section 2.102 is amended to read:

2.102 REST HOME - (See Residential Care Facility).
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SECTION 22. BZO § 2.105.1 ADDED
Belmont Zoning Ordinance Section 2.105.1 added to read:

2.105.1 SHORT TERM RENTAL - A dwelling unit, or portion of a dwelling unit, rented to paying guests for short stays of 30 consecutive days or less.

SECTION 23. BZO §§ 2.105.1, 2.105.2 RENUMBERED
Belmont Zoning Ordinance Section 2.105.1 “Signal Access Reasonable” is renumbered 2.105.2.

Belmont Zoning Ordinance Section 2.105.2 “Social Service Center” is renumbered 2.105.3.

SECTION 24. BZO § 2.119a RENUMBERED
Belmont Zoning Ordinance Section 2.119a is renumbered 2.119.1 SECTION 25. BZO §§ 2.122a, 2.122b RENUMBERED
Belmont Zoning Ordinance Section 2.122a is renumbered 2.122.1.

Belmont Zoning Ordinance Section 2.122b is renumbered 2.122.2.

SECTION 26. BZO § 4.2.1 AMENDED
Belmont Zoning Ordinance Section 4.2.1 is amended to read:

4.2.1 PERMITTED USES
(a) Single family residences in which not more than two paying guests may be lodged or furnished meals.
(b) Accessory dwelling units in compliance with development standards outlined in Section 24, Accessory Dwelling Unit.
(c) Crop and tree farms and gardens.
(d) Accessory buildings, structures, and uses located on sites zoned for single family residences and clearly related to the on-site single family residence. See Section 9.5.4 for general regulations applicable to accessory buildings. Permitted accessory buildings, structures, and uses include the following, but are not limited to:

Accessory Buildings
(1) Garages and carports. (See Section 9.5.4(a).)
(2) Greenhouses.
(3) Storage buildings.
(4) Recreation rooms.
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(5) Hobby shops provided that no noisy or otherwise objectionable machinery or equipment is used and provided that no sales are made therefrom.

Accessory Structures
(6) Private swimming pools and spas.
(7) Garden structures (such as pergola, trellis, etc that require a building permit). (8) Playhouse / play structure
(e) Home occupations as defined in Section 2.68.
(f) Residential care facilities that serve seven or more persons. (g) Residential care facilities, small that serve six or fewer persons. (h) Temporary subdivision sales offices in accordance with the provisions of Section 9.5.2 of this Ordinance.
(i) Temporary buildings or trailers used during construction on the site, for a period not to exceed the duration of such construction.
(j) Transitional and supportive housing located in single-family residences. (k) Signs as regulated in Section 4.2.8 herein.
(l) Television antennas provided that all such antennas shall be attached to the residence structure.

SECTION 27. BZO § 4.2.2 AMENDED
Belmont Zoning Ordinance Section 4.2.2 is amended to read:

4.2.2 CONDITIONAL USES - The following uses shall be permitted only when authorized by a Conditional Use Permit:
(a) Public parks and playgrounds and other public recreation facilities. (b) Golf course, public or private.
(c) Public, parochial and private elementary schools and high schools. (d) Kindergartens, nursery schools and day-care centers. (e) Private, non-profit schools and colleges not including business, professional or trade schools and colleges.
(f) Churches, parish houses, monasteries, convents and other religious institutions. (g) Mobile home park.
(h) Public and private philanthropic institutions.
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(i) Public and private, non-profit libraries, art galleries and museums. (j) Public buildings and grounds when found by the Commission to be necessary for the public health, safety or welfare.
(k) Public utility and public service structures or installations when found by the Commission to be necessary for the public health, safety or welfare. (l) Incidental and accessory structures and uses located on the same site with and necessary to the operation of a Conditional Use.
(m) Television antennas of a height greater than 15 feet. (n) Radio transmittal antennas, but excluding commercial broadcasting facilities.

SECTION 28. BZO § 4.2.3 AMENDED
Belmont Zoning Ordinance Section 4.2.3(e) is amended to read:
(e) HEIGHT (Single-Family Districts) - The maximum height of a primary structure is 28 feet. Except as provided in Section 24, the maximum height of an accessory building or accessory structure is 15 feet.

Belmont Zoning Ordinance Section 4.2.3(g) is amended by deleting Table 6 following (g)(2).

All other portions of Belmont Zoning Ordinance Section 4.2.3 remain unchanged.

SECTION 29. BZO § 4.2.4 AMENDED
Belmont Zoning Ordinance Section 4.2.4 is amended to read:

4.2.4 FRONT YARD - Except as provided in Section 9.7.4, the minimum depth of the front yard is as follows: R-1E and R-1H Districts shall be 25 feet; Lots in the R-1A, R-1B and R-1C Districts with frontage on a 50-foot wide public right-of-way shall be 15 feet; lots in the R1A, R-1B, and R-1C Districts with frontage on a 40-foot wide public right-of-way shall be 20 feet; however, no building occupying property fronting on a private road or easement shall be less than 25 feet from the closest line of such private road or easement. For garages with entrances that are perpendicular to the street, the minimum on-site driveway length from property line to the face of the garage shall be 18 feet. The 18 feet shall be provided entirely within the subject property, except as provided by Section 8.2.4.

SECTION 30. BZO § 4.2.5 AMENDED
Belmont Zoning Ordinance Section 4.2.5 is amended to read:

4.2.5 SIDE YARD
(a) For a single family dwelling, the minimum width of the side yard on interior lot lines shall be 15 feet in the R-1E Districts; in the R-1A, R-1B, R-1C and R-1H Districts side yard setbacks shall be ten (10) percent of the lot width with a minimum setback of six (6) feet and a maximum setback of nine (9) feet.
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(b) On the side lot line having frontage on a street of a corner lot in any R-1E Districts, the minimum width shall be 25 feet and in any R-1A, R-1B and R-1C Districts the minimum width shall be 15 feet and for a principal building other than a single family dwelling, the minimum width of such side yard shall be not less than one-half the height of the building, but in no case less than 15 feet.
(c) Except as provided in Section 24, no accessory building or accessory structure on a reversed corner lot shall project beyond the inner line of the front yard required on the adjacent lot to the rear, nor be located less than five feet from the side lot line of such adjacent lot.
(d) Except as provided in Section 24, a detached accessory building or accessory structure on an interior lot must be located at least five feet from the side lot line. (e) Except as provided in Section 24, a detached accessory building or accessory structure on a corner lot must be located at least fifteen feet from side lot line having frontage on a street, and five feet from the interior side lot line.

SECTION 31. BZO § 4.2.6 AMENDED
Belmont Zoning Ordinance Section 4.2.6 is amended to read:

4.2.6 REAR YARD - The minimum depth of any rear yard is 30 feet in the R-1E and R-1H Districts, 20 feet in the R-1A Districts, and 15 feet in the R-1B and the R-1C Districts; Accessory buildings and accessory structures (i.e. garages, and storage sheds) may be built to within five feet of any rear lot line in all Single Family Residential (R-1) Districts.

TABLE 6 - SETBACKS FOR LARGER RESIDENCES
SECTION 32. BZO § 4.2.11 AMENDED
Belmont Zoning Ordinance Section 4.2.11 is amended to read:
[Subsections (a) through (b) - text unchanged]
(c) ADMINISTRATIVE EXCEPTIONS. The Zoning Administrator may administratively approve exceptions to floor area standards for single family homes in Table 4 – Slope\Intensity on lots 5,000 square feet or greater for the following types of projects after making the findings listed under Section 4.2.11(b)(2)(A) – (C). [Subsections (c)(1) through (c)(2) - text unchanged]
SECTION 33. BZO § 4.3.1 AMENDED
Setback (feet) R-1 District
R-1A R-1B, R-1C
Front 20, 25 20, 25
Rear 25 20
Side 15% lot width or 10 ft. whichever is greater 15% lot width or 10 ft. whichever is greater Street Side 20 20
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Belmont Zoning Ordinance Section 4.3.1 is amended to read:

4.3.1 PERMITTED USES
(a) Single family residences meeting R-1B development standards, in which not more than two paying guests may be lodged and/or furnished meals. (b) Accessory dwelling units in compliance with Section 24. (c) Two family dwellings or duplex structures.
(d) Accessory buildings, structures and uses located on sites zoned for single family or duplex dwellings and for which the use is clearly related to the on-site single family or duplex dwelling, including, but not limited to, the following:
(1) Garages and carports.
(2) Garden structures.
(3) Greenhouses.
(4) Storage buildings.
(5) Recreation rooms.
(6) Hobby shops provided that no noisy or otherwise objectionable machinery or equipment is used and provided that no sales are made therefrom. (7) Private swimming pools.
(e) Home occupations as defined in Section 2.68.
(f) Residential care facilities that serve seven or more persons. (g) Residential care facilities, small that serve six or fewer persons. (h) Temporary subdivision sales offices in accordance with the provisions of Section 9 of this Ordinance.
(i) Temporary buildings or trailers used during construction on the site, for a period not to exceed the duration of such construction.
(j) Transitional and supportive housing located in single-family or two-family residences. (k) Signs as regulated in Section 4.2.8 herein.

SECTION 34. BZO § 4.4.1 AMENDED
Belmont Zoning Ordinance Section 4.4.1 is amended to read:

4.4.1 PERMITTED USES
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(a) Any use permitted in the R-2 Residential Districts. New dwelling unit construction on vacant R-3 project sites must contain the minimum density permitted in the district, inclusive of Accessory Dwelling Units that can be constructed without approval of a Variance to a development standard.
(b) Multi-family dwellings.
(c) Permanent supportive housing.
(d) Transitional and supportive housing.
(e) Farmworker housing.
(f) Single-family row dwellings.
(g) Accessory uses which are necessary to multi-family dwellings and single-family row dwellings.
(h) Accessory Dwelling Units
SECTION 35. BZO § 4.4.3 AMENDED
Belmont Zoning Ordinance Section 4.3.3 is amended to read:

4.4.3 SITE AREA, DIMENSION AND DENSITY LIMITATIONS
(a) LOT AREA
(1) Every building hereafter erected or structurally altered as a multiple-family dwelling, apartment or row dwelling structure containing more than two dwelling units in the R-3 Districts shall provide a lot area per dwelling unit of not less than 1,950 square feet plus 250 square feet for each bedroom in such unit, and no such use shall be established on a site less than 6,000 square feet in area, except as provided in (a)(2):
(2) Where a building site is of such size as to provide an excess area over and above the minimum required area of 1,950 square feet per dwelling unit, one additional dwelling unit, not including a bedroom, may be constructed or structurally altered, provided the excess lot area is 1,000 square feet or more. (b) LOT AREA - CONDITIONAL USE - The minimum area and dimension of site for Conditional Uses which constitute the principal use of the property shall be prescribed by the Commission at the time a Conditional Use is authorized, but in no case shall any such site be less than 10,000 square feet in area, or less than 75 feet in average width. (c) FLOOR AREA RATIO - The floor area ratio of buildings and structures on a building site in this District shall not exceed 0.85.
(d) HEIGHT LIMITATION - No multi-family structure in any R-3 District shall have a height in excess of two stories designed for living purposes or 35 feet, provided that in the case of structures having frontage on the down slope side of a street the maximum height and number of stories may be measured from top of curb at mid-point of frontage of said lot.
273

SECTION 36. BZO § 4.5.2 AMENDED
Belmont Zoning Ordinance Section 4.5.2 is amended to read:

4.5.2 CONDITIONAL USES - The following uses are be permitted only when authorized by a Conditional Use Permit:
(a) Any Conditional Use permitted in the R-3 Multi-Family Residential Districts. (b) Lodging, boarding or rooming houses as defined in this Ordinance. (c) Private clubs or lodges, except those the chief activity of which is a service normally carried on as a business. The serving of food and meals may be permitted provided that adequate dining room space and kitchen facilities are available. The sale of alcoholic beverages to members and their guests may be allowed in conjunction with the operation of a dining room, or they may be served in a separate room or rooms. (d) Fraternity and sorority houses.
(e) Hospitals and sanitariums, but not including animal hospitals.

SECTION 37. BZO § 4.7.2 AMENDED
Belmont Zoning Ordinance Section 4.7.2 is amended to read:

4.7.2 PERMITTED USES - The following uses are be permitted in the HRO-1, HRO-2 and HRO3 Districts:
(a) Single family residences except in the HRO-3 Zone west of Hastings Drive and accessed by Carlmont Drive.
(b) Private stables for the keeping of horses as provided for in the City Code. (c) Accessory structures and uses located on the same site as a single family residence for which the use is clearly related to single-family dwelling, including the following:
(1) Garages and carports.
(2) Garden structures.
(3) Greenhouses.
(4) Storage buildings.
(5) Recreation rooms.
(6) Hobby shops provided that no noisy or otherwise objectionable machinery or equipment is used and provided that no sales are made therefrom. (7) Private swimming pools.
(8) Accessory Dwelling Units.
274

(d) Home occupations as defined in Section 2.68 and associated signs not exceeding one square foot in area.
(e) Residential care facilities that serve seven or more persons. (f) Residential care facilities, small that serve six or fewer persons. (g) Temporary subdivision sales offices in accordance with the provisions of Section 9.5.2 of this Ordinance provided such use is for no more than 60 days. (h) Temporary buildings or trailers used during construction on the site, for a period not to exceed the duration of the related building permit.
(i) Transitional and supportive housing located in single-family residences. (j) A sign not exceeding 4 square feet in area pertaining to the sale, lease, rental, or display of the property on which the sign is located.
(k) Small-family day care homes.

SECTION 38. BZO § 4.7.3 AMENDED
Belmont Zoning Ordinance Section 4.7.3 is amended to read:

4.7.3 CONDITIONAL USES - The following uses are permitted in the HRO-1, HRO-2, and HRO3 Districts, except as otherwise specified, only when authorized by a Conditional Use Permit:
(a) Public parks and playgrounds and other public recreation facilities. (b) Public, parochial and private elementary schools and high schools. (c) Kindergartens, nursery schools and large-family day-care homes. (d) Churches, parish houses, monasteries, convents and other religious institutions. (e) Public and private philanthropic institutions.
(f) Public and private, nonprofit libraries and museums. (g) Public buildings and grounds when found by the Commission to be necessary for the public health, safety or welfare.
(h) Public utility and public service structures or installations when found by the Commission to be necessary for the public health, safety or welfare. (i) Incidental and accessory structures and uses located on the same site with and necessary to the operation of a Conditional Use.
(j) Clustered dwelling units in the HRO-1 and HRO-3 zones, and townhouses in the HRO3 Zone. (k) Density transfer of dwelling units in the HRO-2 Zone. 275

(l) Floor area transfer in the HRO-2 Zone.
(m) Mobile home parks.
(n) Signs for conditional uses, which do not exceed 10 square feet in area, are not illuminated, and are wall mounted.

SECTION 39. BZO § 4.7.11 AMENDED
Belmont Zoning Ordinance Section 4.7.11 is amended to read:

4.7.11 HRO-2 ZONING DISTRICT STANDARDS
[Subsections (a) through (d) - text unchanged]
(e) DENSITY TRANSFER - The permanent transfer of residential units in the HRO-2 Zoning District from one group of lots to another noncontiguous site along the same roadway and within the same statistical subarea as shown on the San Juan Hills Area Plan is permitted upon approval of a conditional use permit by the Planning Commission.

Density transfer use permits are subject to the following:
[(e)(1) through (e)(3)(F) text unchanged]
(f) LOT LINE ADJUSTMENTS: Lot line adjustments are permitted in the HRO-2 Zoning District upon approval by the Zoning Administrator. Any lot line adjustment resulting in four or more reconfigured lots shall be subject to a public hearing by the Planning Commission. Lot line adjustment applications are subject to the following:
(1) Application Requirements:
(A) Site plan of the proposed parcels showing existing property lines, the proposed sizes of the newly configured parcels, and the locations of all homes, driveways, and grading.
(B) An approved road improvement plan.
(2) Standards for Lot Line Adjustments:
(A) The lot size standards of Section 4.7.11(a) must be met. They may be waived if the following standards are met:
(i) The proposed lot line adjustment is consistent with the policies of the San Juan Hills Area Plan and the Geologic Hazards Ordinance. (ii) The pattern of development which would result is better than could be achieved through the application of this ordinance without lot line adjustment, due to less grading, less street and utility extension, and better building site locations.
(ii) The total number of lots is reduced.
(iv) No reconfigured lot shall be less than 10,000 sq. ft. and no lot shall be reduced from its present size.
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(v) Adequate infrastructure exists or its construction is assured. (B) For each lot eliminated 900 sq. ft. shall be allowed on the reconfigured site in addition to that which would be allowed on the newly configured lot by the floor area standards of Section 4.7.11(b), up to a maximum of 3,500 sq. ft.

SECTION 40. BZO § 4.7.12 AMENDED
Belmont Zoning Ordinance Section 4.7.12 is amended to read:

4.7.12 HRO-3 ZONING DISTRICT STANDARDS
(a) RESIDENTIAL DENSITY AND LOT SIZE STANDARDS - Each lot existing as of the time of application of this ordinance and each lot created by land division must comply with the General Density and Lot Size Standards of Section 4.7.9 unless a use permit for clustering of single family homes or townhouses is granted. (b) FLOOR AREA - Except as provided in Section 24, the maximum allowable floor area for single-family homes is 3,500 sq. ft. and 3,750 sq. ft. for single-family homes with three-car garages, 2,500 sq. ft. average unit size for townhouse developments, and 2,500 sq. ft. for single-family homes on substandard lots and on lots over 45% average slope. (c) CLUSTERING OF SINGLE FAMILY RESIDENCES AND TOWNHOUSES - The grouping of single family residences and townhouses on smaller lots than specified in Table 1 may be allowed in the HRO-3 District with a Conditional Use Permit. (1) Application requirements. A Conditional Use Permit application for clustering or townhouses must include the following:
(A) A map showing the existing parcels with dimensioned parcel boundaries, parcel areas, and topography at five foot contour intervals or less. (B) Site plan showing the proposed parcels with dimensioned parcel boundaries, parcel areas, together with proposed locations of all homes, yard areas, driveways, and grading.
(C) A proposal for the location, ownership, and management of the permanent open space.
(D) A detailed storm drainage runoff analysis of impacts to the respective drainage area together with a schedule of necessary improvements. (E) A hillside road plan for any needed roadway extensions. (F) A preliminary plan indicating how water service will be provided. (G) Documentation that sewage treatment capacity is available. (H) A statement indicating how the proposed project complies with each of the Western Hills Area Plan policies regarding geologic hazards, biotics, land use, open space areas, community design, transportation and circulation, and infrastructure.
277

(2) Standards for Clustering of Single Family Homes
(A) Residential density within the development shall be required to meet the density standards of Section 4.7.9 but not the minimum lot size standards. (B) The minimum lot size in clustered development is 10,000 sq. ft. for single family residences.
(C) The lot dimension standards of Section 4.7.4 shall not apply. Clustered lots must not be less than 50 feet in average width, nor have less than 30 feet street frontage.
(D) Permanent open space must be provided over all open space parcels and over all portions of lots exceeding 10,000 sq. ft.
(E) Except as provided herein, all other development standards of the HRO-3 district apply.
(3) Standards for Clustering of Townhouses
(A) Residential density within the townhouse development must meet the density standards of Section 4.7.9 but not the minimum lot size standards. (B) No more than 30% of all dwellings constructed in any one development east of Hastings Drive may be townhouses, and all dwellings constructed west of Hastings Drive and accessed by Carlmont Drive must be townhouses. (C) The minimum lot size and building setback standards in the townhouse development may be established through the use permit process to assure adequate open space and privacy.
(D) Fee title lots for individual townhouses must generally conform to each unit's outer perimeter walls, private yards, garages, and driveways. (E) Private yards no less than 250 sq. ft. are required for all townhouses. (F) All areas not part of developed common area or private townhouse lots must be placed in open space parcels. Permanent open space easements must be provided over all open space parcels.
(G) Except as provided herein, all other development standards of the HRO-3 district apply.
(4) Conditional Use Permit Findings Required for Planning Commission Approval:
(A) The development resulting from clustering is consistent with the policies of the Western Hills Area Plan.
(B) For single family home clustering all standards of Section 4.7.12(c)(2) will be met, and for townhouse clustering all standards of Section 4.7.12(c)(3) will be met.
278

(C) The open space areas will not create an enforcement or maintenance problem and will be protected from development by the establishment of an open space or conservation easement over its entirety, and adequate provision for the ownership and management of such property and easements will be provided. (D) Adequate new roadways and water, drainage, and sewerage facilities to serve the development are assured.
(E) The general use permit findings of Section 10 are supported by the nature of the request.

SECTION 41. BZO § 5A.1.2 AMENDED
Belmont Zoning Ordinance Section 5A.1.2 is amended to read:
5A.1.2 PERMITTED USES. Subject to Section 9.5.6, the following are permitted uses:
(a) Animal sales and services, including animal clinics and grooming, and animal retail sales (pet shops).
(b) Banks and retail financial institutions without drive-through service. (c) Business and professional offices when located above the ground floor; and such uses on the ground floor when not replacing a use permitted in subsections (d), (p), and (q) in a space not to exceed 3,000 square feet unless determined by the Director to be an office use serving walk-in clientele.
(d) Business services.
(e) Emergency shelters.
(f) Government buildings.
(g) Instructional services.
(h) Hotels and motels.
(i) Low-barrier navigation centers.
(j) Maintenance and repair services.
(k) Multi-family dwellings when located above the ground floor. A project will be processed by right as defined in Government Code Section 65583.2(i), and only design review based on objective standards shall be required, if at least 20 percent of the units are designated as affordable to lower income households as defined in Government Code Section 65584, no subdivision is required, and the project is proposed wholly on a parcel that is identified in the 2023-2031 Housing Element as subject to by right processing. In such projects, multiple-unit dwellings are permitted on the ground floor, and such projects are exempt from CEQA.
(l) Nursery and garden center.
(m) Permanent supportive housing.
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(n) Personal services, general.
(o) Residential care facilities, and residential care facilities, small. (p) Restaurants with indoor or outdoor seating.
(q) Retail stores engaged in the selling of retail products and services, including but not limited to art, appliance, auto accessories, hardware and variety stores, bakeries, dry cleaning for the retail trade only, food and drug stores, and tailor shops, but excluding building materials and services.
(r) Transitional and supportive housing.
(s) Utilities, that are minor in nature and an accessory use intended to serve an existing or planned land use and meet all of the standards of the City Code. (t) Restaurants with outdoor seating permissible within the public right-of-way sidewalk area, or an adjacent private parking lot, subject to outdoor dining requirements established by the City.

SECTION 42. BZO § 5A.1.3 AMENDED
Belmont Zoning Ordinance Section 5A.1.3 is amended to read:
5A.1.3 CONDITIONAL USES - Subject to Section 9.5.6, the following uses are allowed with a conditional use permit.
(a) Automobile rental agency.
(b) Auto/vehicle sales and services, including dealers and new and used car sales lots, automobile repair services, service stations and electric vehicle charging facilities, and vehicle washing.
(c) Banks and retail financial institutions on the ground-floor in a mixed use building, not to exceed 3,000 square feet.
(d) Commercial amusement, entertainment, and health club enterprises, including cinemas, indoor theaters, ice rinks, and related facilities, which may be publicly- or privatelyowned. (e) Communication facilities, including antennas and transmission towers equipment within buildings.
(f) Community assembly.
(g) Day care centers.
(h) Group residential.
(i) Health clinics.
(j) Hospital
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(k) Multi-family dwellings on the ground floor, with a determination by the Planning Commission that a single use building is appropriate for the site and is setback at least 10 feet from the front and street side lot lines. In determining whether a single use building is appropriate for the site, the Commission shall consider whether:
(1) The layout and street orientation of the project site, parking and circulation traffic pattern for the project are conducive for the operation of ground floor commercial, retail or restaurant uses.
(2) The project would be replacing an existing retail or restaurant use on site. (3) There are existing commercial, retail, or restaurant uses within ¼ mile of the project site that would meet the needs of the building occupants. (4) The project would provide 30% or more units of affordable housing. (l) Non-traditional financial institutions, including check-cashing facilities, payday lenders, and pawn brokers.
(m) Recycling collection facilities.
(n) Restaurants that sell predominantly take-out meals or provide drive-in or drive-through service.
(o) Social service center.
(p) Utilities and other major facilities that are determined by the Director not to be minor and accessory to a permitted or conditional use.

SECTION 43. BZO § 5A.1.5 AMENDED
Belmont Zoning Ordinance Section 5A.1.5 is amended to read:
5A.1.5 AUTOMOBILE PARKING AND LOADING FACILITIES - Parking and loading facilities must be provided in accordance with Section 8.

SECTION 44. BZO § 5A.1.6 AMENDED
Belmont Zoning Ordinance Section 5A.1.6 is amended to read:
5A.1.6 FLOOR AREA RATIO - Maximum floor area ratios are as follows. (a) For hotels, 2.5.
(b) For all other uses: 2.0; may be increased up to 2.5 with provision of community benefits approved by the City Council under Section 5A.2. This FAR limit applies to the entire development on a site, inclusive of any residential component.

SECTION 45. BZO § 5A.1.8 REPEALED AND RESERVED
Belmont Zoning Ordinance Section 5A.1.8 “Transitional Yards” is repealed and reserved. 281