Staff Report
Environmental Review
This project is exempt from environmental review under CEQA Guidelines Section 15301 (Existing Facilities), which allows for minor alterations to existing facilities involving negligible or no expansion of use.
Analysis
As the project advanced through design, four change orders were identified. The first three were within the City Manager's approval authority, while Change Order No. 4 requires City Council authorization due to its cost. Although the project scope has evolved, its overall purpose remains unchanged: installing EV charging infrastructure at the originally identified City facilities to expand public charging access and advance the City's sustainability goals. The changes primarily resulted from field conditions and administrative corrections identified during the design process.
The change orders include:
• Change Order No. 1 ($5,858) – Change from two dual-port chargers (four ports) to one dual-port charger and two single-port chargers (still four ports) at the Sports Complex location to facilitate the installation of an ADA curb ramp.
• Change Order No. 2 ($3,635) – Addition of an electrical load study for the Sports Complex location to determine peak demand. Unlike the two City Hall sites, the PG&E bills for the Sports Complex did not contain this information, which is required for electrical design per Building Code. • Change Order No. 3 ($5,452) – Change from two single port chargers (two ports) to two dual-port chargers (four ports) at the City Hall Complex – Manor House location. This change corrects an administrative error and aligns with the City’s originally requested layout. • Change Order No. 4 ($77,559) – Relocates the Police Lot charging stations from within the secured parking area to the center parking island between City Hall and the Manor House. The new location improves utility access, minimizes impacts to Police operations, and increases public accessibility.
It also expands the installation from two to four charging ports while maintaining the original two make-ready ports for future expansion. The previous and proposed locations are shown in Attachment A.
With these modifications, the project will provide 12 publicly accessible charging ports, an increase of two from the original design, while retaining 10 make-ready ports to support future expansion.
The following tables summarize the full project budget including all change orders to date.
Revenue Sources Amount
Member Agency Energy Grant (existing CIP Budget) $380,000 General Facilities Fund 308 (existing CIP Budget) $64,000 EV Ready Incentives (supplemental budget appropriation request) $90,000 Total Revenue $534,000
Expenses
Original Contract Expenses
Project and Construction Management (S.R. Rose Engineering, Inc.) $50,640 Construction Contract (InCharge Energy, Inc.) $301,367
160
Staff Report
Subtotal $352,007
Change Orders
Change Order No. 1 (InCharge Energy, Inc.) $5,858
Change Order No. 2 (InCharge Energy, Inc.) $3,635
Change Order No. 3 (InCharge Energy, Inc.) $5,452
Change Order No. 4 (InCharge Energy, Inc.) $77,559
Subtotal $92,504
Total Expenses $444,511
Remaining Contingency $30,055
Total Authorized Expenses $474,566
Including all change orders, the project remains within its approved budget of $533,799 and below the two alternative proposals received during procurement. Total project costs are now estimated at $444,511, leaving $30,055 in remaining contingency funds (the original $45,000 less the sum amounts of Change Order Nos. 1-3).
If the Council approves the recommended action, staff will execute Change Order No. 4 and proceed with construction. Construction is anticipated to begin in late summer and be completed within two to three months.
Alternatives
1. Reject request for funding
2. Refer to staff for additional information
Attachments
A. Location Map for CCO 4 Exhibit for Full Option
Fiscal Impact
☐ No Fiscal Impact
☒ Funding Source Confirmed:
A $444,000 budget for this project was approved in the Fiscal Year 2025-26 Capital Improvement Program (CIP) budget
under EV Charging Stations Project No. 8090, with the
Westlight Energy Member Agency Energy Grant and General Facilities Fund 308 revenue sources identified. The requested supplemental budget appropriation of an additional $90,000 in funding to this project will be secured through the Westlight Energy EV Ready Incentives Program, bringing the total
project budget to $534,000. Grant revenue will be received in two installments: half upon entering the Grant Agreement and half following project completion. Incentives will be received following project completion.
161
Staff Report
Source: Purpose: Public Outreach:
Staff Council Vision/Priority Posting of Agenda
162
RESOLUTION NO. 2026 –
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT
AUTHORIZING THE CITY MANAGER TO NEGOTIATE AND EXECUTE CHANGE ORDER NO. 4 IN THE AMOUNT OF $77,559 FOR THE INCHARGE ENERGY, INC.
CONTRACT FOR THE EV CHARGING STATIONS PROJECT NO. 8090, BRINGING THE TOTAL NOT-TO-EXCEED AMOUNT TO $423,927 AND APPROVING A SUPPLEMENTAL BUDGET APPROPRIATION OF $90,000 TO PROJECT NO. 8090 TO BE FUNDED BY WESTLIGHT ENERGY’S EV READY INCENTIVE PROGRAM.
WHEREAS, installation of the City’s first electric vehicle (EV) charging stations has been identified as a strategic priority for the City and incorporated into the City’s Capital Improvement Program as Project No. 8090; and,
WHEREAS, in late 2023 the Westlight Energy (formerly Peninsula Clean Energy) Board of Directors authorized a one-time allocation of $379,799 to the City as part of their Member Agency Energy Grant Program; and,
WHEREAS, to secure its full grant allocation, the City submitted a proposal to Westlight Energy for EV charger installations at three City locations for a combination of public and municipal fleet use; and,
WHEREAS, all charger locations were identified in collaboration with Westlight Energy’s EV Ready Technical Assistance Program, resulting in the selection of: the Belmont Sports Complex, City Hall (Manor House), and City Hall (Police Department lot); and, WHEREAS, the City is eligible to receive additional funding through the Westlight Energy EV Ready Program, dependent on the final count of chargers and make ready ports; and,
WHEREAS, in March 2023 the City issued an invitation for bids to construct the project and no bids were received, and accordingly, the City proceeded under Public Contract Code 22038(c) which allows the City to procure the services by negotiated contract; and, WHEREAS, in September 2025, following securing the Westlight Energy grant funds, the City issued a request for proposals for the design, construction, and maintenance of EV Chargers at the three locations and received three bids; and, WHEREAS, on December 9, 2025, the City Council awarded the contract to InCharge Energy Inc. in the amount of $301,367.33 and authorized a $45,000 contingency budget; and, WHEREAS, the design commenced in January 2026 and is currently ongoing; and WHEREAS, during the design process, the City Hall (Police Department lot) location was changed to a publicly accessible location in front of City Hall, and two additional chargers have been added to that location, resulting in a total of twelve chargers and ten make ready ports installed; and
163
WHEREAS, in order to proceed with the aforementioned change to the former City Hall (Police Department lot) location, staff have negotiated a change order with InCharge in the amount of $77,559; and,
WHEREAS, in order to fund the change, the authorized not-to-exceed amount of InCharge’s contract must be increased by $77,559; and,
WHEREAS, in addition to grant funds, the City is eligible to receive $90,000 in incentives through the Westlight Energy EV Ready Program.
NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:
SECTION 1. The City Manager is authorized to negotiate and execute Change Order No. 4 in the amount of $77,559 for the InCharge Energy Inc. contract for the EV Charging Stations Project No. 8090, bringing the total not-to-exceed amount to $423,927, and, SECTION 2. A supplemental budget appropriation of $90,000 to Project No. 8090 to be funded by Westlight Energy’s EV Ready Incentive Program is hereby approved. * * *
ADOPTED July 14, 2026 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
164
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Two single-port
and one dual-port
chargers
One dual-port
make-ready box
Former PD Lot
charger location
New location
for "PD Lot"
chargers
STAFF REPORT
Meeting Date: July 14, 2026
Agency: City of Belmont
Staff Contact: Tobi Liebermann, Housing & Economic Development Manager, [email protected]
Agenda Title: 678 Ralston Ave and 951 Old County Rd. Loan Funding Agreement Amendment Agenda Action: Resolution
Recommendation
Adopt a resolution 1) authorizing the City Manager to negotiate and enter into a modified loan funding agreement with CRP Affordable Housing and Community Development or affiliated entities or partners to provide up to $1.5 million of Belmont affordable housing funds for construction of a 65-unit affordable housing project at 678 Ralston Ave., an increase of $500,000 over the prior loan funding approval in May of 2025; and 2) authorizing a budget appropriation of $1.5 million in FY 2026-27 from the Affordable Housing Fund.
Adopt a resolution authorizing the City Manager to negotiate and enter into a modified loan funding agreement with CRP Affordable Housing and Community Development or affiliated entities or partners to provide up to $1.5 million of Belmont affordable housing funds for construction of a 63-unit affordable housing project at 951 Old County Rd., a decrease of $500,000 from the prior loan funding approval of April 2026.
Strategic Focus Area
Economic Development and Housing
Background
CRP Affordable Housing and Community Development (CRP) has received City entitlements for two affordable housing projects at 678 Ralston Ave. (Ridge at Ralston) and 951 Old County Road (Ridge on Masonic). The City has committed Affordable Housing Funds to both projects in past actions. 678 Ralston Ave
On May 22, 2024, the City of Belmont granted ministerial approval of CRP’s application for development of a 65-unit affordable housing project located at 678 Ralston Ave pursuant to Government Code Section 65913.4 (Senate Bill 35) streamlined processing.
The site is situated on a single parcel approximately 0.36-acres in size, located less than one-half (0.5) mile from the Belmont Caltrain station. The project will replace the existing commercial building with an eight-story residential building with seven residential levels over a nineteen-space, surface-level garage, and street-level building community spaces including a lobby, leasing/management office, and bike room.
678 Ralston Ave and 951 Old County Rd. Loan Funding Amendment - Staff Report 166
678 Ralston and 951 Old County Rd Loan Funding Request Amendment - Staff Report The affordable housing plan for the project includes a range of unit sizes and affordability levels, as summarized below:
Unit Type 30% AMI 50% AMI 70% AMI Mgr. Subtotal Percent One-Bedroom 11 15 4 0 30 46%
Two-Bedroom 3 11 4 0 18 28%
Three-Bedroom 3 9 4 1 17 26%
Total 17 35 12 1 65
In addition, 17 units (11 one-bedroom units, 3 two-bedroom units, and 3 three-bedroom units) are reserved for permanent supporting housing out of the 65 total units.
On May 27, 2025, the City of Belmont City Council approved funding the project with City of Belmont Affordable Housing Funds up to $1.0 million via resolution No. 2025-36.
Since the approval of funding for the development in 2025, the project has made significant progress towards starting construction including securing a highly competitive low-income housing tax credit and tax-exempt bond award from State of California. The developer has also secured over $22 million in San Mateo County affordable housing funds. The developer has been working extensively with the City on processing its building permit application and recently received a “permit ready” letter from the Building Department. The updated project financing plan submitted by the developer includes a combination of local, County, Low-Income Housing Tax Credits, and tax-exempt bond financing. 951 Old County Road
On January 23, 2025, the City of Belmont granted ministerial approval of CRP’s application for development of a 63-unit affordable housing project located at 951 Old County Rd. pursuant to Government Code Section 65913.4 (Senate Bill 35) streamlined processing.
The site is situated on a single parcel approximately 0.35-acres in size, located less than one-half (0.5) mile from the Belmont Caltrain station. The project site is currently developed with a two-story, retail building for commercial uses. The project will replace the existing commercial building with an eightstory residential building with seven residential levels over an eight-space, surface-level garage. The ground floor also includes corner retail and community space, a lobby, and a leasing/management office.
The affordable housing plan for the project includes a range of unit sizes and affordability levels, as summarized in the following table:
Unit Type 30% AMI 50% AMI 60% AMI 70% AMI Mgr. Subtotal Percent One-Bedroom 4 3 3 11 0 21 33.3%
Two-Bedroom 3 2 3 13 0 21 33.3%
Three-Bedroom 3 2 3 12 1 21 33.3%
Total 10 7 9 36 1 63 100%
167
678 Ralston and 951 Old County Rd Loan Funding Request Amendment - Staff Report In addition, 4 units are reserved for permanent supported housing out of the 63 total units.
On April 28, 2026 the City of Belmont City Council approved funding the project with City of Belmont Affordable Housing Funds up to $2.0 million via resolution No. 2026-28.
The updated project financing plan submitted by the developer includes a combination of local, County, Low-Income Housing Tax Credits, and tax-exempt bond financing. To date, CRP has been awarded $1 million in San Mateo County funding for both construction and permanent financing in 2025 and received an additional commitment of $2 million for the project in federal HOME funds from the County in 2026.
Analysis
CRP is requesting an additional $500,000 from the City of Belmont Affordable Housing Fund for the 678 Ralston Avenue project, increasing the City's commitment from $1.0 million to $1.5 million, as outlined in the funding request letter (Attachment C). The additional funding would be reallocated from the 951 Old County Road project, maintaining the City's total commitment of $3.0 million across both CRP developments. The additional local funding is requested to address increased construction costs and demonstrate continued local support as the project advances toward financial closing and a planned Summer 2026 construction start. Despite extensive value engineering and other cost-saving measures, the project continues to have an approximately $500,000 funding gap.
The requested reallocation is possible because CRP recently applied for, and expects to receive, approximately $5 million in additional San Mateo County affordable housing funding for the 951 Old County Road project that was not previously anticipated. As a result, CRP has determined that a $1.5 million City contribution will be sufficient to support that project's financial feasibility while maintaining competitiveness for tax credit financing. The City contribution remains an important component of the project's financing plan, demonstrating local commitment and strengthening its applications for other funding sources.
Housing Needs Analysis
The permit ready 678 Ralston Ave affordable housing project will provide 64 low, very low, and extremely low-income units plus one unrestricted managers unit that would contribute towards Belmont’s Regional Housing Needs Allocation (RHNA) for 2026 when the permits are issued.
The 951 Old County Rd. affordable housing project will provide 62 low, very low, and extremely lowincome units plus one unrestricted managers unit that would contribute towards Belmont’s RHNA when building permits are ultimately issued.
Provision of lower-income units is critically important to meet housing needs and to support various special needs housing populations in Belmont that often face challenges such as overcrowding and costburdened households (i.e. paying more than 30-50% of income on housing costs). Development of lowerincome units also typically requires larger public subsidies from a variety of funding sources.
Funding Availability
The City has sufficient funding available in the Affordable Housing Fund (Fund 275), comprised of 168
678 Ralston and 951 Old County Rd Loan Funding Request Amendment - Staff Report Housing Successor Agency funds, to provide the requested $1.5 million loan for the 678 Ralston Avenue project. Although funding for the original loan was included in the Fiscal Year 2025-2026 budget, it was not expended due to changes in the project schedule. Accordingly, staff recommends appropriating $1.5 million in the Fiscal Year 2026-2027 budget. The loan would be structured as a residual receipts loan, a common financing mechanism for affordable housing developments, and would be repaid from available project cash flow over the affordability term, which is anticipated to be at least 55 years.
The City also has sufficient funding available in Fund 275 to provide the revised $1.5 million loan for the 951 Old County Road project. If approved, the loan is anticipated to be disbursed in Fiscal Year 2027- 2028, contingent upon the project securing all financing, obtaining building permits, and being ready to commence construction. Similar to the 678 Ralston Avenue project, repayment would be made through residual receipts over the project's affordability term.
Alignment with Housing Element Priorities
The approval of the funding reallocation request is in line with Housing Element Program H1.2: Use Public Funding for Low/Moderate Income Housing. The Housing Element states that the City shall utilize local Affordable Housing Funds (Successor Agency Housing Funds, Inclusionary housing in-lieu funds, Commercial Linkage Fees, and Residential Development Mitigation Fees) to fund affordable housing development, and to leverage other public funding sources for affordable housing projects. Priority shall be given to development of housing at lower-income levels.
Alternatives
1. Take no action, leave funding project allocations as they are.
2. Provide alternative funding proposal.
Attachments
A. Resolution 678 Ralston Loan Funding Amendment and Budget Appropriation B. Resolution 951 Old County Road Loan Funding Amendment C. CRP Affordable Housing Loan Funding Reallocation Request Letter Fiscal Impact
☐ No Fiscal Impact
☒ Funding Source Confirmed:
The original funding for 678 Ralston was $1 million dollars included in the FY 2025-26 budget from the Affordable
Housing Fund (275-5-902-8589). Those funds were not
expended. A supplemental budget appropriation is requested for $1.5 million for FY 2026-27, which includes the original funding and reallocation described in this report. The reduced loan of $1.5 million for the 951 Old County Rd. development will be incorporated as part of the annual budget development process in FY 2027-28. Funding will be provided to the project only if and when it is fully financed, has obtained building permits, and is ready to commence construction.
169
678 Ralston and 951 Old County Rd Loan Funding Request Amendment - Staff Report Source: Purpose: Public Outreach:
Staff Council Vision/Priority Posting of Agenda
170
RESOLUTION NO. 2026 –
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT
AUTHORIZING THE CITY MANAGER TO NEGOTIATE AND ENTER INTO A
LOAN FUNDING AGREEMENT WITH CRP AFFORDABLE HOUSING AND
COMMUNITY DEVELOPMENT LLC OR AFFILIATED ENTITIES OR PARTNERS TO PROVIDE A LOAN OF UP TO $1.5 MILLION FOR CONSTRUCTION OF AN AFFORDABLE HOUSING PROJECT AT 678 RALSTON AVENUE AND APPROVING A SUPPLEMENTAL BUDGET APPROPRIATION OF $1.5 MILLION FROM THE
AFFORDABLE HOUSING FUND
WHEREAS, on May 22, 2024, the City of Belmont provided ministerial approval of the development of the 678 Ralston Avenue project pursuant to Senate Bill 35 (SB 35) Streamlining provisions for a 65-unit affordable housing development; and, WHEREAS, the Affordable Housing Plan for the project includes a range of unit sizes and affordability levels, with 17 units reserved for households making 30% or less of area median income, 35 units reserved for households making 50% or less of area median income, 12 units reserved for households earning 70% or less of area median income, and one unrestricted manager’s unit, helping Belmont meet its Regional Housing Needs Allocation (RHNA) for provision of very-low and low-income housing units; and, WHEREAS, the City acknowledges that contribution of local affordable housing funds is an important part of a comprehensive project financing strategy that also includes San Mateo County Affordable Housing Funds and State Low Income Housing Tax credits (LIHTC); and, WHEREAS, the approval of the funding request is consistent with the adopted 2023- 2031 Housing Element Program H1.2: Use Public Funding for Low/Moderate Income Housing; and,
WHEREAS, the project developer, CRP Affordable Housing and Community Development, is an experienced affordable housing development company that has demonstrated the professional capacity to plan, build, and manage large affordable housing projects; and,
WHEREAS, on May 27, 2025 the City approved a loan funding agreement of up to $1.0 million for the 678 Ralston Avenue project via Resolution No. 2025-36; and, WHEREAS, CRP Affordable Housing and Community Development has submitted a revised request to the City for a loan of $1.5 million, an increase of $500,000 over the prior approved amount to cover increased project costs. The loan will be repaid during the project affordability term through available residual receipts; and, WHEREAS, the City has sufficient funds available in its Affordable Housing Fund (Fund 275), which is comprised of Successor Agency Housing revenues, to fund this loan request; and,
171
WHEREAS, the City Council supports the 65-unit affordable housing project and desires to see construction of more affordable housing units in Belmont.
NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:
SECTION 1. The City Manager is authorized to negotiate and execute a loan funding agreement and all associated documents and agreements with CRP Affordable Housing and Community Development LLC or affiliated entities or other development team partners for an amount not to exceed $1.5 million for construction of a 65-unit affordable housing project at 678 Ralston Avenue. The loan shall be repaid over the affordability term of the project from available project residual receipts.
SECTION 2. A supplemental budget appropriation of $1.5 million from the Affordable Housing Fund (275-5-902-8589) to fund the loan is hereby approved.
SECTION 3. This Resolution replaces and supersedes Resolution No. 2025-36 that was adopted May 27, 2025
* * *
ADOPTED July 14, 2026 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
172
RESOLUTION NO. 2026 –
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT
AUTHORIZING THE CITY MANAGER TO NEGOTIATE AND ENTER INTO A
LOAN FUNDING AGREEMENT WITH CRP AFFORDABLE HOUSING AND
COMMUNITY DEVELOPMENT LLC OR AFFILIATED ENTITIES OR PARTNERS TO PROVIDE A LOAN OF UP TO $1.5 MILLION FOR CONSTRUCTION OF AN AFFORDABLE HOUSING PROJECT AT 951 OLD COUNTY ROAD
WHEREAS, on January 23, 2025, the City of Belmont provided ministerial approval of the development of the 951 Old County Road project pursuant to Senate Bill 35 (SB 35) Streamlining provisions for a 63-unit affordable housing development; and, WHEREAS, the Affordable Housing Plan for the project includes a range of unit sizes and affordability levels, with 10 units reserved for households making 30% or less of area median income, 7 units reserved for households making 50% or less of area median income, 9 units reserved for households making 60% or less of area median income, 36 units reserved for households earning 70% or less of area median income, and one unrestricted manager’s unit, helping Belmont meet its Regional Housing Needs Allocation (RHNA) for provision of verylow and low-income housing units; and, WHEREAS, the City acknowledges that contribution of local affordable housing funds is an important part of a comprehensive project financing strategy that also includes San Mateo County Affordable Housing Funds and State Low Income Housing Tax credits (LIHTC); and, WHEREAS, the approval of the funding request is consistent with the adopted 2023- 2031 Housing Element Program H1.2: Use Public Funding for Low/Moderate Income Housing; and,
WHEREAS, the project developer, CRP Affordable Housing and Community Development, is an experienced affordable housing development company that has demonstrated the professional capacity to plan, build, and manage large affordable housing projects; and,
WHEREAS, on April 28, 2026 the City approved a loan funding agreement of up to $2.0 million for the 951 Old County Road project via Resolution No. 2026-28; and, WHEREAS, CRP Affordable Housing and Community Development has submitted a revised request to the City for a loan of $1.5 million that will be repaid during the project affordability term through available residual receipts; and, WHEREAS, the City has sufficient funds available in its Affordable Housing Fund (Fund 275), which is comprised of Successor Agency Housing revenues, to fund this loan request; and,
WHEREAS, the City Council supports the 63-unit affordable housing project and desires to see construction of more affordable housing units in Belmont. 173
NOW, THEREFORE, the City Council of the City of Belmont resolves as follows:
SECTION 1. The City Manager is authorized to negotiate and execute a loan funding agreement and all associated documents and agreements with CRP Affordable Housing and Community Development LLC or affiliated entities or other development team partners for an amount not to exceed $1.5 million for construction of a 63-unit affordable housing project at 951 Old County Road. The loan shall be repaid over the affordability term of the project from available project residual receipts.
SECTION 2. The loan of $1.5 million will be incorporated as part of the annual budget development process in FY 2027-28. Funding will be provided to the project only if and when it is fully financed, has obtained building permits, and is ready to commence construction.
SECTION 3. This Resolution replaces and supersedes Resolution No. 2026-28 that was adopted April 28, 2026.
* * *
ADOPTED July 14, 2026 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
174
July 9, 2026
City of Belmont
1 Twin Pines Ln
Belmont, CA 94002
Subject: City of Belmont Funds Transfer from The Ridge on Masonic – 951 Old County Road Belmont, CA 94002 to The Ridge at Ralston – 678 Ralston Avenue Belmont, CA 94002 to To the City of Belmont,
On behalf of CRP Affordable Housing and Community Development, we are writing to provide an update on our two projects in the city of Belmont: The Ridge at Ralston and The Ridge on Masonic We are excited to announce that the Ridge at Ralston is progressing through construction loan closing calls with all applicable stakeholders. We have secured commitments with private construction lender First Citizens Bank, private permanent lender Capital One, and our tax credit syndicator CREA, LLC.
Furthermore, we are coordinating with the city of Belmont’s financing team and the Department of Housing of San Mateo County, who provided the necessary soft funding sources to assure the project’s financial feasibility. As of June 29th, the project has received all necessary clearances and signoffs from the city of Belmont Community Development Department and is ready to issue permits. We are currently targeting an August construction loan closing and construction start.
For the Ridge on Masonic, we are also pleased to share an update since the city awarded funds in April of this year. The CRP team continues to secure the final piece of financing of low-income tax credits and taxexempt bonds, while also securing gap financing for a more competitive CTAC/CDLAC application. In May of this year, we applied for gap financing of $5.0 MM through the Department of Housing of San Mateo County. We have passed threshold and are presenting to the DOH on July 29th. Based on previous successful applications through the Department of Housing, we are likely to receive $5.0 MM in financing, which we did not expect when we made our initial request to the city of Belmont earlier this year.
While there is much to be excited about for the progress of both projects, we face unprecedented construction cost increases in the past few quarters due to the current geopolitical landscape. For the Ridge at Ralston, we accepted our tax credit and tax-exempt bond award in December of 2025. At that time, we were confident in our award in relation to the budget based on actual subcontractor bids. We then secured financial commitments from the previously stated lenders and investors and started construction loan closing calls. In March of 2026, we were unpleasantly surprised by how high these subcontractor bids have increased due to the inflationary pressure caused by the geopolitical events of the past few months. In about six months, our construction budget increased by just over $2.0 MM.
While this was an unexpected challenge for the Ridge at Ralston, we as a team have explored solutions for this unanticipated budget increase. We immediately explored value engineering options that would reduce costs, without sacrificing building, design, and construction quality. To accomplish this, we adjusted the design in April that included the following:
Removed narrow windows along the south- and east-elevation of the building that was connected 175
to common areas. The reduction of windows reduced costs but had no impact on individual unit window access.
The original design included tile, metal panels, and the standard fiber cement siding. While the tile and metal will remain on the first level, only fiber cement siding will remain on all upper levels.
The removal of the enhanced materials to the upper levels of the exterior reduced costs, without sacrificing quality.
Reduce to one transformer from two. The reduction of transformer cost only affected the elevator type and allowed us to maintain the original ground floor level design. Implemented a California Utility Allowance Calculator (CUAC) program with solar power. Not only does the solar infrastructure create a more sustainable and environmentally conscious building, but this reduced the utility allowance expenses. The reduced expenses increase our income, increase our permanent loan proceeds, and narrows the financing gap.
In addition to our value engineering efforts, we have also explored other financing sources such as additional funds from the Department of Housing of San Mateo County funding and Federal Home Loan Bank Affordable Housing Program sources. The DOH did not have any additional funds to offer and the project did not win funds in the most recent application rounds of AHP funding. We also believe that additional financing from the DOH is better reserved for the Ridge on Masonic, considering that the Ridge at Ralston is so close to starting construction.
All this being said, the CRP team is grateful for the city of Belmont’s efforts in getting both projects where they are now. This includes entitlements, permit readiness for the Ridge at Ralston, and a combined $3 MM of soft funding ($1.0 MM for the Ridge at Ralston and $2.0 MM for the Ridge on Masonic). Considering the recent construction cost increase challenges that we are seeing for the Ridge at Ralston, and the unexpected award of funds for the Ridge on Masonic, we are requesting that we transfer $500,000 of funds from the Ridge on Masonic award to the Ridge at Ralston. We believe that this is the best interest of both projects and maximize new housing within the city of Belmont for the following reasons:
The additional capital will combat increased construction costs at the Ridge at Ralston The City of Belmont still contributes $1.50 MM to the Ridge on Masonic which complies with the most recent Department of Housing Funding Application.
The city of Belmont does not have a dollar more than what was originally committed and will still allow the construction of 128 new homes in the city of Belmont.
Thank you for your consideration.
Paul Salib
Chief Executive Officer
176
CSG Task Order #3 – Building Plan Review Services
Meeting Date: July 14, 2026
Agency: City of Belmont
Staff Contact: Carlos de Melo, Community Development Director, (650) 595-7440 [email protected]
Agenda Title: CSG Consultants, Inc. Building Plan Review Services – Task Order #3 Agenda Action: Motion
Recommendation
Motion to authorize the City Manager to negotiate and execute Task Order #3 with CSG Consultants, Inc. (CSG) for Building Plan Review Services for Fiscal Year 26-27 for a not to exceed contract amount of $480,000.
Strategic Focus Area
Economic Development and Housing
Background
The City contracts with CSG for on-call building plan review services. These services supplement internal staffing resources and provide specialized technical expertise not currently available within the Community Development Department. Engaging a consultant enables the City to uphold high standards in the permit review process while ensuring timely and efficient processing of applications.
In addition to Building Plan Review Services, CSG provides Inspection Services (as needed by the Public Works Department) and Permit Technician Services. These services offer the flexibility and technical capacity needed to support the City’s development review workload.
Analysis
Task Order #3 establishes a not-to-exceed amount of $480,000 to support the expected volume of plan review services anticipated for FY 2026-27. The consultant services are directly reimbursed by the plan review fees collected by the Building Division and therefore will not result in any additional burden on the City’s General Fund.
CSG has demonstrated a consistent ability to deliver high-quality services, is well-versed in the City’s development regulations and internal procedures and can respond effectively to changes in application volume and complexity. Their continued support remains essential to maintaining timely, accurate, and thorough permit review processes.
177
CSG Task Order #3 – Building Plan Review Services
Alternatives
1. Refer back to staff for additional information.
2. Continue the item for further discussion.
Attachments
None.
Fiscal Impact
☒ No Fiscal Impact
Building plan review activities are accounted for in the Development Services Fund. There are adequate funds
available for this amendment under the service agreement (Account# 210-5-904-8351), which will be applicant-funded via Plan Review/Services fees and not expected to have a direct financial impact to the City.
☒ Funding Source Confirmed
Source: Purpose: Public Outreach:
Staff Discretionary Action Posting of Agenda
178
7-14-26 CC Staff Report - 4 Leaf Service Agreement - Building Inspection Services
STAFF REPORT
Meeting Date: July 14, 2026
Agency: City of Belmont
Staff Contact: Carlos de Melo, Community Development Director - Community Development Department (650) 595-7440, [email protected]
Agenda Title: Amendment #1 to Service Agreement for Building Inspection Services from 4 Leaf, Inc.
Agenda Action: Motion
Recommendation
Motion to authorize the City Manager to negotiate and execute Amendment #1 to the Service Agreement with 4 Leaf, Inc. (4LEAF) to provide building inspection services for FY26-27 for $180,000. This amendment would bring the total not to exceed cost for this contract to $445,000.
Strategic Focus Area
Economic Development and Housing
Background
The City uses third-party building inspection services to support large-scale and complex development projects, as well as to provide coverage across all inspection disciplines. These services are essential when specialized expertise is required or when in-house staffing is insufficient to meet peak workload demands. 4LEAF currently supports the City on a project-by-project basis, offering flexible and reliable staffing solutions. Their team includes building professionals with a broad range of skill sets, enabling them to address the City’s dynamic and technical inspection requirements as needed.
Analysis
Contracting with 4LEAF for third-party building inspection services remains essential due to the sustained development activity occurring citywide, particularly focused on multi-family housing projects currently under construction. These services provide critical support to manage peak demands, ensure timely plan reviews, minimize wait times for inspection requests, and help maintain the overall efficiency of the Permit Center’s operations.
These services will be funded through building permit and inspection fees, and sufficient appropriations have been included in the Community Development Department’s adopted budget to support this agreement.
All services under this agreement will be performed either directly by 4LEAF personnel or under their supervision. 4LEAF will determine the means, methods, and details of service delivery, consistent with the terms of the Service Agreement. The City retains 4LEAF in an independent contractor capacity and not as an employee of the City.
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7-14-26 CC Staff Report - 4 Leaf Service Agreement - Building Inspection Services While third-party contracting is a cost-effective and flexible alternative to hiring permanent staff for temporary surges in development activity, the Community Development Department anticipates a future gradual reduction in reliance on these services. A full-time Building Inspector was hired in October 2024, and the Department expects to meet more of its inspection needs internally over the next six months as the new staff member becomes fully integrated.
Alternatives
1. Deny the request.
2. Continue the item for further discussion.
Attachments
None.
Fiscal Impact
☐ No Fiscal Impact
☒ Funding Source Confirmed:
Building inspection activities are accounted for in the Development Services Fund. There are adequate funds available for this amendment under the service agreement (Account# 210-5-904- 8351), which will typically be funded by the applicant as part of Project Development Review/Inspection Services fees and not expected to have a direct financial impact to the City.
Source: Purpose: Public Outreach:
Staff Discretionary Action Posting of Agenda
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BCC Initiative Measure - Staff Report
STAFF REPORT
Meeting Date: July 14, 2026
Agency: City of Belmont
Staff Contact: Jozi Plut, City Clerk, [email protected] Agenda Title: Citizen Initiative Community Center Tax Measure Agenda Action: Resolution
Recommendation
1. Adopt a resolution calling a General Municipal Election on Tuesday, November 3, 2026, to submit to the voters a proposed citizen initiative special tax measure, requesting that the San Mateo County Board of Supervisors consolidate the municipal election with the statewide election and authorize the San Mateo County Clerk to conduct all election services, and direct the City Attorney to prepare the impartial analysis of the measure.
2. By motion, designate a two-member Council subcommittee to prepare and sign, if requested by the proponents, the argument in favor of the measure and any rebuttal.
Strategic Focus Area
Fiscal and Organizational Sustainability
Background
On January 28, 2026, proponents of an initiative measure proposing a special tax on the square footage of improved property within the City of Belmont for the sole purpose of funding community center operations and services (“Initiative”) submitted a Notice of Intention and written text of the measure to the City Clerk. On February 5, 2026, as required by the Elections Code, the City Attorney prepared and provided an official ballot title and summary for the proposed Initiative for use by the proponents for publication and circulation of the petition.
The proponents submitted petition signatures to the City Clerk on June 3, 2026. Following a prima facie review, the petition was transmitted to the San Mateo County Elections Office for signature verification and certification. On June 30, 2026, the San Mateo County Elections Office certified that the petition contained 1799 valid signatures, exceeding the 1750 signatures required to qualify the measure for consideration by the City Council pursuant to Elections Code section 9215.
Analysis
Elections Code section 9215 establishes the procedures for initiative petitions signed by not less than 10 percent of the registered voters of the jurisdiction. Following certification by the San Mateo County Registrar-Recorder that the petition contains 1,799 valid signatures, the City Council is required to submit the proposed ordinance to the voters in accordance with Elections Code sections 9215 and 9118. The attached resolution calls the election, requests consolidation with the November 3, 2026, Statewide General Election, requests the County of San Mateo conduct the election, approves the form of the proposed ordinance for submission to the voters, and directs the City Attorney to prepare the impartial 181
BCC Initiative Measure - Staff Report – BCC Initiative
analysis.
The City Attorney prepared the question to be presented to the voters which is as follows:
City of Belmont Community Center Tax Measure
Shall the ordinance providing funding for and maintaining supervised children's play, youth, teen and adult programs, childcare, afterschool and senior programs in a disabled accessible, fire and earthquake resistant community center, usable as an emergency health and disaster relief facility, levying 33¢ per square foot of residential improvements and 54¢ per square foot of nonresidential improvements, providing $7,100,000 annually until ended by voters, with senior exemptions and independent audits, increasing the appropriation limit, be adopted? YES
NO
Next Steps
If the City Council adopts the attached resolution, the City Clerk will transmit the certified resolution and attachments to the San Mateo County Elections Official by August 7, 2026. The City Attorney will prepare the impartial analysis, and ballot arguments and rebuttals will be prepared and submitted in accordance with the Elections Code and County deadlines.
The Council may also designate by motion a subcommittee of two Councilmembers who may, if requested by the proponents of the measure, participate in drafting and signing the argument in favor of the measure and any rebuttal, in accordance with the Elections Code.
Important Dates
July 14, 2026 Adopt a resolution approving the ordinance for placement on the ballot and calling a municipal election on the measure
August 7, 2026 Ballott Measure arguments due to the County Elections (for and against) August 18, 2026 Rebuttal Arguments due to the County Elections November 3, 2026 County Election Certification
Alternatives
1. Return to staff for additional information
Attachments
A. Resolution Calling an Election for the Measure
B. Ordinance
C. San Mateo County Elections Certification
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BCC Initiative Measure - Staff Report – BCC Initiative
Fiscal Impact
☐ No Fiscal Impact
☒ Funding Source Confirmed:
The fiscal year 2026-27 budget has allocated funds for election services under the Elections Division in the General Fund Source: Purpose: Public Outreach:
Staff Statutory/Contractual Requirement Posting of Agenda 183
RESOLUTION NO. 2026 –
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF BELMONT
CALLING FOR THE HOLDING OF A GENERAL MUNICIPAL
ELECTION ON TUESDAY, NOVEMBER, 3, 2026, FOR THE
SUBMISSION OF AN ORDINANCE PROPOSED BY CITIZEN
INITIATIVE
WHEREAS, on January 28, 2026, proponents of an initiative measure proposing a special tax on the square footage of improved property within the City of Belmont for the sole purpose of funding community center operations and services”(“Initiative”) submitted a Notice of Intention and written text of the measure and requested that a title and summary be prepared by the City Attorney for the measure in order to circulate the petition; and, WHEREAS, on February 5, 2026 the City Attorney prepared and provided an official ballot title and summary for the proposed Initiative for use by the proponents for publication and circulation of the petition; and,
WHEREAS, the number of registered voters in Belmont at the time of the initiative was 17750 submittal the initiative petition would require at least 1750 (10%) valid signatures to be sufficient to qualify for a regular or special election; and, WHEREAS, the petitions regarding the initiative were filed with the City Clerk on June 3, 2026 and were then submitted to the San Mateo County Registrar-Recorder on June 4, 2026 for signature verification; and,
WHEREAS, the results of the signature verification conducted by the San Mateo County Registrar-Recorder established that 2084 of the 2702 signatures on the petition were examined of which 1799 were found to be sufficient; and,
WHEREAS, the number of signatures qualified, 1799, is in excess of the minimum number of signatures required for a regular or special election pursuant to Election Code Section 9215 and 1405; and,
WHEREAS, the San Mateo County Registrar-Recorder has prepared the Certificate of Sufficiency of the Initiative Petition, attached as Attachment 1; and, WHEREAS, Elections Code Sections 9211 and 9114 requires that the voter initiative petitions be submitted to the City Council at the next regular City Council meeting following the certification;
WHEREAS, when a proposed tax initiative petition is signed by not less than 10 percent of the voters of the city, Elections Code Section 9215 requires the legislative body of the city to submit the proposed ordinance to the voters as provided in Elections Code Section 9118.
NOW, THEREFORE, the City Council of the City of Belmont, resolves as follows:
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SECTION 1. Certificate of Sufficiency
The City Council acknowledges receipt of the Certificate of Sufficiency issued by the San Mateo County Registrar of Voters certifying that the initiative petition contains the requisite number of valid signatures.
SECTION 2. Call for Municipal Election
(a) A municipal election in the City of Belmont is called for Tuesday, November, 3, 2026, a general election, for the purpose of submitting to the electorate a ballot measure approving an ordinance levying a special tax on the square footage of improved property within the City of Belmont that will continue until changed by the voter, the proceeds of which will be deposited to a restricted special fund and used for the sole purpose of funding community center operations and services.
(b) Notice of the time and place of holding the election is to be given and the City Clerk is authorized to give further notice of the election as required by law.
SECTION 3. Consolidation with Statewide General Election (a) The City Council orders the municipal election consolidated with the statewide general election on Tuesday, November 3, 2026.
(b) In accordance with Elections Code Sections 10002 and 10403, the City Council requests the County of San Mateo Board of Supervisors consolidate the municipal election with the statewide election.
(c) The question to be presented to the voters is as follows:
City of Belmont Community Center Tax Measure
Shall the ordinance providing funding for and maintaining supervised children's play, youth, teen and adult programs, childcare, afterschool and senior programs in a disabled accessible, fire and earthquake resistant community center, usable as an emergency health and disaster relief facility, levying 33¢ per square foot of residential improvements and 54¢ per square foot of nonresidential improvements, providing $7,100,000 annually until ended by voters, with senior exemptions and independent audits, increasing the appropriation limit, be adopted?
YES
NO
This question requires the approval of the majority of qualified electors casting votes. (d) The City Council acknowledges that the consolidated election will be held and conducted in the manner prescribed in Election Code Section 10418. 185
SECTION 4. Conduct of Election
In accordance with Elections Code Section 10002, the City Council requests the County of San Mateo Board of Supervisors authorize the County Clerk to render all services necessary for the conduct of the election regarding the general tax measure and agrees to reimburse the County of San Mateo for the costs of conducting this election.
SECTION 5. Proposed Ordinance
(a) The ordinance authorizing the community center special tax to be approved by the voters is as set forth in Attachment 2 hereto.
(b) The City Council hereby approves the ordinance, the form thereof, and its submission to the voters of the City at the November 3, 2026 election. (c) The ordinance authorizes the tax beginning July 1, 2027, and establishes rates of $0.33 per square foot of improvements for dwelling units and $0.54 per square foot of improvements for all other property for that tax year, and requires revenue from the tax be deposited into a “Community Center Special Fund” and restricts uses of that fund to the purposes described in the measure, which include construction of a disabled-accessible, fireand earthquake-resistant community center usable for emergency health and disaster relief purposes; operations, staffing, maintenance, repair, and capital improvements; maintaining, improving, and expanding the community center’s programs; and administering the tax.
Identifies spending priorities including senior, adult, youth, and teen programs, supervised children’s play, childcare and after-school programs, emergency preparedness and disaster relief, indoor and outdoor recreation areas, health, wellness, and fitness programs, improving accessibility and energy efficiency, and maintaining weekend and evening hours. Seniors 65 years of age or older who own and reside in their dwelling unit are exempt. Rates may increase in subsequent tax years by the percentage increase in specified regional indexes. The tax authorization will continue until ended by voters. The ordinance also increases the City’s constitutional appropriation limit by an amount equal to the revenue derived from the tax for four years, requires an independent annual audit and report on the status of projects funded by the tax, and is estimated to generate revenue of approximately $7 million for the first tax year. (d) The City Council requests the County of San Mateo Board of Supervisors to order the County Clerk to set forth in the voter information portion of all sample ballots to be mailed to the qualified electors of the City the full text of the Ordinance and to mail with the sample ballots to the electors printed copies of the full text of the Ordinance, together with the primary arguments and supporters for and against the measure, and to provide absent voter ballots for the election for use by qualified electors of the City who are entitled thereto in the manner provided by law.
SECTION 6. Publication of Synopsis
The City Clerk is directed to publish a synopsis of the measure in the manner required by Elections Code Section 12111 at least one week before the election.
SECTION 7. Submission to County Officials
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The City Clerk is directed to file a certified copy of this Resolution, with Attachments, with the County of San Mateo Board of Supervisors and the County Elections Official no later than close of business on Friday, August 7, 2026.
SECTION 8. Impartial Analysis
The City Clerk is directed to transmit a copy of the measure to the City Attorney who is directed to prepare an impartial analysis of the measure in accordance with Elections Code Section 9280.
SECTION 9. Ballot Arguments
(a) Ballot arguments for or against the measure may be submitted in accordance with this resolution and applicable provisions of the law. (b) The City Council may designate by motion a subcommittee of two councilmembers who may, if requested by the proponents of the ballot measure, participate in drafting and signing the argument in favor of the measure and any rebuttal. Arguments and rebuttals shall otherwise conform to and comply with all applicable provisions of the Elections Code and be submitted by the deadline required by the County of San Mateo Elections Official.
* * *
ADOPTED July 14, 2026 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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The people of the City of Belmont do ordain as follows:
SECTION 1. Title. This measure shall be known and may be cited as the Build Belmont Together Measure (the “Measure”).
SECTION 2. Amendment of the Belmont City Code. Article VII is hereby added to Chapter 23 of the Belmont City Code to read as follows:
ARTICLE VII COMMUNITY CENTER SPECIAL TAX
Sec. 23-300 Imposition of special tax for new community center. (a) This article may be referred to as the “Build Belmont Together Tax Ordinance.” (b) The City Council of the City of Belmont may impose the tax authorized by this article at the rate and subject to the inflation adjustments set forth in Section 23-302. (c) This special tax is imposed under the authority granted to the City of Belmont by Article II, Section 11, Article XI, Section 7, and Article XIIIA, Section 4 of the California Constitution and California Government Code Sections 37100, 37100.5, and 50075.
Sec. 23-301 Definitions.
The definitions in this section apply to the words and phrases used in this article unless the context clearly indicates otherwise.
(a) “Building” means any structure with substantial walls and roof securely affixed to the land and entirely separated on all sides from any other structure by space or by walls in which there are no communicating doors, windows or openings, which is designed or intended for the shelter, enclosure or protection of persons, animals, chattels or property of any kind. (b) “City” means the City of Belmont.
(c) “City Council” means the City Council of the City of Belmont. (d) “Dwelling” means a building, or portion thereof, containing one or more dwelling units. The term dwelling does not include any trailer, motel, hotel or boarding house. (e) “Dwelling unit” means one or more rooms designed for or used as a residence for not more than one family, including all necessary household employees of such family, and constituting a separate and independent housekeeping unit with a single kitchen permanently installed. The term does not imply or include such types of occupancy as a lodging or boarding house, club, sorority house, fraternity house or hotel. (f) “Family” means one or more persons related by blood, marriage, or adoption, and, in addition, any domestic servants or gratuitous guests thereof who are living together in a single dwelling unit and maintaining a common household. Family shall also mean all unrelated persons who live together in a single dwelling unit and maintain a common household. (g) “Improvements” means all buildings or structures erected or affixed to the parcel. 188
(h) “Parcel” means any real property designated by an assessor’s parcel map and parcel number and shown on the equalized property tax roll of the County of San Mateo as of January 1 of each tax year.
(i) “Special Tax” means the Special Tax imposed by this article. (j) “Square footage” means the total gross horizontal areas of all floors, including usable basement and cellars, below the roof and within the outer surface of the main walls of buildings (or the center lines of party walls separating such buildings or portions thereof) or within lines drawn parallel to and two feet within the roof line of any building or portion thereof without walls (which includes, notwithstanding paragraph 3 below, the square footage of all porches), and including pedestrian access walkways or corridors, but excluding the following:
(1) Areas used for off-street parking spaces or loading berths and driveways and maneuvering aisles relating thereto.
(2) Areas which are outdoor or semi-outdoor areas included as part of the building to provide a pleasant and healthful environment for the occupants thereof and the neighborhood in which the building is located. This exempted area is limited to stoops, balconies and to natural ground areas, terraces, pools, and patios which are landscaped and developed for active or passive recreational use, and which are accessible for use by occupants of the building.
(3) Arcades, porticoes, and similar open areas which are located at or near street level, which are accessible to the general public, and which are not designed or used as sales, display, storage, service or production areas. (k) “Structure” means anything constructed or erected, except fences not exceeding four feet in height, which require permanent location on the ground or is attached to something having location on the ground.
(l) “Tax year” means the period from July 1 to June 30.
Sec. 23-302 Tax authorized – Tax rate – Adjustments for inflation. (a) There is hereby imposed each tax year a tax on the square footage of all improvements in the City, except where the improvements are otherwise exempt from taxation by this article.
(b) The rate of tax for the tax year 2027-2028 shall be as follows:
(1) For all dwelling units, the tax shall be imposed at the rate of $0.33 per square foot of improvements.
(2) For all other property, the tax shall be imposed at the rate of $0.54 per square foot of improvements.
(c) Each tax year, the City Council may increase the tax rate by up to the greater of either (1) the percentage increase in the Consumer Price Index for All Urban Consumers (CPI-U) 189
for San Francisco-Oakland-Hayward for the immediately preceding complete calendar year (January through December) or (2) the percentage increase in per capita personal income in the State of California for the immediately preceding complete calendar year (January through December) as verified by the United States Bureau of Labor Statistics. If either of these indices is discontinued, the City Council may use any successor index specified by the applicable agency, or if there is none, the most similar index then in existence.
Sec. 23-303 Exemptions.
(a) The tax imposed by this article shall not apply to parcels and improvements exempt from taxation by the City pursuant to the laws or constitutions of the United States or the State of California.
(b) The tax imposed by this article shall not apply to the owner of a dwelling unit that resides in such dwelling unit and who is sixty-five (65) years of age or older on or before June 30 of the tax year immediately preceding the year in which the tax would apply. (c) Any person or entity claiming an exemption from the tax imposed by this article shall submit an application on a form prescribed by the City Manager prior to May 1st of the tax year for which the exemption is sought.
Sec. 23-304 Term of special tax.
The tax imposed by this article shall be operative from July 1, 2027, until ended by voters.
Sec. 23-305 Purpose.
The tax imposed under this article is solely for the purpose of funding community center operations and services, including, but not limited to, construction, maintenance, repair, operations, programs, and staffing, for any direct and indirect administrative expenses associated with this special tax, and for maintaining, improving, and expanding the community center’s programs. Because the proceeds of the tax will be deposited into one (1) or more special funds restricted for the services, programs, and facilities specified herein, the tax is a special tax.
Sec. 23-306 Special fund.
(a) The proceeds of the tax imposed by this article shall be deposited into one (1) or more separate special funds to be used only for the purposes and uses authorized by this article.
This fund, or these funds, shall be known as the “Community Center Special Fund.” (1) Funds in the Community Center Special Fund shall be distributed for the purposes and uses listed herein, after deducting amounts necessary to pay the fees charged by the County of San Mateo to collect and remit the special tax. (2) Funds in the Community Center Special Fund shall be used for the construction, operations, staffing, maintenance, repair, and capital improvements of the new Barrett Community Center, for any direct and indirect administrative expenses associated with this special tax, and for maintaining, improving, and expanding the 190
community center’s programs, as described in Section 23-307. If this article or the use of special tax funds is legally challenged, special tax funds may be used to reimburse the City, County, and the community center for their costs of legal defense, including attorneys’ fees and other expenses.
Sec. 23-307 Spending priorities.
The following list of spending priorities shall be considered by the City when spending the proceeds of the special tax imposed by this article. Nothing in this section shall be construed to limit the scope of permissible uses of the proceeds of this tax, as set forth in Section 23-305.
The proceeds of the special tax authorized and collected pursuant to this article shall be used for:
(a) The construction, operations, staffing, maintenance, and capital improvements of the new Barrett Community Center, including, but not limited to:
(1) Increasing fire prevention, earthquake resistance, disaster relief, and other emergency preparedness;
(2) Improving accessibility;
(3) Improving energy efficiency and reliability;
(4) Improving community outreach;
(5) Providing indoor and outdoor recreation areas;
(6) Providing flexible spaces able to support multiple programs; (7) Maintaining and operating facilities;
(8) Maintaining appropriate staffing;
(9) Maintaining weekend and evening hours;
(10) Maintaining and improving visitor services; and
(11) Constructing, expanding, remodeling, renovating, furnishing, equipping, or financing existing or new facilities and infrastructure. (b) Maintaining, improving, and expanding the community center’s programs, including, but not limited to:
(1) Senior programs;
(2) Adult programs;
(3) Youth programs;
(4) Teen programs;
(5) Supervised children’s play activities;
(6) Childcare programs;
191
(7) After school programs;
(8) Recreation programs;
(9) Art programs;
(10) Educational and other skill-related programs;
(11) Health, wellness, and fitness programs; and
(12) Cultural, civic, and community-building programs.
Sec. 23-308 Duties and authorities of the City Manager. (a) It shall be the duty of the City Manager, or the City Manager’s designee, to collect and receive all taxes imposed by this article, and to keep an accurate record thereof. (b) The City Manager, or the City Manager’s designee, in consultation with the City Attorney, is hereby charged with the enforcement of this article, except as otherwise provided herein, and may prescribe, adopt and enforce rules and regulations relating to the administration and enforcement of this article.
Sec. 23-309 Collection with property tax – Interest and penalties.
The City Council is authorized to have the taxes imposed by this article collected by the County of San Mateo in conjunction with the county’s collection of property tax revenues for the City. In the event that the County of San Mateo collects the taxes imposed by this article, the imposition of penalties, additional fees, and interest upon persons who fail to remit any tax imposed by this article, or who fail to remit any delinquent remittance under this article, shall be subject to and governed by the laws, rules, regulations, and procedures utilized by the County of San Mateo in its collection of property taxes for the City and in its collection of this additional tax for the City. Every penalty imposed and such interest as accrues under the provisions of this article shall become a part of the tax herein required to be paid.
Sec. 23-310 Refunds.
Whenever the amount of any tax, penalty or interest has been paid more than once or has been erroneously or illegally collected or received by the City under this article, a claim for refund may be provided as specified in article XI of Chapter 2 of this code or any such successor article.
Sec. 23-311 Collection of unpaid taxes.
The amount of any tax, penalty, and interest imposed under the provisions of this article shall be deemed a debt to the City. Any person owing money under the provisions of this article shall be liable to an action brought in the name of the City for the recovery of such amount.
Sec. 23-312 Violation - Penalty.
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Any person who fails to perform any duty or obligation imposed by this article shall be guilty of an infraction as set forth in Section 1-8 of Chapter 1 of this code. The penalties provided in this section are in addition to the several remedies provided in this article.
Sec. 23-313 Errors not binding on the city.
No error by the City Manager or any other officer, employee, or agent of the City in the application of this article shall prevent, prejudice, or estop the collection by or for the City of the full amount of tax owed by any person under this article.
Sec. 23-314 Amendments.
(a) The tax adopted herein may be increased only by a vote of the people of the City in accordance with California Constitution Article XIII C, Section 2. (b) Except as provided in subsection (a), the provisions in this article may be amended and supplemented by an ordinance adopted by the City Council.
Sec. 23-315 Annual audit.
By no later than April 1 of each year or such date as coincides with the completion of other reoccurring City audits, the Director of Finance shall complete and file a report with the City Council to verify that the taxes levied under this article in the preceding year have been properly applied, exempted, collected, and remitted in accordance with the law, and the status of any project required or authorized to be funded by this Special Tax.
SECTION 3. Effective Date and Implementation.
A. This Measure shall be effective upon the earliest date legally possible after the elections official certifies the vote on the Measure by the voters of the City of Belmont, pursuant to the Elections Code (the “Effective Date”).
B. Upon the Effective Date of this Measure, the City is directed to promptly take all appropriate actions needed to implement this Measure, including and not limited to taking any administrative steps necessary to administer and collect the Special Tax authorized herein and to update any City codes or any other documents maintained by the City so they conform to the legislative policies set forth in this Measure.
C. The City may reorganize, renumber, and/or reformat the Belmont City Code provisions included in Section 2 of this Measure, provided that the full text is inserted in the Code without alteration, unless amended by an ordinance passed by the City Council of the City of Belmont pursuant to Section 23-314 of Article VII of Chapter 23 of the Belmont City Code.
SECTION 4. Adjustment of Appropriations Limit. Pursuant to Article XIIIB of the California Constitution and any applicable laws, the appropriations limit for the City is hereby increased by an amount equal to the revenue derived from the Special Tax for the maximum period of time as allowed by law.
SECTION 5. Severability.
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A. If any section, subsection, sentence, clause, or phrase of this Measure is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Measure. The people of the City of Belmont declare that this Measure, and each section, subsection, sentence, clause, phrase, part, or portion thereof, would have been adopted or passed irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, part, or portion is found to be invalid. If any provision of this Measure is held invalid as applied to any person or circumstance, such invalidity does not affect any application of this Measure that can be given effect without the invalid application.
B. If any portion of this Measure is held by a court of competent jurisdiction to be invalid, we the people of the City of Belmont indicate our strong desire that: (i) the City Council of the City of Belmont use its best efforts to sustain and re-enact that portion, and (ii) the City Council implements this Measure by taking all steps possible to cure any inadequacies or deficiencies identified by the court in a manner consistent with the express and implied intent of this Measure, including adopting or reenacting any such portion in a manner consistent with this Measure.
SECTION 6. Conflicting Measures. To ensure that the intent of the voters is not frustrated, this Measure is presented to the voters as an alternative to, and with the express intent that it will compete with or take precedence over, any and all voter Measures or City-sponsored measures placed on the same ballot as this Measure and which, if approved, would adopt a special tax to authorize and/or fund the planning and construction of a new community center which would frustrate the purpose and intent of this Measure (each, a “Conflicting Measure”).
In the event that this Measure and one or more Conflicting Measures are adopted by the voters at the same election, then it is the voters’ intent that only the measure which receives the greatest number of affirmative votes shall control in its entirety and said other measure or measures shall be rendered void and without any legal effect with respect to such matters. If this Measure is prevented from going into effect by a Conflicting Measure approved by the voters at the same election, and such Conflicting Measure is later held invalid, this Measure shall be self-executing and given full force of law. Notwithstanding the foregoing provisions of this Section, in the event that both this Measure and another measure(s) are adopted by the voters at the same election, but the two measures can be harmonized in a manner that permits this Measure to be implemented upon its adoption without imposing any inconsistent requirement(s), then it is the voters’ intent that both the other measure and this Measure shall be given full force and effect regardless of which measure receives the greatest number of affirmative votes. 194
June 30, 2026
Jozi Plut, City Clerk
City of Belmont
1 Twin Pines Ln
Belmont, CA 94002
Dear City Clerk Plut,
We have completed our review of the signatures submitted for the Initiative Petition titled Provides dedicated local funding for a new Barrett Community Center by Levying a special tax on the square footage of improved property within the City of Belmont for the sole purpose of funding community center operations and services requested and filed by you on June 4, 2026.
Of the 2,702 signatures submitted, 2,084 were examined, and 1,799 were verified as valid.
An invoice for our services will be sent separately.
Should you have any questions, please feel free to contact Hillary O’Connor, Elections Supervisor, at 650.312.5294.
Sincerely,
Mark Church
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Petition Summary Report
City of Belmont Levy Tax
City of Belmont Levy Tax
RESULT ABBR RESULT DESCRIPTION
Sigs Invalid
Sample Size
Sigs Checked
Sigs Valid
Sigs Not Checked 618
86.3 13.7
%
%
1,799
2,084
2,702
Raw Count 2,702
285 %
%
%
Percent of Sigs
Checked
Percent of
Sample Size
22.9 66.6
10.5 Non-duplicate Invalids
Duplicated 23
262 %
%
%
1.1 0.9 %
13.0 9.7
Signatures Required 1750
Approved Approved 1,799 86.3 %
1 - NotReg Not Registered 154 7.4 %
7 - RegDiffAdd Registered at a Different Address 21 1.0 % 3 - OutOfDist Out of District 22 1.1 %
2 - CantID Cannot Identify 31 1.5 %
15 - Cancelled Cancelled Status 3 0.1 %
11 - Duplicate Signed more than once 23 1.1 %
9 - NoSig No Signature 3 0.1 %
6 - Sig No Match Signatures Don't Match 15 0.7 %
4 - Withdrawn Withdrawn 1 0.0 %
13 - NoResAdd No Residence Address Given 4 0.2 %
12 - Wrong County Page Filed in Wrong County 2 0.1 %
13 - Incomp Add Incomplete Address 6 0.3 %
STATISTICS SUMMARY Value % Raw % Req
Pages Processed
Total Signatures Checked
Uncorrected Valid
Duplicate Adjustment
Estimated Valid
288
2,084
0 1,799
1,799
100.0 %
66.6 77.1
66.6 %
%
%
119.1
102.8
102.8
%
%
%
Min Required (95%):
Min Required to pass
Based on Sample (110%):
1662.5
1925.0
PCMR012 - Petition Summary Report
Printed: 6/30/2026 8:40:38AM
HIA Specific Plan Update
STAFF REPORT
Meeting Date: July 14, 2026
Agency: City of Belmont City Council
Staff Contact: Laura Russell, Deputy Community Development Director, [email protected] Agenda Title: Belmont Harbor Industrial Area (HIA) Specific Plan Update Agenda Action: Discussion & Direction
Recommendation
Receive an update on the Belmont Harbor Industrial Area (HIA) Specific Plan Project and provide feedback and direction on the proposed development standards for the O’Neill Avenue and Karen Road Residential Transition Areas, and the new Master Plan concept.
Strategic Focus Areas
Economic Development and Housing
Background
The City is currently engaged in the preparation of a specific plan for the Belmont Harbor Industrial Area (HIA). The 62.9-acre area is bounded by O’Neill Avenue and the existing city limits on the north, US 101 to the east, Belmont Creek, and the City of San Carlos to the South, and Old County Road and the existing City limits to the west.
The Harbor Industrial Area has been a commercial and industrial hub for the Belmont area for a century.
The Specific Plan is not intended to significantly alter the fundamental purpose of the area but is instead intended to guide its future modernization. The HIA’s commercial and industrial land use designations have been consistent across key policy documents for decades. The City’s General Plan, Belmont Village Specific Plan, Climate Action Plan, and the County’s General Plan and Comprehensive Airport Land Use Compatibility Plan confirm the emphasis on commercial and business-friendly land uses.
Community Engagement and Policy Revisions
The HIA Specific Plan process commenced in early 2023, with data collection and development of a community engagement plan. Between May and November 2023, community engagement activities included six stakeholder meetings focused on property owners, businesses, and the Belmont Mobile Home Park; one virtual workshop; two online surveys; five pop-up events; one presentation to the Planning Commission; and one presentation to the City Council. In addition, the project was introduced at meetings of the Homeview and Sterling Downs Neighborhood Associations, Belmont Business Committee of the Chamber San Mateo County, and Harbor Industrial Area Business/Property Owner Group.
On January 23, 2024 the City Council affirmed a set of Guiding Principles for the plan, including localserving neighborhoods, safety for all modes, green space, entrepreneurship, affordable housing, contextsensitive design, creek revitalization, meaningful engagement, and district connections. These principles 197
HIA Specific Plan Update
provide the framework for policy development, shape responses to existing conditions, and guide ongoing community engagement.
Additionally, at the January 2024 meeting, the staff/consultant team presented the land use framework for the HIA for Council review. The framework included maintaining the mobile home park, allowing for limited residential zoning along Old County Road between O’Neill and Harbor, and with the remainder of the HIA zoned for industrial/commercial uses. The framework also included active ground floor uses along Harbor Boulevard to accommodate services and retail to serve the broader community.
Potential building height within the HIA is limited by the Airport Land Use Compatibility Plan (ALUCP) for the San Carlos Airport. In order to maintain safety for the airport, there are restrictions on height. In January 2024, the preliminary approach was to retain the current height limit of 65 feet, but to allow a discretionary process for seeking approval of additional height up to the maximum allowed by the ALUCP to be considered through a community benefit process. The ALUCP height limits are 155’ and 205’ for different parts of the HIA area.
On May 12, 2025, the City held a community workshop to provide an update on the HIA Specific Plan progress to date and receive feedback on the proposed development standards and public realm improvements. Approximately 40 people attended, including residents, property owners and business owners. The presentation covered a range of topics with the greatest community interest centered around the development standard, especially the building height and setbacks in the O’Neill Avenue Residential Transition Area.
On August 2, 2025, the City hosted a community meeting specifically for residents of the Mobile Home Park, with approximately 15 attendees. Staff provided a presentation consistent with the May 12, 2025 community meeting, along with additional information regarding a potential future policy on relocation assistance for mobile home park residents.
Building on extensive community feedback and technical analysis, the staff and consultant team refined the conceptual policies and presented revised development standards to the City Council on October 14, 2025. Although the proposed building height was reduced, members of the public expressed continued concerns about the O’Neill Avenue transition area. Ongoing themes included concerns about light from tall office buildings, privacy impacts of office occupants’ views into neighboring yards, and the general proximity to single family homes. City Council Members expressed appreciation for the proposed changes, noted that the modifications are going in the right direction, and requested additional consideration of the O’Neill Avenue transition area.
In response to community feedback, staff proposed an optional residential zone on the south side of O’Neill Avenue, across from the existing single-family homes. This option would have allowed applicants to develop residential use within the first 90 feet of property fronting O’Neill, creating the potential for residential uses on both sides of the street and a more cohesive neighborhood edge. The 90-foot depth was designed to support townhouse-style development, consistent with the area’s residential character, while being less suitable for larger multi-story, multi-family buildings. Staff noted that any new residential development would be subject to applicable State housing laws, including the State Density Bonus Law, which allows for potential modifications to local development standards or increases in density under 198
HIA Specific Plan Update
certain conditions. While the proposed zoning would have provided a framework for neighborhoodcompatible residential development, some uncertainty would remain regarding the ultimate form of future projects that may take advantage of these State provisions.
The optional residential zone on O’Neill Avenue was not supported by several neighborhood residents that spoke at the meeting. They noted the uncertainty of applying residential zoning to this area in light of State housing laws. There were also concerns expressed by residents about the possibility of opening up the dead-end streets in the Homeview Neighborhood that are currently blocked at O’Neill Avenue. The draft HIA Plan policies do not propose to open these dead-end streets, but neighbors may have been unclear on the proposal. After discussion, City Council did not support the idea of townhouse zoning on O’Neill Avenue.
Discussion
The HIA presents a significant opportunity to attract investment and strengthen the City's long-term fiscal sustainability. To maximize these benefits, the Specific Plan encourages high-quality, higher-intensity development that generates additional property, sales, and business license tax revenue. Accordingly, the Plan proposes a community benefits framework that establishes a base height limit while allowing additional building height in exchange for community benefits.
The financial markets have seen significant changes since the Specific Plan was initiated. The associated volatility has underscored the need for flexibility in land use regulations since this is a long-range plan that is anticipating development over the next 30 years, which will include several additional market cycles. As a result, the proposed approach to land use is to allow for a range of more intensive commercial/industrial development while continuing to support land uses that serve the local community, including commercial, services and recreation that benefit residents. The appropriate amount of residential development to support the overall vision is also an important consideration.
A key objective of the HIA Plan is to balance market feasibility with community priorities. To achieve the Plan's economic and fiscal objectives, development standards must encourage high-quality investment at a scale that generates sufficient revenue to support City services while remaining responsive to community concerns. The project team have revisited the development standards to work toward that balance. Staff met with major property owners and an architect experienced in comparable Peninsula developments, and the proposed development standards reflect that input, with modifications to address community priorities.
Residential Transition Area Development Standards
Consistent with past City Council direction, the Specific Plan will include residential transition areas adjacent to existing homes on O’Neill Avenue and Karen Road. These transition zones are intended to increase compatibility between existing residences and future development by creating a height transition.
The discussion below is focused on the bonus height with community benefits, as the base height of 65’ already addresses some of the concerns raised through the community feedback. Accordingly, the transition zones have been refined two times in response to City Council and community feedback.
Attachment A illustrates the development standards presented during community outreach and how they have evolved in response to public feedback. For the O'Neill Avenue transition area, the current proposal 199
HIA Specific Plan Update
includes a 35-foot landscaped setback along O'Neill Avenue and a 65-foot building height limit within the transition zone. Buildings exceeding 65 feet would be required to be set back at least 200 feet from O'Neill Avenue and could reach a maximum height of 155 feet through the community benefits program. The table below summarizes the key revisions made in response to community input.
Table 1- Revisions to Development Standards for Bonus Height in O’Neill Transition Zone May 2025 October 2025 Current - July 2026
O’Neill Ave Setback 15’ 25’ 35’
Maximum Height 185’ 155’ 155’
Distance from O’Neill to
tallest point of a new
building
120’ setback to 145’
tall building
125’ setback to 155’
tall building
200’ setback to 155’
tall building
160’ setback to 185’
tall building
N/A (185’ no longer
proposed)
N/A (185’ no longer
proposed)
The Karen Road transition area standards would align with the O’Neill Avenue standards, with a 65’ building height in the transition zone, with the taller buildings up to 155’ set back 200’ from Karen Road.
In addition to development standards, the HIA Specific Plan will include design guidelines to further shape the character and quality of future development and illustrate the City's expectations for new projects. The guidelines also provide an opportunity to address community concerns regarding the residential transition areas along O'Neill Avenue and Karen Road. To respond to concerns about privacy and lighting, staff proposes the following design guidelines for development adjacent to these neighborhoods:
• When new development in the O’Neill Avenue transition area includes parking garages, those garages should be located close to O’Neill Avenue as an additional buffer to residential development. These garages will be finished with high quality materials and include design elements such as vertical landscaping, screening, architectural details and public art. Plain, concrete parking structures would not meet this standard. • Locating parking structures in the residential transition area would reduce potential privacy impacts, as these structures lack the regular occupancy and windows associated with office and industrial uses Further, parking structures could be designed with adequate lighting inside for safety with limited light spill out of the structure.
• New development in a residential transition area with a building facade facing O’Neill Avenue or Karen Road would be required to install automatic window shades that would close in the evening, limiting light spill from building windows.
• Exterior lighting would be downlit and shielded to reduce light pollution. No architectural/decorative lighting would be allowed on building facades facing O’Neill Avenue or Karen Road in the residential transition areas.
Master Plan Concept
In recent months, staff have received feedback from two significant property owners and prospective developers that greater land use flexibility would improve the Plan’s ability to respond to changing market 200
HIA Specific Plan Update
conditions. Specifically, they requested allowing additional residential uses to support the vision of a vibrant, transit-oriented district that attracts new businesses and community-serving amenities. Integrating multifamily residential with office and industrial uses could improve project feasibility during challenging market conditions.
Staff evaluated this request cautiously, recognizing the City’s goal of achieving positive fiscal and community focused outcomes and the uncertainties associated with the State housing laws. Based on that evaluation, the project team developed a potential approach that would allow limited residential uses while preserving City discretion to the greatest extent possible. This proposal is described in Attachment B and summarized below:
• Create an application pathway in the HIA Specific Plan for a Master Plan that would include residential uses
• Make the Master Plan process a legislative action, requiring City Council approval • Make the Master Plan process available only to larger development sites to avoid piecemeal approaches
• Utilize the City’s existing Planned Development process to implement a Master Plan including a Conceptual Development Plan and Detailed Development Plan • Include guardrails on Master Plans to address community priorities such as:
o Require that Master Plans comply with residential transition standards o Ensure Master Plans are fiscally positive, and new development pays its share of City services
o Establish findings for approval that require projects to include land uses that benefit the community, such as ground floor commercial, community serving uses such as smallscale recreation, or pocket parks/open spaces Next Steps
Following City Council feedback on the proposed development standards and Master Plan concept presented in this report and presentation, the project team will finalize the draft HIA Specific Plan for public review. The Environmental Impact Report (EIR), which is being prepared concurrently, will also be released for public review and comment.
The next phase of the project will include additional opportunities for community input and public hearings before the Planning Commission and City Council on both the Draft Specific Plan and EIR.
These discussions will help refine the Plan and ensure it reflects community priorities while advancing the City’s long-term goals.
Additional information and project updates are available at www.belmonthiaplan.com.
Alternatives
1. Recommend alternative approaches to the proposed development standards or Master Plan approach 201
HIA Specific Plan Update
Attachments
A. Development Standards in Residential Transition Areas B. Master Plan Concept
Fiscal Impact
☒ No Fiscal Impact
There is no direct fiscal impact related to this update.
Development of the HIA Specific Plan is budgeted and
accounted for in the General Plan Maintenance Fund.
☐ Funding Source Confirmed:
Source: Purpose: Public Outreach:
Staff Council Vision/Priority Posting of Agenda
* E-Notification of agendas; email notification to HIA Specific Plan interest list 202
BELMONT HARBOR INDUSTRIAL AREA
SPECIFIC PLAN
City Council
July 14, 2026
Laura Russell, Deputy Community Development Director
203
RESIDENTIAL TRANSITION AREAS
204
O’NEILL AVENUE RESIDENTIAL TRANSITION AREA – BONUS HEIGHT October 2025 Proposal
(Modified From Previous)
*Model of development standards, not a proposed project 205 ADMINISTRATIVE DRAFT – Not for circulation
35’
200’
65’ max
O’NEILL AVENUE RESIDENTIAL TRANSITION AREA – BONUS HEIGHT July 2026 Proposal
• Increase setback from 25’ to 35’ to
allow for landscaped area
• Remove front massing block that
was 35’ tall
• Increase setback for tallest portion
of the building from 125’ to 200’
*Model of development standards, not a proposed project 206 KAREN ROAD RESIDENTIAL TRANSITION AREA – BONUS HEIGHT
October 2025 Proposal
(Modified From Previous)
*Model of development standards, not a proposed project 207 KAREN ROAD RESIDENTIAL TRANSITION AREA – BONUS HEIGHT
July 2026 Proposal
• Increase setback from 25’ to 35’ to
allow for landscaped area
• Increase setback for tallest portion
of the building from 125’ to 200’
*Model of development standards, not a proposed project 208 July 2026 Proposal
• 155’ height limit at Harbor
Boulevard side
• 65’ height limit at O’Neill
Avenue side
• 35’ landscaped setback on
O’Neill Avenue side
• Tallest buildings set back 200’
from O’Neill Avenue
ADMINISTRATIVE DRAFT – Not for circulation
HYPOTHETICAL EXAMPLE OF BUILD OUT WITH TRANSITION STANDARDS *Hypothetical example of build out of one site in context, not a proposed project 209 ADMINISTRATIVE DRAFT – Not for circulation *Hypothetical example of build out of one site in context, not a proposed project
HYPOTHETICAL EXAMPLE OF BUILD OUT WITH TRANSITION STANDARDS 210
MASTER PLAN APPROACH - BACKGROUND
• Currently only HIA-1 (orange
area) allows new housing
• Property owners are
requesting housing in HIA-2
due to market conditions
• If housing is an allowed use,
State law severely limits the
City’s ability to shape a project
• A Master Plan process is a
potential path to allow
residential development, while
keeping as much City discretion
as possible
211
MASTER PLAN APPROACH – PROJECT TYPES
TYPE 1
Standard Project
Height of 65 feet or less
under base zoning
Subject to Planning
Commission authority
for Design Review and
other minor
entitlements.
TYPE 2
Bonus Project
Greater than 65 feet in
height under bonus
height scenario
Subject to City Council
approval with
community benefits.
TYPE 3
Legal NonConforming
Expansion
Expansion of
nonconforming
businesses and
structures. Reviewed by
the Zoning
Administrator or
Planning Commission.
TYPE 4
Master Plan
The HIA Specific Plan will have different project types with different approval pathways.
A new project type could be added for a Master Plan that includes residential uses in the HIA-2 area.
New project type for
applications that
include residential uses
with employment uses
212
MASTER PLAN APPROACH – CONCURRENT REVIEW
A Master Plan application would require a legislative action with a Planning Commission recommendation and City Council approval General Plan
Amendment
Redesignates the parcel
in the General Plan to
allow residential, moving
it from HIA-2 to HIA-1
(which already allows
housing).
Specific Plan
Amendment
Amends the HIA Specific
Plan to reclassify the
parcel from HIA-2 to
HIA-1.
Conceptual &
Detailed
Development
Plan
Belmont’s existing
Planned Development
process
Development
Agreement (DA)
Secures community
benefits (especially the
commercial component
of mixed or multi-site
projects), controls
phasing, and provides
vesting
213
MASTER PLAN APPROACH – GUARDRAILS
A Master Plan application would require a legislative action with a Planning Commission recommendation and City Council approval Limitations:
• For larger sites with potential for a true
master plan
• Minimum parcel size would apply; multiple
sites may be combined
• Expectation for comprehensive approach
with focus on employment uses
• No density bonus or other mechanism used
to avoid the Residential Transition Area
standards
Include new required findings:
• Residential Transition Areas are respected—
taller buildings are set back; height limit is not
exceeded
• Land uses that benefit the community are
included. May include ground floor
commercial, small scale commercial recreation,
or park/public open space
• Project is fiscally positive for the City; projects
pay their own way for infrastructure and
ongoing services
214
Voting Delegate and Alternate for League of CA Cities Annual Conference - Staff Report - Cal Cities Voting Delegate
STAFF REPORT
Meeting Date: July 14, 2026
Agency: City of Belmont
Staff Contact: Jozi Plut, City Clerk, [email protected], 650-595-7414 Agenda Title: Designation of Voting Delegate and Alternate for League of California Cities Annual Conference September 23-25, 2026
Agenda Action: Motion
Recommendation
That the City Council, by motion, designate a voting delegate and up to two alternate voting delegates for the upcoming League of California Cities (Cal Cities) Annual Conference and authorize the voting delegate to represent the City during the General Assembly.
Strategic Focus Area
Not Applicable
Background
The League of California Cities (Cal Cities) requires each member city to designate, by City Council action, one voting delegate and up to two alternate voting delegates to represent the City during the General Assembly and Business Meeting held as part of the Cal Cities Annual Conference, September 23–25, 2026.
Analysis
To participate in voting during the League of California Cities General Assembly, the City Council must designate one voting delegate and up to two alternate delegates. The designated delegate, or an alternate if the delegate is unavailable, is authorized to cast the City's vote on matters presented to the General Assembly. Voting delegates and alternates must be elected or appointed officials and be registered to attend the Annual Conference.
Conference registration opened on June 2, 2026. As of the date of this report, Mayor Julia Mates and City Manager Oskoui are registered to attend the conference. Following Council action, the City's designated voting delegate and alternate(s) must be submitted to the League of California Cities no later than September 1, 2026.
At the time this report was prepared, no General Assembly resolutions have been scheduled for consideration. However, petitioned resolutions may be introduced during the conference and presented to the General Assembly for action.
215
Voting Delegate and Alternate for League of CA Cities Annual Conference - Staff Report - Cal Cities Voting Delegate Alternatives
1. Choose not to appoint a delegate.
Attachments
A. Designation of Voting Delegates and Alternates Instructions Fiscal Impact
☐ No Fiscal Impact
☒ Funding Source Confirmed:
There is no direct fiscal impact in appointing a voting delegate.
Registration to the conference and related conference costs are budgeted in the General Fund of the current fiscal year 2026-27 budget in the respective budgets of the City Council, City Manager’s Office.
Source: Purpose: Public Outreach:
Staff Discretionary Action Posting of Agenda
216
1400 K Street, Suite 400, Sacramento, CA 95814 • 916.658.8200 • calcities.org DATE: Wednesday, May 13, 2026
TO: Mayors, Council Members, City Clerks, and City Managers RE: DESIGNATION OF VOTING DELEGATES AND ALTERNATES
League of California Cities Annual Conference and Expo, Sept. 23-25, 2026 Anaheim Convention Center
Every year, the League of California Cities convenes a member-driven General Assembly at the Cal Cities Annual Conference and Expo. The General Assembly is an important opportunity where city officials can directly participate in the development of Cal Cities policy.
Taking place on Friday, Sept. 25, 2026 the General Assembly is comprised of voting delegates appointed by each member city; every city has one voting delegate. Your appointed voting delegate plays an important role during the General Assembly by representing your city and voting on resolutions.
To cast a vote during the General Assembly, your city must designate a voting delegate and up to two alternate voting delegates, one of whom may vote if the designated voting delegate is unable to serve in that capacity. Voting delegates may either be an elected or appointed official.
Action by Council Required. Consistent with Cal Cities bylaws, a city’s voting delegate and up to two alternates must be designated by the city council. Please note that designating the voting delegate and alternates must be done by city council action and cannot be accomplished by individual action of the mayor or city manager alone.
Following council action, please submit your city’s delegates through the online submission portal by Tuesday, Sept. 1, 2026. When completing the Voting Delegate submission form, you will be asked to attest that council action was taken. You will need to be signed in to your My Cal Cities account when submitting the form.
Submitting your voting delegate form by the deadline will allow us time to establish voting delegate/alternate records prior to the conference and provide pre-conference communications with voting delegates.
Conference Registration Required. The voting delegate and alternates must be registered to attend the conference. They need not register for the entire conference; they may register for Friday only. Conference registration opens June 2.
For a city to cast a vote, one voter must be present at the General Assembly and in possession of the voting delegate card and voting tool. Voting delegates and Council Action Advised by September 1, 2026
217
alternates need to pick up their conference badges before signing in and picking up the voting delegate card at the voting delegate desk. This will enable them to receive the special sticker on their name badges that will admit the voting delegate into the voting area during the General Assembly.
Please view Cal Cities’ event and meeting policy in advance of the conference.
Transferring Voting Card to Non-Designated Individuals Not Allowed. The voting delegate card may be transferred freely between the voting delegate and alternates, but only between the voting delegate and alternates. If the voting delegate and alternates find themselves unable to attend the General Assembly, they may not transfer the voting card to another city official.
Seating Protocol during General Assembly. At the General Assembly, individuals with a voting card will sit in a designated area. Admission to the voting area will be limited to the individual in possession of the voting card and with a special sticker on their name badge identifying them as a voting delegate.
The voting delegate desk, located in the conference registration area of the Anaheim Convention Center, will be open at the following times: Wednesday, Sept. 23, 8:00 a.m.-6:00 p.m. and Thursday, Sept. 24, 7:30 a.m.-4:00 p.m. On Friday, Sept. 25, the voting delegate desk will be open at the General Assembly, starting at 7:30 a.m., but will be closed during roll calls and voting.
The voting procedures that will be used at the conference are attached to this memo.
Please share these procedures and this memo with your council and especially with the individuals that your council designates as your city’s voting delegate and alternates.
Once again, thank you for submitting your voting delegate and alternates by Tuesday, Sept. 1. If you have questions, please contact Zach Seals at [email protected].
Attachments:
• General Assembly Voting Guidelines
• Information Sheet: Cal Cities Resolutions and the General Assembly 218
1400 K Street, Suite 400, Sacramento, CA 95814 • 916.658.8200 • calcities.org General Assembly Voting Guidelines
1. One City One Vote. Each member city has a right to cast one vote on matters pertaining to Cal Cities policy.
2. Designating a City Voting Representative. Prior to the Cal Cities Annual Conference and Expo, each city council may designate a voting delegate and up to two alternates; these individuals are identified on the voting delegate form provided to the Cal Cities Credentials Committee.
3. Registering with the Credentials Committee. The voting delegate, or alternates, may pick up the city's voting card at the voting delegate desk in the conference registration area. Voting delegates and alternates must sign in at the voting delegate desk. Here they will receive a special sticker on their name badge and thus be admitted to the voting area at the General Assembly.
4. Signing Initiated Resolution Petitions. Only those individuals who are voting delegates (or alternates), and who have picked up their city’s voting card by providing a signature to the credentials committee at the voting delegate desk, may sign petitions to initiate a resolution.
5. Voting. To cast the city's vote, a city official must have in their possession the city's voting card and voting tool; and be registered with the credentials committee. The voting card may be transferred freely between the voting delegate and alternates but may not be transferred to another city official who is neither a voting delegate nor alternate.
6. Voting Area at General Assembly. At the General Assembly, individuals with a voting card will sit in a designated area. Admission to the voting area will be limited to the individual in possession of the voting card and with a special sticker on their name badge identifying them as a voting delegate.
7. Resolving Disputes. In case of dispute, the credentials committee will determine the validity of signatures on petitioned resolutions and the right of a city official to vote at the General Assembly.
219
Sixty days before the
Annual Conference
and Expo, Cal Cities
members may submit
policy proposals on
issues of importance
to cities. The resolution must
have the concurrence of at least
five additional member cities or
individual members.
How it works: Cal Cities
Resolutions and the General Assembly
General Assembly
General Resolutions Policy Committees
Developing League of California Cities policy is a dynamic process that engages a wide range of members to ensure Cal Cities represents cities with one voice. These policies directly guide Cal Cities’ advocacy to promote local decision-making, and lobby against statewide policies that erode local control.
The resolutions process and General Assembly is one way that city officials can directly participate in the development of Cal Cities policy. If a resolution is approved at the General Assembly, it becomes official Cal Cities policy. Here’s how resolutions and the General Assembly work.
The petitioned
resolution is an
alternate method
to introduce policy
proposals during
the annual conference. The
petition must be signed by
voting delegates from 10% of
member cities, and submitted to
the Cal Cities President at least
24 hours before the beginning
of the General Assembly.
Petitioned Resolutions
The Cal Cities
President assigns
general resolutions
to policy committees
where members
review, debate, and recommend
positions for each policy proposal.
Recommendations are forwarded
to the Resolutions Committee.
Who’s who
The Resolutions Committee
includes representatives
from each Cal Cities
diversity caucus, regional
division, municipal
department, and policy
committee, as well as
individuals appointed by
the Cal Cities president.
Voting delegates
are appointed by each
member city; every city
has one voting delegate.
The General Assembly is a
meeting of the collective
body of all voting
delegates —one from
every member city.
Seven policy committees
meet throughout the year
to review and recommend
positions to take on bills
and regulatory proposals.
Policy committees include
members from each Cal
Cities diversity caucus,
regional division, and
municipal department,
as well as individuals
appointed by the Cal
Cities president.
During the General Assembly, voting delegates
debate and consider general and petitioned
resolutions forwarded by the Resolutions
Committee. Potential Cal Cities bylaws
amendments are also considered at this meeting.
Cal Cities policy
development is a memberinformed process,
grounded in the voices and
experiences of city officials
throughout the state.
For more information visit www.calcities.org/general-assembly Prior to the Annual Conference and Expo
Resolutions Committee
The Resolutions
Committee considers
all resolutions. General
Resolutions approved1 by
either a policy committee
or the Resolutions Committee are next
considered by the General Assembly.
General resolutions not approved, or
referred for further study by both a
policy committee and the Resolutions
Committee do not go to the General
Assembly. All Petitioned Resolutions
are considered by the General
Assembly, unless disqualified.2
During the Annual Conference and Expo
1 The Resolution Committee can amend a general resolution prior to sending it to the General Assembly. 2 Petitioned Resolutions may be disqualified by the Resolutions Committee according to Cal Cities Bylaws Article VI. Sec. 5(f). 220