Belmont · issues
Civic issues
Topics getting the most attention in Belmont public meetings, ranked by how frequently they come up.
Ground-floor commercial erosion in Belmont Village
Commissioners worry that approving all-residential projects in the village's mixed-use zone is eroding the walkable retail vision of the Belmont Village Specific Plan. Several asked staff to stop framing ground-floor residential as an 'established pattern' and to revisit the policy.
2 Davis Drive townhome project and fire station parcel
A proposed 45-townhome project at Davis Drive and Ralston would also dedicate land for a new fire station. The environmental review is just beginning; the public can comment on its scope through November 6.
Street repaving and bike lane spending
A Carlmont High senior led a student bike audit and asked the city to improve dangerous cycling conditions on Ralston, Alameda, Old County, and El Camino; speakers also urged considering bus lanes on El Camino.
ALPR Data Sharing — Grand Jury Response
ALPR cameras have helped in 60 cases, including a counterfeit currency ring busted with the Secret Service. The department says access requires an active case number, is audited, and data sharing is being narrowed to under 100 agencies within roughly 40 miles — with no federal sharing.
Police Grant Awards
With the city dipping into reserves for the first time next year, the police department is chasing grants to soften the blow: $37,000 for traffic safety education, CHP cannabis tax funds for new equipment, and a hoped-for $1 million five-year grant funding part of a detective position.
Ralston Student Pedestrian Safety
A Carlmont High School senior led a 15-student bike ride and reported that Belmont's major arterials — Ralston, Alameda, Old County, El Camino — feel unsafe to bike, keeping students in cars and worsening school-zone congestion.
Twin Pines Senior Community Center Flood Reconstruction
An overflowing toilet flooded the senior center the night of August 6, closing the building. Senior lunches moved to the lodge, programs were relocated or moved outdoors, and remediation is being fast-tracked — which may let the planned restroom remodel happen sooner.
El Niño Winter Storm Preparedness
NOAA forecasts a greater than 90% chance of a very strong El Niño this winter, bringing flooding, landslide, and drainage risks. The council's emergency proclamation lets the city formalize heightened readiness, and residents can pitch in by adopting storm drains and grabbing sandbags.
ERP Replacement Project
Belmont's financial system hits end-of-life in 2029, and the city is starting a multi-year needs assessment to pick a replacement. Councilmembers pushed for off-the-shelf solutions over costly custom programming.
Short-Term Parking Zones on Old County Road and Masonic Way
New 30-minute parking spaces will support The Cats Inn pet boarding business and future commercial tenants at 580 Masonic Way. A resident worried about precedent for more spaces along a busy corridor.
Centennial Public Art — Happy Hydrants and Utility Boxes
Chatty benches and two time capsules (to open in 2076 and 2126) were installed near City Hall ahead of the October 24 Centennial Fest, which will feature a drone show, haunted manor, food trucks, and live music.
Barrett Community Center Off-Leash Dog Program
Belmont's only grass-field off-leash opportunity draws passionate support from dog owners but noise and enforcement complaints from neighbors. The commission heard five speakers backing the program and directed staff to form a committee to study usage, hours, and a possible ambassador pilot.
City Manager and City Attorney Compensation
The council approved 4% cost-of-living raises for its two appointed officials after the annual performance evaluation, keeping Belmont competitive with the regional market.
Measure Y Accountability
A resident urged the council to publish a specific, multi-year spending plan for the ~$7.1 million a year Measure Y would generate for the community center, arguing an audit alone doesn't guarantee the money is spent on promised priorities.
Comprehensive City Fee Modernization
Belmont is raising sewer rates 1% a year for three years and will collect roughly $21 million in sewer-related fees through your property tax bill. The typical household bill rises about $1.38 a month, and the 10% drought adjustment is being phased out.
Naming and Donor Recognition Policy
Belmont now has a formal framework for naming parks, rooms, benches and major facilities after donors — a key tool for funding the community center campaign. Councilmembers clashed over which decisions belong to the council versus the city manager, prompting amendments and one dissent.
Solid Waste Rate Increase for 2027
Recology is seeking a 6.09% rate increase for 2027 — about $2.53-$3.02 more per month for most residents — driven by fuel costs, higher disposal (tipping) fees, and fleet depreciation. The formal protest hearing is November 24, and residents can submit written protests to block the rates.
Halloween Street Closure Fees
A resident asked the council to reconsider the jump in street-closure fees for the Messies Halloween block party, which rose from $100 to $300 last year.
Certificate of compliance application processing
A property owner with two Belmont parcels asked about the status and timeline of a certificate of compliance application filed 17 days earlier and about planned roadside improvements on Lower Lock.
Fire Danger Along Club Drive Canyon Rim
A resident reported fireworks, nighttime gathering, and fire danger along the canyon rim across from Club Drive near Crestview Park, asking for signage and Belmont–San Carlos collaboration.
El Camino Real Complete Streets Redesign
SamTrans presented the Central El Camino Real Multimodal Plan — a shared vision for a safer, more walkable, bikeable and transit-friendly El Camino Real across four cities. Belmont's favored alternative includes separated bike lanes, wider sidewalks and preserved parking; final design selection comes in 2027-28. The council adopted a support resolution without committing to any specific design.
Sewer Infrastructure Rehabilitation Complete
The 2025 Sewer Rehab Project — about 6,049 feet of sewer replacement plus storm drain work — was formally accepted as complete at a final cost of $1,815,746.
Community Center Special Tax Ballot Measure
The council prepared the ground for a major community center rebuild — addressing aging infrastructure, seismic and accessibility issues — should voters pass the citizen-led Measure Y parcel tax in November. No construction commitment was made; staff will set up a design-build framework and explore a Project Labor Agreement.
Fleet and Vehicle Replacements
Four EV chargers went live at the Belmont Sports Complex, with rates to be set by the City Council on September 22. More chargers are planned at City Hall and near the Manor starting November 2, timed to avoid disrupting the Centennial Fest and Boo Bash.
Youth and Teen Summer Program success
Camp SOAR hit 903 enrollments and swim lessons grew by about 600, while the adaptive camp for kids with diverse abilities expanded to six campers per week. The program is bumping against capacity limits at the lodge, and staff see a future community center as the key to growing further.
Quality and accuracy of design review submittals
Commissioners flagged that the Bayview Avenue plans had a materials board showing the wrong roofline, a balcony missing from the side elevations, and a phantom 'window.' They argued the public has a right to plans that accurately show what will be built — a recurring tension now that the state is phasing out this type of single-family review.
Retirement of Community Development Director Carlos de Mello
The city's long-serving community development director retires September 12 after 26 and a half years. He was honored with an ice cream social, a council proclamation, and an adjournment in his honor.
1141 Villa Avenue second-story addition
The Santiago family got approval to add a second story to their Villa Avenue home, with the neighbors reported supportive and no one speaking at the hearing. Commissioners praised the project for preserving mature trees.
August meeting cancellations and commission transition
The commission takes August off, with the September 1 meeting resuming business. Director Carlos de Melo is retiring after 26.5 years with the city, with September 1 as his final meeting.
Live-work unit incentives in transit corridor housing
A Belmont high school student pitched a policy idea: offer developers incentives like faster permits or lower fees to include live-work units in new housing near the Caltrain corridor, preserving space for small businesses as the city plans for 1,785 new housing units by 2031.
HIA Specific Plan Update
The plan would modernize the Harbor Industrial Area with taller buildings (up to 155 feet), increased setbacks along O'Neill and Caran Road, and a new master-plan path that could allow some housing. Neighbors remain worried about height, traffic, and privacy.
Affordable housing pipeline progress
Up to $1.5 million each from the Affordable Housing Fund goes to CRP Affordable Housing for affordable projects at 678 Ralston Ave and 951 Old County Rd.
Brown Act Compliance and Training Requirements
New state laws change how councils handle remote participation, meeting disruptions, and accessibility. Belmont is ahead of most cities since it kept Zoom after COVID. Councilmembers will also need new ethics and fiscal training every two years.
Sheriff's Office Accountability
Two residents asked the city to back creation of an inspector general for the San Mateo County Sheriff's Office, noting $13 million already paid in settlements and at least $48 million in pending litigation against the county.
Regional Water Supply Outlook
Mid-Peninsula Water District projects enough water for Belmont's expected growth even in multi-year droughts — unless the state's 2018 Bay-Delta Plan amendment is implemented, which could force 30-50% dry-year cutbacks.
US 101 Corridor Grant Opportunities
Belmont's priority projects — El Camino Real improvements, Old County Road, a downtown bike share station, and Marine Parkway — can compete for roughly $750,000 each in SMCTA mini-grants with no local match. Applications are due in July.
November 3, 2026 Municipal Election Called
Belmont voters will choose a District 1 council member, a District 3 council member, and the mayor at-large in November, with San Mateo County running the election.
General Plan Safety Element Adoption
Belmont is updating the state-mandated Safety Element covering wildfire, earthquake, flooding, extreme heat, and other hazards, plus a matching Conservation Element tweak. Commissioners pushed for mention of PG&E gas transmission lines near fault lines, current air quality data, and erosion-prone areas before recommending adoption.
Streamlined Home Addition Review
The council backed zoning changes that would let staff approve nearly all single-family home additions without a Planning Commission hearing — including in planned developments, where a 38-square-foot closet expansion once cost an applicant roughly $10,000 and a public hearing. Draft ordinances will go through the Planning Commission first, with a one-year check-in.
Mental Health Clinician Program Funding
A resident asked about the future of the police department's mental health clinician program given uncertain grant funding. The department confirmed a six-to-seven-month extension thanks to extra county money, with reassessment after that.
E-Bike Safety in Belmont
E-bikes are becoming a safety problem for pedestrians and drivers alike. The school resource officer ran a well-received e-bike safety meeting in May, and the department plans to expand the effort with resources from Go Safely California.
State vehicle license fee backfill shortfall
Belmont's proposed $94.9 million budget keeps services intact this year, but the state's refusal to pay Vehicle License Fee backfill leaves a $2.4 million hole — and over $30 million in losses over a decade if it never comes. Reserves are drawn down modestly now, but reserves could fall below the 33% policy target by 2031-32.
Kainos Home permanent preservation
A Belmont home serving adults with intellectual and developmental disabilities was permanently preserved thanks to a deal closed with the city's help. A ribbon-cutting is set for August 5.
FY 2026-27 Capital Improvement Program Consistency
The city's $12 million capital plan for next year — 87 projects in a $53.1 million five-year program — needed a consistency finding with the General Plan before the Council adopts it June 9. Commissioners clarified that bond interest payments like the Sports Complex's show up elsewhere in the budget, not the CIP.
Ralston Avenue Corridor Segment 4 and Transportation Master Plan Contracts
The council approved two Kimley-Horn contracts — up to $250,978 for Ralston Avenue Segment 4 preliminary engineering and $755,586.98 for the citywide Transportation Master Plan — reviving the long-paused last segment of the Ralston corridor study.
Hallmark-Crestview Fire Access Gate Upgrade
Belmont and San Carlos will split the cost of replacing the narrow 1976 gate at the end of Hallmark Drive with a 20-foot double fire-access gate, improving emergency access and evacuation between Belmont Heights and San Carlos' Highland Park neighborhood.
Exempt Surplus Land Declaration for 1000 O'Neill Avenue
Before selling the city-owned Emmett House property, the council corrected errors in the 2025 surplus-land declaration — square footage and parcel map — keeping the property on track for disposition.