13.6.1 BUILDING DESIGN

• (a) Buildings shall carry the same design theme on all elevations. For the purposes of this design standard, a theme includes primary (non-accent) materials and colors. Except in cases when the entire building is remodeled, building renovations and additions shall be consistent with the original structure in form, style, materials, and colors

• (b) Affordable units and market rate units in the same development shall be constructed of the same or similar exterior materials and details such that the units are not distinguishable.

• (c) Buildings of three stories or greater must provide a ground floor elevation that is distinctive from the upper stories by providing a material change between the first floor and upper floors along at least 75% of the building façade with frontage upon a street, adjacent public park or public open space.

• (d) Buildings of two stories or greater must include one or more articulating features (offsets, recesses, or projections) above the ground floor of the building for at least 50% of the primary frontage and corner street side frontage, and if a multifamily building in an R district also on elevations visible from the public right-of-way, public park or public open space. The distance between features shall be no greater than 25 feet. When used, the minimum length and depth of these features shall be as follows:

4 Amended by Ord. 2025-1192, §58, 12/9/2025

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• (1) Projection, offset, or recess of the building wall must be at least one foot in depth, and five feet in width.

• (2) Projection of bow, greenhouse or garden windows must be at least eight inches in depth at the farthest point from the exterior walls of the building, and five feet in width.

• (3) Projection of bay windows must be at least 10 inches in depth measured at the farthest point, and five feet in width.

• (4) Projection of dormers must be at least two feet in depth measured at the farthest point from the exterior walls or roof surface of the building, and four feet in width.

• (5) Balconies and decks must be at least four feet in depth, and five feet in width.

• (6) Projected or recessed covered porch areas must be at least four feet in depth and width.

• (e) In mixed-use and commercial building design, tenant-designed storefronts and associated outdoor spaces may have diverse styles that will not necessarily match the rest of the façade. However, individual tenant façade designs shall not span vertically beyond the ground floor height of the building and there shall be elements of the tenant-designed frontages that unify its design as provided below.

(1) Awnings and Marquees. When used, awnings and marquees on a multiple storefront building need not be identical in design but shall be located within the building elements framing storefront openings and shall be of the same height above the adjacent sidewalk. The rigid framework for awnings, and marquees shall be no lower than eight feet above the sidewalk under it.

(2) Base Panel. When used, oOn a multiple storefront building, a base panel shall be provided across the entire width of the storefront bay and between the vertical elements framing the bay for all of the storefronts within the building. The base panels shall be 30" or lower, measured above the sidewalk.

(3) Signage Band. When used, a horizontal band or frieze that could be used as a signage band shall be incorporated at the top of all of the storefronts within a multiple storefront building.

• (f) Blank walls on the ground floor (facades without doors, or windows) shall be no greater than 25 feet in length along sidewalks, pedestrian walks, or publicly accessible outdoor space areas. Such blank wall areas shall include landscape screening (trees, shrubs, or green wall) for the entire length of the wall area at a minimum of 50% of the height of the wall. An exception to this standard may be granted by the reviewing authority when an alternative means is proposed that would articulate 50% or more of the affected building wall, or when a public art project or mural is approved, which separately or together extend along the entire length of the affected building wall.

• (g) On multifamily buildings in R districts, window wall openings for garage ventilation must screen the view of vehicles parked within the garage, as seen from public vantage points.

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• (h) Rooflines shall be vertically articulated at least every 50 feet along the street frontage, through the use of architectural elements such as parapets, varying cornices, reveals, clerestory windows, and varying roof height or form.

• (i) Trim surrounds of no less than one inch in depth shall be provided at all exterior window and door openings. In lieu of exterior door and window trim, windows and doors may be recessed from wall plane by a minimum of two inches.

• (j) When used, belly bands, timbering and stone/brick base must be at least two inches in depth.

• (k) A minimum of 5/8-inch thickness is required for panel siding. For board and batten siding, the battens are required to be a minimum of 5/8-inch thickness.

• 13.6.2 ROOFTOP EQUIPMENT. All roof-top equipment shall be screened from visibility from the surrounding public vantage points (right-of-way, public trails, open space and parks). The point of view for determining visibility shall be five feet above grade at the ground floor level of the building, as seen with normal vision. If the roof structure does not provide this screening, an equipment screen shall be included in the building design. Said screen shall incorporate the same architectural design, colors, and materials as the building it occupies.

• 13.6.3 GROUND EQUIPMENT SCREENING. All exterior trash, recycling, and storage utility boxes, wood service poles, and electric and gas meters shall be screened from visibility from the surrounding public vantage points (right-of-way, public trails, open space and parks). Said screening shall incorporate the same architectural design, colors, and materials as the building, perimeter fencing, or landscaping.

OUND EQUIPMENT SCREENING. All exterior trash, recycling, and storage utility boxes, wood service poles, and electric and gas meters shall be screened from visibility from the surrounding public vantage points (right-of-way, public trails, open space and parks). Said screening shall incorporate the same architectural design, colors, and materials as the building, perimeter fencing, or landscaping.

• 13.6.4 REUSE CONTAINERS. Refuse containers must be designed in accordance with the following standards:

  • (1) When individual garbage cans are used, they must either fit in the garage or into a special enclosure.

  • (2) When dumpsters are to be used, designers shall coordinate with the refuse pickup provider to determine the size and number of dumpsters required.

  • (3) All dumpster enclosures shall be a minimum of six feet tall; and shall be sized to to accommodate the needed dumpsters and recycling containers.

  • (4) Dumpster enclosures shall be located so that no dwelling is closer than 20 feet (including those on abutting properties), or more than 100 feet from a residential unit. No minimum distance from dwellings is required if dumpsters are located within a fully enclosed room.

• 13.6.5 LIGHTING DESIGN. Lighting must be designed to provide the minimum lighting levels required for safety; without undue glare off-site. All exterior lighting shall include fully cutoff fixtures in accordance with Section 2.72.1. Surface parking lot lighting shall be consistent with Section 8.2.13 and 8.5.12. Flood light, up-lighting, flashing, pulsating or similar dynamic lighting shall not be used. An exception to allow for up-lighting may be approved by the decision maker when a mural or public art project is approved that utilizes uses uplighting.

City of Belmont Zoning Ordinance 13-8

• 13.6.6 COLOR OF EXTERIOR MATERIALS. Exterior building facades, roofing materials, fences, walls, and other structures visible from public vantage points shall be muted or earthtone colors. Extreme colors and unpainted or untreated metallic surfaces shall not be used when visible from public vantage points. For the purposes of this section, extreme color shall be defined as unmuted primary colors, neon colors, and metallic colors. An exception to this standard may be approved by the reviewing authority.

City of Belmont Zoning Ordinance 13-9

SECTION 13A – SINGLE FAMILY AND DUPLEX RESIDENTIAL DESIGN REVIEW[1]

Editor’s Note: Current through Ordinance 2018-1131

• 13A.1 PURPOSE – The regulations in Section 13A establish standards that allow residential property owners to develop their property while ensuring that the development is in harmony with and preserves the City’s tranquil, safe and desirable neighborhoods. These regulations, as augmented by the Residential Design Guidelines, together with Section 4 are intended to provide a predictable and consistent framework for review of residential projects.

tablish standards that allow residential property owners to develop their property while ensuring that the development is in harmony with and preserves the City’s tranquil, safe and desirable neighborhoods. These regulations, as augmented by the Residential Design Guidelines, together with Section 4 are intended to provide a predictable and consistent framework for review of residential projects.

• 13A.2 DESIGN REVIEW REQUIREMENT - Except as provided in Section 24, no person may construct on property zoned R-1 or R-2 a new residential building that requires a building permit or alter the square footage or floor plan of an existing residential building without first receiving design review approval in accordance with Section 13A.

• 13A.3 APPLICATION[2]

  • (a) An applicant for Single Family and Duplex Residential Design Review must submit an application in compliance with Section 10.4.

  • (b) A mandatory pre-application meeting with planning staff is required for projects requiring Zoning Administrator or Planning Commission approval.

• 13A.4 REVIEW PROCEDURE

  • (a) The reviewing authority for projects within the scope of Section 13A.2 is specified in Table 13A.4(a).

Table 13A.4(a) - Residential Design Review (RDR) Authority Thresholds.

1 Added by Ord. 996, 2/24/04, by Ord. 2016-1100, §25, 2/23/16

2 Amended by Ord. 2018-1131, §34, 4/24/2018

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• (b) The addition square footages in Table 13A.4(a) are cumulative gross floor area (cgfa) as defined in Section 2.48.1

• (c) After determining that an application is complete, the reviewing authority must timely consider whether the project meets the standards for approval in Section 13A.5.

• (d) The outreach, noticing, and hearing requirements for residential design review applications are set forth in table 13A.4(d):

Table 13A.4(d) –RDR Review Procedure

• (e) Neighborhood Outreach. When required, applicants must complete the neighborhood outreach process established by the Community Development Director for neighboring property owners.

• (f) Tier 2 Projects. The following procedures apply to Tier 2 projects.

  • (1) Project Notice. The Zoning Administrator must send notice of intent to take action to neighboring property owners. The notice must include a general description of the project and a statement that the Zoning Administrator will take action on the project without a public hearing unless a hearing is requested in writing by a neighboring property owner within 10 days of the project notice date.

  • (2) Project Determination. If the Zoning Administrator does not receive a timely written hearing request, he or she must proceed to make a project determination under Section 13A.5.

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  - (3) For purposes of Tier 2 projects, neighboring property means a lot within 150 feet of a project site. 

• (g) Public Hearings. The Community Development Director must provide notice of Zoning Administrator and Planning Commission public hearings in the manner required by Section 10.1.3.[3]

• (h) Appeals.

  • (1) Except as provided in subsection 13A.4(h), the provisions of Section 10 govern appeals of residential design review project determinations.[4]

  • (2) For Tier 1 projects, the applicant may appeal a project determination to the Planning Commission. A decision by the Planning Commission on a Tier 1 project is final unless appealed by the applicant.

  • (3) For Tier 2 projects, the applicant and neighboring property Owners may appeal a project determination to the Planning Commission. The Planning Commission may either affirm the underlying determination or forward the appeal to the City Council with a recommendation to approve, approve with conditions, or deny the project.

  • (4) All appeals must be in writing, accompanied by the required appeal fee, and delivered to the Community Development Department within 10 days of the project determination.

• (i) The City Council finds that ordinarily projects in Tier 1 of Table 13A.4 (a) do not have the potential to substantially or significantly adversely affect the property rights of other property owners, and that projects in Tier 2 of Table 13A.4(a) do not have the potential to substantially or significantly adversely affect the property rights of other property owner beyond neighboring property owners. The City Manager, in consultation with the City Attorney, may expand the scope of notice and opportunity to appeal for Tier 1 and 2 projects if necessary due to facts peculiar to the proposed project to provide due process.

of Table 13A.4(a) do not have the potential to substantially or significantly adversely affect the property rights of other property owner beyond neighboring property owners. The City Manager, in consultation with the City Attorney, may expand the scope of notice and opportunity to appeal for Tier 1 and 2 projects if necessary due to facts peculiar to the proposed project to provide due process.

• 13A.5 STANDARDS FOR APPROVAL. The reviewing authority may approve, conditionally approve, or deny an application for residential design review. The reviewing body may approve or conditionally approve a residential design review if it makes the following findings:

  • (a) The buildings and structures shown on the site plan will be:

    • (1) Designed to be compatible with any existing development on the site;

    • (2) Located and designed to minimize disruptions of existing public views, and to protect the profile of prominent ridgelines.

  • (b) The overall site and building plans will achieve an acceptable balance of the following factors:

3 Amended by Ord. 2018-1131, §35, 4/24/2018

4 Amended by Ord. 2018-1131, §36, 4/24/2018

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  - (1) building bulk, 

  - (2) grading, including 

     - (A) disturbed surface area, and 

     - (B) total cubic yards, cut and fill. 

  - (3) The aesthetic impacts of hardscape as viewed from a public vantage point. 

• (c) All proposed accessory and support features, including driveway and parking surfaces, underfloor areas, retaining walls, utility services and other accessory structures will be integrated into the overall project design.

• (d) The proposed landscape plan will incorporate:

  • (1) Native plants appropriate to the site’s environmental setting and microclimate, and

  • (2) Appropriate landscape screening of proposed accessory and support structures.

• (e) The project will be in substantial compliance with the Residential Design Guidelines and Residential Design Criteria as applicable.

• (f) City staff and consultants have provided technical review and conditions of approval are included, as applicable, regarding project-related grading, drainage, storm-water runoff, vehicular and pedestrian access, site stability, structural encroachments, and construction impacts.

• 13A.6 Reserved.

• 13A.7 Reserved.[5]

5 Amended by Ord. 2018-1131, §37, 4/24/2018

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SECTION 16 - AMENDMENTS[1]

Editor’s note: current through Ordinance 2018-1131

• 16.1 ZONING REGULATIONS. Property may be changed from one zone to another and any zoning regulation listed in Government Code Section 65850 may be adopted or amended by an ordinance adopted in compliance with the procedures in Government Code Section 65853 and this Section and any restrictions imposed by law.

• 16.1.1 INITIATION OF ZONING AMENDMENT.

• (a) Property Owner . A property owner may submit an application requesting that his or her property be changed from one zone to another, or that a use be added to the list of permitted or conditionally permitted uses for the zone governing his or her property, by filing an application with the Community Development Director. The application shall be made in accordance with Section 10.4 and shall include a property description and title report for the property affected by any proposed change in classification.

  • (b) Planning Agency . The City Council or Community Development Director may initiate an amendment of any zoning regulation.

• 16.1.2 ZONING AMENDMENT PROCESS

  • (a) Commission Hearing . The Commission shall hold a public hearing on an amendment application in accordance with Section 10.1. Notice of the hearing on an amendment that affects the permitted uses of real property shall be given under Section 10.1.3, otherwise notice shall be given under Section 10.1.1.

  • (b) Commission Action . Within 40 days following the initial public hearing, or such time period as the Council may prescribe, the Commission shall render a decision on the amendment in the form of a recommendation to the Council. The recommendation shall include the reasons for the recommendation, and whether the amendment is consistent the objectives of the Zoning Plan, any applicable specific plan, and the General Plan.

  • (c) Council Hearing . The Council shall review the application and the Commission’s recommendation at a public hearing noticed under Section 10.1. Notice shall be given as provided in Section 10.1.1.

(d) Council Action .

• (1) The Council may approve, modify or disapprove the recommendation of the Commission, if any. Modifications of the proposed amendment not previously considered by the Commission during its hearing must first be referred to the Commission for its recommendation.

• (2) The Council may amend any zoning regulation if the amendment is consistent with the General Plan and any applicable specific plan.

1 Section 16 substantially rewritten by Ord. 2018-1131, §2, 4/24/2018. Previously amended by Ord. 366, 6/21/67; Ord. 470, 7/14/71; Ord. 502, 2/22/73; 877, 2/22/94.

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• (e) Commission Consideration of Modifications . When an amendment is referred back to the Commission for recommendation under subsection (d)(1), the Commission is not required to hold a public hearing thereon. The Commission shall report to the City Council within 40 days of the referral, or within the times set by the City Council. Failure of the Commission to report within the required time shall be deemed approval of the proposed modification.

• 16.2 GENERAL PLAN AND SPECIFIC PLANS. The General Plan may be amended in compliance with state laws pertaining to the adoption and amendment of general plans beginning at Government Code Section 65350 and this section.

• 16.2.1 INITATION OF GENERAL PLAN AMENDMENT

• (a) Property Owner . A property owner may submit an application requesting a change in the General Plan or specific plan map designation governing his or her property by filing an application with the Community Development Director. The application shall be made in accordance with Section 10.4 and shall include a property description and title report for the property affected by any proposed change in designation.

  • (b) Planning Agency . The City Council or Community Development Director may initiate an amendment to any provision of the General Plan or a specific plan.

• 16.2.2 GENERAL PLAN AMENDMENT PROCESS

  • (a) Commission Hearing . The Commission shall hold a public hearing in accordance with Section 10.1 on an application to amend the General Plan. Notice of the hearing on an amendment that affects the permitted uses or intensity of uses of real property shall be given under Section 10.1.2; otherwise, notice shall be given under subsection 10.1.1.

  • (b) Commission Action . Within 40 days following the initial public hearing, or such time period as the Council may prescribe, the Commission shall render a decision on the amendment in the form of a recommendation to the Council. A recommendation for approval shall be made by the affirmative vote of not less than a majority of the total membership of the Commission.

  • (c) Council Hearing . Before taking action, the Council shall review the application and the Commission’s recommendation at a public hearing under Section 10.1. Notice shall be given as provided in Section 10.1.1.

(d) Council Action .

• (1) The Council may approve, disapprove or modify the recommendation of the Planning Commission, if any. Substantial modifications of the proposed adoption or amendment must first be referred back to the Commission.

• (2) The Council may adopt or amend the General Plan only by resolution adopted by an affirmative vote of a majority of its total membership.

• (3) The Council may amend all or part of the General Plan if it deems it to be in the public interest.

City of Belmont Zoning Ordinance 16-2

  - (4) The City Council may adopt changes to mandatory elements in the General Plan only four times per calendar year, except as provided in Government Code Section 65358. 

• (e) Commission Consideration of Modifications . When an amendment is referred back to the Commission for recommendation under subsection (d)(1),Commission is not required to hold a public hearing thereon. The Commission shall report to the City Council within 45 days of the referral, or within the times set by the City Council. Failure of the Commission to report within the required time shall be deemed approval of the proposed modification.

• 16.2.3 SPECIFIC PLANS.

  • (a) Specific plans may be adopted and amended in the same manner as the General Plan, except a specific plan may be adopted by ordinance or resolution and may be amended as often as the Council deems necessary.

  • (b) The Council may adopt or amend all or part of a specific plan if consistent with the General Plan.

• 16.3 MAP AMENDMENT. A change in a district boundary shall be indicated on the Zoning Map following enactment of an ordinance amending the map.

City of Belmont Zoning Ordinance 16-3

SECTION 17 - ENFORCEMENT

• 17.1 PERMITS AND LICENSES

• 17.1.1 GENERAL - Every department and employee of the City of Belmont authorized to issue permits or licenses affecting the use or occupancy of land or of a building or structure shall comply with the provisions of this Ordinance. Where any action on referral or an appeal is required by this Ordinance, no such permit or license shall be issued unless and until such action has been taken and the time within which an Appeal could have been taken has expired. If the proposed use or occupancy of any building or structure for which a permit or license is sought conforms with this Ordinance in all respects, the application therefor may be approved as to zoning. Any such permit or license hereafter issued contrary to the provisions of this Ordinance shall be void.

• 17.1.2 PRIOR PERMITS - Where a building permit for a building or structure has been issued in accordance with law prior to the effective date of this Ordinance, and provided that construction is begun within 60 days of such effective date and diligently prosecuted to completion, said building or structure may be completed in accordance with the approved plans on the basis of which the building permit has been issued, and further may, upon completion, be occupied under a zoning certificate for the use for which originally designated.

• 17.2 ZONING CERTIFICATION

• 17.2.1 REQUIREMENT - Written certification that drawings comply with the requirements of this Ordinance shall be made by the Zoning Administrator prior to the issuance of a building permit for every building or structure erected or moved into any zoning district with the following exceptions:

  • (a) A building of a non-industrial character, owned and occupied by the City or other governmental agency; but not including a storage garage, machine shop, corporation yard or incinerator;

  • (b) Publicly owned park, playground, golf course;

  • (c) Lawful minor accessory uses, not requiring any other permit or license;

  • (d) Lawful signs of a type for which no building permit or sign permit is required.

• 17.2.2 CERTIFICATION - Such written certification shall be recorded on a suitable form or may be included on a Building Permit Application Form and shall include the zoning district, required setbacks and any provisions or conditions established by the Commission and/or Council relating to the use of the property for which a Building Permit Application is made including but not limited to those set forth in any approval of a Planned Unit Development, Conditional Use Permit or a Variance.

• 17.2.3 RECORDS - Certification by the Zoning Administrator together with all notations and required information shall be made a part of the permanent records of the City.

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• 17.3 VIOLATIONS[1]

• 17.3.1 CIVIL PENALTY FOR VIOLATION - Any building or structure set up, erected, constructed, altered, enlarged, converted, moved or maintained contrary to the provisions of this Ordinance, and any use of any land, building or premises established, conducted, operated or maintained contrary to the provisions of this Ordinance shall be, and the same is hereby declared to be, unlawful and a public nuisance. The City Attorney of said City shall, upon order of the City Council, immediately commence action or proceedings for the abatement and removal and enjoinment and shall apply to such courts as may have jurisdiction to grant such relief as will abate and remove such building, structure, use, or practice and remove such building or structure, cease such use or practice, and restrain and enjoin any person, firm or corporation from setting up, erecting, building, maintaining, or using any such building, or using any premises contrary to the provisions of this Ordinance.

• 17.3.2 INFRACTION PENALTY FOR VIOLATION – Except as specifically stated elsewhere, any violation of the provisions of this chapter, as defined in section 17.3.1, shall be punishable as an infraction, the penalty for which shall be as follows:

  • a. A fine not exceeding one hundred dollars ($100.00) for a first violation.

  • b. A fine not exceeding two hundred dollars ($200) for a second violation within one (1) year.

  • c. A fine not exceeding five hundred dollars ($500) for a third violation within one (1) year.

• 17.3.3 CUMULATIVE REMEDIES – The remedies provided for herein shall be cumulative and not exclusive.

• 17.3.4 CITATION AUTHORITY – Those persons holding the positions of City Manager, Director of Planning and Community Development, Building Official, or designees thereof, are hereby designated as having citation authority under the provisions of this section for violations of Ordinance 360.

1 Amended by Ord. 366, 5/22/67; Ord. 905, 7/11/96

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SECTION 18 - ENACTMENT

• 18.1 INCONSISTENT ORDINANCES REPEALED - Ordinance 138 and all other Ordinances and parts of Ordinances inconsistent with the provisions of this Ordinance are hereby repealed.

• 18.2 VALIDITY - If any article, section, subsection, paragraph, sentence, clause or phrase of this Ordinance for any reason shall be held to be invalid or unconstitutional, the decision shall not affect the remaining portions of this Ordinance.

The Council of the City of Belmont hereby declares that it would have enacted this Ordinance and each article, section, subsection, paragraph, sentence, clause and phrase thereof irrespective of the fact that any one or more articles, sections, subsections, paragraphs, sentences, clauses or phrases are declared to be invalid or unconstitutional.

• 18.3 EFFECTIVE DATE - This Ordinance shall be in full force and effect on the 30th day after its passage and approval hereof.

City of Belmont Zoning Ordinance 18-1

SECTION 19 - AUTOMOBILE SERVICE STATIONS[1]

Editor’s note: current through Ordinance 2018-1131