5.7.3 SITE AREA, DIMENSION AND COVERAGE LIMITATIONS

• (a) The minimum site area in any E-2 District shall be 10,000 square feet; the minimum average width 100 feet; and the minimum lot frontage on a street 40 feet.

• (b) FLOOR AREA RATIO - The floor area ratio of buildings and structures shall not exceed 0.45.

• (c) BUILDING HEIGHTS - The maximum height above finish grade of any building wall shall be 28 feet. Buildings shall be limited to two stories not including roof-mounted

75 Amended by Ord. 2018-1131, §19, 4/24/2018

City of Belmont Zoning Ordinance 5-20

mechanical enclosures. The total height of all roofs and mechanical enclosures shall not exceed 35 feet measured vertically from finish grade at each point around the perimeter of the building to their uppermost point at each respective cross-slope section of the building.

• 5.7.4 YARD AREA - All building hereinafter erected or enlarged in any E-2 Districts shall provide a front yard of not less than 30 feet. One- or two-story buildings shall have a side yard of not less than ten feet. Three story buildings shall have a side yard of not less than 15 feet. Rear yards shall be not less than 20 feet.

• 5.7.5 OFF-STREET PARKING AND LOADING - Facilities shall be provided as required or permitted in Section 8.

• 5.7.6 DESIGN REVIEW - All new buildings and exterior modifications shall be subject to design review as prescribed in Section 13 of this Ordinance.

• 5.7.7 DESIGN CRITERIA - In addition to the design standards prescribed by Section 13 of this ordinance the following criteria shall apply to new buildings and building additions over 5000 sq. ft.

  • (a) A traffic study shall be required indicating the additional and cumulative traffic impacts to the intersections of Davis Drive, Cipriani Boulevard, Continentals Way, Alameda de las Pulgas, and El Camino Real with Ralston Avenue. The study shall indicate any and all possible mitigations to reduce traffic impacts to these intersections. The project shall be designed or modified to incorporate all traffic mitigation measures determined to be feasible and reasonable by the Planning Commission.

  • (b) Heavy landscape treatment and foundation plantings shall be incorporated around the perimeter of the building to minimize perceived height.

  • (c) At least 15% of the site to be covered with professionally designed and installed landscaping.

  • (d) Submitted plans shall show how the mass and height of the proposed new building or addition provides a transition between any existing building on site and the buildings on adjoining properties. For buildings over one story, shade effects on adjacent properties and buildings shall be shown on submitted plans. Shade effects shall be minimized.

  • (e) The architectural plane of exterior building walls shall be articulated to avoid a monolithic appearance.

  • (f) Roof-mounted mechanical equipment shall be enclosed from public view with the same construction materials used on exterior building surfaces and shall be located toward the center axis of the building and away from the building perimeter.

• (g) Large continuous architectural planes of reflective building materials and glass shall be avoided.

  • (h) Buildings with concrete exterior construction shall utilize a wood grain textured finish, or similar texture, to soften the visual impact of this building material.

City of Belmont Zoning Ordinance 5-21

• (i) Exterior colors of all building materials including glass shall be chosen to maximize compatibility with the residential character of the surrounding community.

• (j) Roofs shall incorporate gable, hip, and/or shed features.

City of Belmont Zoning Ordinance

5-22

SECTION 5A – CORRIDOR MIXED USE DISTRICT[1]

Editor’s Note: Current through Ord. 2025-1192

• 5A.1 CORRIDOR MIXED USE OR CMU DISTRICT - The following regulations apply in CMU Districts.

• 5A.1.1 PURPOSE – The Corridor Mixed Use District applies to parcels along El Camino Real outside of the Belmont Village Specific Plan area and is intended to accommodate community- and visitor-serving retail and services, lodging, office, and high density residential in a mixed use setting. A mix of uses on individual development sites is desired, but not required. A community benefits program allows additional height, and intensity to be granted in exchange for the provision of specified community benefits.[2]

• 5A.1.2 PERMITTED USES[3] . Subject to Section 9.5.6, the following are permitted uses:

  • (a) Animal sales and services, including animal clinics and grooming, and animal retail sales (pet shops).

  • (b) Banks and retail financial institutions without drive-through service.

  • (c) Business and professional offices when located above the ground floor; and such uses on the ground floor when not replacing a use permitted in subsection (d), (p), and (q) in a space not to exceed 3,000 square feet unless determined by the Director to be an office use serving walk-in clientele.

  • (d) Business services.

  • (e) Emergency shelters.

  • (f) Government buildings.

  • (g) Instructional services.

  • (h) Hotels and motels.

  • (i) Low-barrier navigation centers.

  • (j) Maintenance and repair services.

  • (k) Multi-family dwellings when located above the ground floor. A project will be processed by right as defined in Government Code Section 65583.2(i), and only design review based on objective standards shall be required, if at least 20 percent of the units are designated as affordable to lower income households as defined in Government Code Section 65584, no subdivision is required, and the project is proposed wholly on a parcel that is identified in the 2023-2031 Housing Element as subject to by right processing. In such projects, multiple-unit dwellings are permitted on the ground floor, and such

1 Added by Ord. 2017-1124, §30, 11/28/2017

2 Amended by Ord. 2024-1175, §1, 1/23/2024

3 Amended by Ord. 2025-1192, §41, 12/9/2025

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projects are exempt from CEQA.[4]

• (l) Nursery and garden center.

• (m) Permanent supportive housing.

• (n) Personal services, general.[5]

• (o) Residential care facilities, and residential care facilities, small.

• (p) Restaurants with indoor or outdoor seating.[6]

  • (q) Retail stores engaged in the selling of retail products and services, including but not limited to art, appliance, auto accessories, hardware and variety stores, bakeries, dry cleaning for the retail trade only, food and drug stores, and tailor shops, but excluding building materials and services.[7]

  • (r) Transitional and supportive housing.

  • (s) Utilities, that are minor in nature and an accessory use intended to serve an existing or planned land use and meet all of the standards of the City Code.

  • (t) Restaurants with outdoor seating permissible within the public right-of-way sidewalk area, or an adjacent private parking lot, subject to outdoor dining requirements established by the City.[8]

• 5A.1.3 CONDITIONAL USES[9] - Subject to Section 9.5.6, the following uses are allowed with a conditional use permit.

  • (a) Automobile rental agency.

  • (b) Auto/vehicle sales and services, including dealers and new and used car sales lots, automobile repair services, service stations and electric vehicle charging facilities, and vehicle washing.

  • (c) Banks and retail financial institutions on the ground-floor in a mixed use building, not to exceed 3,000 square feet.

  • (d) Commercial amusement, entertainment, and health club enterprises, including cinemas, indoor theaters, ice rinks, and related facilities, which may be publicly- or privatelyowned.

  • (e) Communication facilities, including antennas and transmission towers equipment within buildings.

4 Amended by Ord. 2024-1175, §2, 1/23/2024 5 Amended by Ord. 2019-1141, §5, 5/28/2019

6 Amended by Ord. 2020-1149, §5A, 8/25/2020

7 Amended by Ord. 2019-1141, §5, 5/28/2019 8 Added by Ord. 2020-1149, §5A, 8/25/2020

9 Amended by Ord. 2025-1192, §42, 12/9/2025

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• (f) Community assembly.

• (g) Day care centers.

• (h) Group residential.

• (i) Health clinics.

• (j) Hospital

• (k) Multi-family dwellings on the ground floor, with a determination by the Planning Commission that a single use building is appropriate for the site and is setback at least 10 feet from the front and street side lot lines. In determining whether a single use building is appropriate for the site, the Commission shall consider whether:[10]

  • (1) The layout and street orientation of the project site, parking and circulation traffic pattern for the project are conducive for the operation of ground floor commercial, retail or restaurant uses.

  • (2) The project would be replacing an existing retail or restaurant use on site.

  • (3) There are existing commercial, retail, or restaurant uses within ¼ mile of the project site that would meet the needs of the building occupants.

  • (4) The project would provide 30% or more units of affordable housing.

• (l) Non-traditional financial institutions, including check-cashing facilities, payday lenders, and pawn brokers.

• (m) Recycling collection facilities.

• (n) Restaurants that sell predominantly take-out meals or provide drive-in or drive-through service.

• (0) Social service center.

  • (p) Utilities and other major facilities that are determined by the Director not to be minor and accessory to a permitted or conditional use.

• 5A.1.4 ACCESSORY USES – Accessory uses, including ancillary and incidental uses, necessary to the operation of a use but of less intense nature, are permitted if the primary use is permitted. Where the primary use requires a conditional use permit, ancillary uses shall also require a conditional use permit.

• 5A.1.5 AUTOMOBILE PARKING AND LOADING FACILITIES - Parking and loading facilities must be provided in accordance with Section 8.[11]

10 Amended by Ord. 2020-1148, §2, 6/23/2020

11 Amended by Ord. 2025-1192, §43, 12/9/2025

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• 5A.1.6 FLOOR AREA RATIO[12] – Maximum floor area ratios are as follows.

  • (a) For hotels, 2.5.

  • (b) For all other uses: 2.0; may be increased up to 2.5 with provision of community benefits approved by the City Council under Section 5A.2.[13] This FAR limit applies to the entire development on a site, inclusive of any residential component.

• 5A.1.7 RESIDENTIAL DENSITY – There is no maximum residential density.[14]

• 5A.1.8 Reserved.[15]

• 5A.1.9 DESIGN REVIEW - All new construction and exterior modifications are subject to design review under Section 13.

• 5A.1.10 LANDSCAPING - All new structures established in this District shall be subject to landscaping requirements in Section 13.3 and the following additional requirements. Projects involving the construction of new floor area shall provide a minimum of 10 percent of the site in landscaping and a minimum of one tree for each 400 square feet of landscape area.

• 5A.1.11 BUILDING HEIGHT[16] - Maximum building height are as follows.

  • (a) For hotels, 65 feet.

  • (b) For all other uses: 50 feet; 60 feet with community benefits as prescribed in Section 5A.2.

  • (c) Non-habitable building features such as chimneys (up to six feet in width), cupolas, flagpoles, monuments, steeples, roof screens, equipment, and similar structures, covering no more than 20% of the top floor roof area to which they are accessory, may exceed maximum permitted height standards by eight feet.

• 5A.1.12 SITE DEVELOPMENT STANDARDS[17] - All development shall conform to the following:

  • (a) Minimum lot size shall be 7,200 square feet.

  • (b) Minimum lot width shall be 60 feet.

  • (c) Minimum setback requirements:

    • (1) Along rear and/or interior side property lines abutting an R-1 District: 10 feet.

    • (2) Everywhere else: None.

  • (d) Minimum upper-story step-back from the stories below: Five feet for the third story and above along rear and interior side property lines abutting an R-1 District.

12 Amended by Ord. 2025-1192, §44, 12/9/2025 13 Amended by Ord. 2024-1175, §3, 1/23/2024 14 Amended by Ord. 2024-1175, §4, 1/23/2024

15 Repealed and reserved by Ord. 2025-1192, §45, 12/9/2025

16 Amended by Ord. 2025-1192, §46, 12/9/2025; Amended by Ord. 2020-1148, §3, 6/23/2020

17 Amended by Ord. 2025-1192, §47, 12/9/2025; Amended by Ord. 2020-1148, §4, 6/23/2020

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• (e) Minimum ground floor height: 16 feet for non-residential space; 10 feet for residential space.

• 5A.1.13 BUILDING DESIGN STANDARDS[18] - All development must conform with the objective design standards in Section 13.6 as applicable and the following:

  • (a) Ground Floor Transparency. At least 50% of the exterior walls on the ground floor facing and within 20 feet of a front or street side lot line must include windows, doors, or other openings located between 2.5 and seven feet above the level of the sidewalk.

    • (1) Design of Required Openings. Openings fulfilling this requirement must have transparent or moderately-tinted glazing and provide views into work areas, display areas, sales areas, lobbies, or similar active spaces, or into window displays that are at least three feet deep and five feet wide. Shading or use of drapes or other internal window covering for energy efficiency may be approved.

    • (2) Exceptions for Parking Garages. Parking garages are not required to meet the building transparency requirement of this subsection.

    • (3) Exceptions for residential uses. Ground floor residential uses are not required to meet the building transparency requirement of this subsection.

    • (4) Alternatives through Design Review. Alternatives to the building transparency requirement may be permitted through Design Review if:

      • (A) The proposed use has unique operational characteristics with which providing the required windows and openings is incompatible, such as in the case of a cinema or theater; and,

      • (B) Street-facing building walls will exhibit architectural relief and detail, and will be enhanced with landscaping in such a way as to create visual interest at the pedestrian level.

  • (b) Building Entrances. The primary pedestrian access to all ground-level commercial uses shall be from a public sidewalk. In mixed-use developments, entrances to residential units shall be physically separated from the entrance to the commercial use and clearly marked with a physical feature such as a recess or projection incorporated into the building or appropriately-scaled element applied to the façade.

  • (c) Outdoor Living Area for Residential Units. A minimum of 36 square feet per unit of outdoor living area must be provided for residential units. This requirement may be met by common or private open space or a combination of the two. Common areas may consist of landscaped areas, patios, swimming pools, barbeque areas, and similar improvements designed to serve residents. Landscaped rooftop gardens may fulfill up to 50% of this requirement. Private areas may consist of balconies, decks, fenced yards, and similar areas directly accessible from a unit.

• 5A.2 COMMUNITY BENEFIT BONUSES

5A.2.1 PURPOSE AND APPLICABILITY. To provide an incentive for development, in partnership

18 Amended by Ord. 2025-1192, §48, 12/9/2025; Amended by Ord. 2020-1148, §5, 6/23/2020

City of Belmont Zoning Ordinance 5A-5

with the City, to provide community benefits that would not otherwise be created, the City Council may grant increased FAR, density or height in return for provision of specific community benefits, as listed below or subsequently identified by the City Council, if doing so is in the City’s interest and will help implement the General Plan, and these benefits cannot be realized without granting increased FAR, height, and/or density.

5A.2.2 BONUSES AVAILABLE

• (a) For Lot Consolidation. In order to promote the consolidation of small lots into larger sites, which are better able to accommodate mixed use development and thus confer community benefits, the City Council may approve an increase in the maximum allowable base FAR up to 10 percent if such an increase is needed to ensure development feasibility based on an independent, third-party appraisal. This additional FAR may be combined with additional FAR earned for other community benefits listed in paragraph (b) below.

• (b) For Other Community Benefits. Increased FAR, height, and density up to the maximums with community benefits listed in Section 5A.1.6, 5A.1.7 and 5A.1.11 may be approved by the City Council for the following community benefits:

  • (1) On-site affordable housing in an amount exceeding the City’s requirements for inclusionary housing established in the Zoning Ordinance.

  • (2) Public access easements, wider sidewalks, and additional public right-of-way provided where identified in the General Plan.

  • (3) Public right-of-way improvements, which are in addition to those required to serve new development.

  • (4) Art in public places, including art in privately-owned publicly accessible plazas and courtyards.

  • (5) Privately owned publicly accessible open space exceeding the minimum requirements of this Ordinance, and consistent with the general types and locations of desired public parks and plazas identified in the General Plan.

  • (6) Below-market rental rates guaranteed for a minimum of ten years for a day care center, cultural facility or incubator space for qualifying small businesses.

  • (7) Retention or construction of retail or office commercial development within the CMU Corridor Mixed Use District.

  • (8) Contributions to a Council-administered Community Fund or Community Recreation Fund, if one is created.

  • (9) Community recreational facilities, such as an ice rink.

  • (10) Any other community benefit, as determined by the City Council after a dulynoticed public hearing, to be significant, substantial and essential for Specific Plan implementation and which would not otherwise be provided if increased FAR, height or density is not approved.

City of Belmont Zoning Ordinance

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• 5A.2.3 PROCEDURES FOR AWARDING BONUSES; FINDINGS REQUIRED - After conducting a duly-noted public hearing, the City Council may grant increased FAR, density or height, as requested by the applicant or as modified by the Council, in return for provision of specific community benefits if the City Council determines that (1) making such an award is in the City’s interest and will help implement the General Plan, (2) these benefits cannot be realized without granting increased FAR, height, and/or density, and (3) that the increase granted is the minimum necessary to realize these benefits and no adverse impacts or land use incompatibilities will be created that are judged unacceptable. The decision to grant increased FAR, density or height is discretionary, and the Council is not obligated to grant any increase if any of these required findings cannot be made.

5A.2.4 MODIFICATIONS AND CHANGED PLANS

• (a) Minor Modifications . The Community Development Director may approve minor modifications, not to exceed 10 percent of any dimensional requirement or standard, to an approved project that are consistent with the original findings and conditions approved by the review authority and would result in the same or substantially similar community benefits.

• (b) Changed Plans . A proposed change in an approved project subject to the requirements of this section that would result in a change of more than 10 percent increase in any dimensional requirement or standard trips must be accompanied by a statement of what modifications or additions to the approved community benefits will be made to ensure the City derives the same or substantially similar benefits. The Planning Commission may conditionally approve such a change, subject to annual monitoring, after holding a duly-noticed public hearing and confirming that the community benefit program’s objectives are being met.

• 5A.2.5 IMPLEMENTATION AND MONITORING - A report documenting the community benefits realized under this program or an affidavit confirming that the requirements of this section have been met must be submitted to the Community Development Director within one year of project approval. If the approved community benefits consist of solely physical development or measures that would be performed once, this report must be submitted once. For measures that are ongoing commitments, this report must be submitted annually. If the annual report shows compliance for three consecutive years, no further annual reports are required. A five-year review may be required by the Director to evaluate the overall effectiveness of all community benefits derived from this program and may suggest new or modified benefits for the Council’s consideration.

City of Belmont Zoning Ordinance 5A-7

SECTION 5B – HARBOR INDUSTRIAL AREA[1]

Editor’s Note: Current through Ordinance 2023-1171

• 5B.1 HARBOR INDUSTRIAL AREA 1 OR HIA-1 DISTRICT – The following regulations apply in the Harbor Industrial Area 1 or HIA-1 District.

• 5B.1.1 PURPOSE – The HIA-1 District is intended as a pre-zoning designation that applies to the unincorporated area within Belmont’s Sphere of Influence where high density residential uses as well as light industrial, retail, hotel uses and research and development laboratories will be allowed, consistent with the General Plan, upon annexation to the City. This prezoning is adopted under the authority granted to the City by the Government Code and becomes effective at the time of annexation.

• 5B.1.2 PERMITTED USES – Subject to Section 9.5.6, the following are permitted uses.

  • (a) Light manufacturing, processing, packaging, treatment or fabrication of goods and merchandise, provided, however, that no use shall be unduly hazardous or injurious to uses in the vicinity by reason of odor, dust, smoke, noise, vibration, electrical or other disturbances and no outdoor facilities and outdoor storage are permitted.

  • (b) Maintenance and repair services.

  • (c) Multi-family dwellings.

  • (d) Nursery and garden center.

  • (e) Parks and recreational facilities.

  • (f) Personal services located within a mixed use building with multi-family dwellings.

  • (g) Research and development facilities.[2]

  • (h) Restaurants.

  • (i) Retail stores engaged in the selling of retail products and services, including but not limited to art, appliance, auto accessories, building materials and supplies, hardware and variety stores, bakeries, dry cleaning for the retail trade only, hair cutting shops, food and drug stores, and tailor shops, but excluding large floor plate retail with over 25,000 square feet of sales area.

  • (j) Utilities, that are minor in nature and an accessory use intended to serve an existing or planned land use and meet all of the standards of the City Code.

• 5B.1.3 CONDITIONAL USES - Subject to Section 9.5.6, the following uses are allowed with a conditional use permit.

  • (a) Animal hospitals.

1 Added by Ord. 2017-1124, §31, 11/28/2017

2 Amended by Ord. 2023-1171, §3, 5/9/2023

City of Belmont Zoning Ordinance

5B-1

• (b) Commercial amusement, entertainment, and health club enterprises, which may include a publicly- or privately-owned ice rink.

• (c) Communication facilities, including antennas and transmission towers equipment within buildings.

• (d) Community assembly.

• (e) Day care centers.

• (f) Health clinics.

• (g) Recycling collection facilities.

• (h) Utilities and other major facilities that are determined by the Director not to be minor and accessory to a permitted or conditional use.

• 5B.1.4 ACCESSORY USES – Accessory uses, including ancillary and incidental uses, necessary to the operation of a use but of less intense nature, are permitted if the primary use is permitted. Where the primary use requires a conditional use permit, ancillary uses shall also require a conditional use permit.

• 5B.1.5 AUTOMOBILE PARKING AND LOADING FACILITIES - Parking and loading facilities shall be provided in accordance with the provisions of Sections 8 and 8A.

• 5B.1.6 FLOOR AREA RATIO - The maximum floor area ratio in the HIA-1 District shall be 5.0.

• 5B.1.7 TRANSITIONAL YARDS - Transitional yards shall be provided according to the regulations in Section 9.7.5.

• 5B.1.8 DESIGN REVIEW - All new construction and exterior modifications are subject to design review under in Section 13.

• 5B.1.9 LANDSCAPING - All new structures established in this District are subject to landscaping requirements in Section 13.3 and the following additional requirements. Residential and mixed use projects with residential units shall provide a minimum of 10 percent of the site in landscaping plus a minimum of one tree for each 400 square feet of landscape area.

5B.1.10 BUILDING HEIGHT - No building shall exceed 65 feet in height.

• 5B.1.11 SITE DEVELOPMENT STANDARDS - All development shall conform to the following:

  • (a) Minimum lot size shall be 7,200 square feet.

  • (b) Minimum lot width shall be 60 feet.

  • (c) Minimum setback requirements: None except where an interior lot line abuts a residential zoning district in which case the interior setbacks required of the abutting lot must be provided (e.g. six feet plus two feet for each additional story above two stories for interior side lot lines).

  • (d) On development sites with residential uses, on-site pedestrian circulation and access

City of Belmont Zoning Ordinance

5B-2

must be provided according to the following standards.

  - (1) _Internal Connections_ . A system of pedestrian walkways shall connect all buildings on a site to each other, to on-site automobile and bicycle parking areas, and to any on-site open space areas or pedestrian amenities. 

  - (2) _To Circulation Network_ . Regular connections between on-site walkways and the public sidewalk shall be provided. An on-site walkway shall connect the primary building entry or entries to a public sidewalk on each street frontage. Such walkway shall be the shortest practical distance between the main entry and sidewalk, generally no more than 125 percent of the straight line distance. 

  - (3) _To Neighbors_ . Direct and convenient access shall be provided from commercial and mixed-use projects to adjoining residential and commercial areas to the maximum extent feasible while still providing for safety and security. 

  - (4) Interior Pedestrian Walkway Design. 

     - (A) Walkways shall have a minimum unobstructed width of six feet and shall be hard-surfaced. 

     - (B) Where a required walkway crosses driveways, parking areas, or loading areas, it must be clearly identifiable through the use of a raised crosswalk, a different paving material, or similar method. 

     - (C) Where a required walkway is parallel and adjacent to an auto travel lane, it must be raised or separated from the auto travel lane by a raised curb at least four inches high, bollards, or other physical barrier. 

• 5B.1.12 RESIDENTIAL BUILDING DESIGN STANDARDS - All development with residential uses shall conform to the following:

• (a) Building Entrances . The primary pedestrian access to all ground-level residential uses shall be from a public sidewalk. In mixed-use developments, entrances to residential units shall be physically separated from the entrance to the commercial use and clearly marked with a physical feature such as a recess or projection incorporated into the building or appropriately-scaled element applied to the façade.

  • (b) Outdoor Living Area For Residential Units . A minimum of 36 square feet per unit of outdoor living area must be provided for residential units. This requirement may be met by common or private open space or a combination of the two. Common areas may consist of landscaped areas, patios, swimming pools, barbeque areas, and similar improvements designed to serve residents. Landscaped rooftop gardens may fulfill up to 50 percent of this requirement. Private areas may consist of balconies, decks, fenced yards, and similar areas directly accessible from a unit.

• 5B.2 HARBOR INDUSTRIAL AREA 2 OR HIA-2 DISTRICT – The following regulations apply in the Harbor Industrial Area 2 or HIA-2 District.

• 5B.2.1 PURPOSE – The HIA-2 District is intended as a pre-zoning designation that applies to the unincorporated area within Belmont’s Sphere of Influence where light industrial, retail,

City of Belmont Zoning Ordinance 5B-3

hotel uses and research and development laboratories will be allowed, including large floorplate retail uses, consistent with the General Plan, upon annexation to the City. This pre-zoning is adopted under the authority granted to the City by the Government Code and becomes effective at the time of annexation.

• 5B.2.2 PERMITTED USES – The following uses are permitted.

  • (a) Business services.

  • (b) Light manufacturing, processing, packaging, treatment or fabrication of goods and merchandise, provided, however, that no use shall be unduly hazardous or injurious to uses in the vicinity by reason of odor, dust, smoke, noise, vibration, electrical or other disturbances and no outdoor facilities and outdoor storage are permitted.

  • (c) Maintenance and repair services.

  • (d) Nursery and garden center.

  • (e) Research and development facilities.[3]

  • (f) Restaurants.

  • (g) Retail stores engaged in the selling of retail products and services, including but not limited to art, appliance, auto accessories, building materials and supplies, hardware and variety stores, bakeries, dry cleaning for the retail trade only, hair cutting shops, food and drug stores, and large format retail establishments that sell merchandise and bulk goods for individual consumption.

  • (h) Storage warehouses and facilities for personal storage, including mini-warehouses and mini-storage but excluding outdoor storage.

  • (i) Utilities, that are minor in nature and an accessory use intended to serve an existing or planned land use and meet all of the standards of the City Code.

• 5B.2.3 CONDITIONAL USES - The following uses are allowed with a conditional use permit.

  • (a) Animal hospitals.

• (b) Communication facilities, including antennas and transmission towers equipment within buildings.

  • (c) Recycling collection and processing facilities.

  • (d) Freight/truck terminals and warehouses.

  • (e) Utilities and other major facilities that are determined by the Director not to be minor and accessory to a permitted or conditional use.

• 5B.2.4 ACCESSORY USES – Accessory uses, including ancillary and incidental uses, necessary to the operation of a use but of less intense nature, are permitted if the primary use is

3 Amended by Ord. 2023-1171, §4, 5/9/2023

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permitted. Where the primary use requires a conditional use permit, ancillary uses shall also require a conditional use permit.

• 5B.2.5 AUTOMOBILE PARKING AND LOADING FACILITIES - Parking and loading facilities shall be provided in accordance with the provisions of Sections 8 and 8A.

• 5B.2.6 FLOOR AREA RATIO - The maximum floor area ratio in the HIA-2 District shall be 5.0.

• 5B.2.7 TRANSITIONAL YARDS - Transitional yards shall be provided according to the regulations in Section 9.7.5.

• 5B.2.8 DESIGN REVIEW - All new construction and exterior modifications are subject to design review under Section 13.

• 5B.2.9 LANDSCAPING - All new structures established in this District shall be subject to landscaping requirements in Section 13.3.

• 5B.2.10 BUILDING HEIGHT - No building shall exceed 65 feet in height.

  • (a) Ground Floor Elevation . The finished floor elevation of commercial development shall not be greater than one foot above the adjacent sidewalk level. Residential development may have a finished floor elevation up to five feet above sidewalk level to provide more interior privacy for residents.

  • (b) Allowed Exceptions . Non-habitable building features such as chimneys (up to 6 feet in width), cupolas, flagpoles, monuments, steeples, roof screens, solar energy facilities, mechanical equipment, and similar structures, covering no more than 20 percent of the top floor roof area to which they are accessory, may exceed maximum permitted height standards by eight feet.

  • (c) Sloping Sites . On lots with a grade change of 10 percent or more between two side lot lines or between a front and rear lot line, building height shall be measured for a “reference grade plane”, representing the average of finished ground level adjoining the building at exterior walls. When the finished ground level slopes away from the exterior walls, the reference ground plane shall be established by the lowest point within the area between the building and the adjacent lot line or, if the lot line is more than five feet from the building, between the building and a point five feet from the building.

e average of finished ground level adjoining the building at exterior walls. When the finished ground level slopes away from the exterior walls, the reference ground plane shall be established by the lowest point within the area between the building and the adjacent lot line or, if the lot line is more than five feet from the building, between the building and a point five feet from the building.

• (d) Abutting Residential Districts . The maximum height of a building wall within 50 feet of an abutting residential zoning district, meaning the project site shares a common boundary with the adjacent parcel and is contiguous to it, must not exceed 35 feet. Lots that are across the street or only have a common corner are not abutting. In addition, to protect privacy and minimize sunlight blockage, no structure or building feature shall intercept a 45-degree daylight plane inclined inward starting from a height of 12 feet above existing grade at the abutting residential district lot line.

• 5B.2.11 SITE DEVELOPMENT STANDARDS - All development shall conform to the following:

  • (a) Minimum lot size shall be 7,200 square feet.

City of Belmont Zoning Ordinance 5B-5

• (b) Minimum lot width shall be 60 feet.

• (c) Minimum setback requirements: None except where an interior lot line abuts a residential zoning district in which case the interior setbacks required of the abutting lot must be provided (e.g. six feet plus two feet for each additional story above two stories for interior side lot lines).

City of Belmont Zoning Ordinance

5B-6

SECTION 5C - PUBLIC AND SEMI-PUBLIC DISTRICT[1]

Editor’s Note: Current through Ordinance 2017-1124

• 5C.1 PUBLIC AND SEMI-PUBLIC OR PS DISTRICT - The PS Public and Semi-Public or PS District applies to all public and community facilities, including city parks and recreation facilities, community centers, the library, public schools, and various publicly-owned facilities and public infrastructure.

• 5C.2 PERMITTED USES – Subject to Section 9.5.6, the following uses are permitted in the PS District.

  • (a) Community centers

  • (b) Cultural facilities

  • (c) Government buildings

  • (d) Parks and recreation facilities

  • (e) Public utility and public service structures

• 5C.3 CONDITIONAL USES – None

• 5C.4 ACCESSORY USES – Accessory uses, including ancillary and incidental uses, necessary to the operation of a use but of less intense nature, are permitted if the primary use is permitted.

• 5C.5 DESIGN REVIEW - All new construction and exterior modifications shall be subject to design review in Section 13, except for public schools, which are exempt from review.

• 5C.6 SITE AREA, DIMENSIONS AND COVERAGE LIMITS

  • (a) Minimum lot size: none.

  • (b) Floor area ratio: none.

  • (c) Maximum height: 45 feet unless the Planning Commission approves greater height upon finding that adjacent uses and neighborhoods would not be adversely affected.

  • (d) Minimum setbacks: none, except when abutting a residential district the setback must be the same as the abutting district.

• 5C.7 ADDITIONAL DEVELOPMENT STANDARDS

• (a) Landscaping: All development in this District is subject to landscaping requirements in Section 13.3. In addition, a minimum of 20 percent of the site must be planting area.

  • (b) Off-street parking and loading: All facilities shall conform to the standards in Section 8, as applicable.

1 Added by Ord. 2017-1124, §32, 11/28/2017

City of Belmont Zoning Ordinance

5C-1

• (c) Truck docks, loading areas, and service area must be located on the interior sides of buildings or in the rear of the site and screened to the extent feasible so as not to be visible from public streets or residential neighborhoods.

City of Belmont Zoning Ordinance 5C-2

SECTION 6 - MANUFACTURING DISTRICTS

Editor’s note: current through Ordinance 2018-1131

• 6.1 MANUFACTURING DISTRICTS ESTABLISHED - Certain classes of districts, designated respectively by the symbols M or M-1 referred to herein as Manufacturing or M Districts, are established for the purposes hereinafter set forth.

• 6.2 LIMITED MANUFACTURING - M-1 DISTRICTS - The M-1 Districts are established to provide for and encourage the grouping together of light industrial uses capable of being operated under such standards, as to location and appearance of buildings and the treatment of the land about them, that they will be unobtrusive and not detrimental to surrounding commercial or residential uses.

• 6.2.1 GENERAL CONDITIONS OF USE - The regulations set forth in this Section shall apply to all land in any M-1 District, and shall be subject to all the general provisions of this Ordinance.

No use shall be permitted, the nature or manner of operation of which shall be determined by the Zoning Administrator, to be unduly hazardous or injurious to other properties in the vicinity or to the general public welfare by reason of the emission of odor, dust, smoke, noise, vibration, electrical or other disturbance.