The Belmont Planning Commission on Oct. 7 approved a single‑family design review and tree removal permit for Lot 10 Malcolm Avenue (APN 044‑171‑240), permitting construction of a new split‑level house and limited tree removal after commissioners concluded the project meets development standards.

Chair Kulich moved the resolution to approve the project; the motion passed 6‑0 with Commissioners Adam Kavich, Kramer, Majeski, Twigg and Jadalla voting aye. The project is appealable within 10 calendar days.

Staff presented the proposal as a vacant‑lot infill home with an upper/main floor of about 1,620 sq ft, a lower floor of 450 sq ft and a 432 sq ft garage for a total gross floor area of 2,502 sq ft. A ministerially reviewed ADU of roughly 360 sq ft is noted in the plans but is not part of the discretionary floor‑area calculation. The lot survey lists 5,510 sq ft and a slope around 23.21%.

Planner Ruiz said the plans show setbacks that meet R1B zoning: 15‑foot front, 6.5‑foot and 12‑foot side setbacks and a rear setback of about 16.3 feet as drawn. Staff noted the trees identified in the plans included a camphor tree in the right‑of‑way and a coast live oak; the arborist table in the plan set marks which trees are proposed for removal. During public comment and applicant remarks, the design team clarified they do not propose to remove the camphor tree and instead expect to remove only a small live oak at the rear of the lot.

Applicant representatives said the Lot 10 house was designed to be slightly lower in profile where it faces an upslope neighbor at 329 Malcolm Avenue to reduce view impacts. A neighbor who owns 329 Malcolm Avenue (identified during comment as Anthony) asked whether the proposed roofline would exceed the top of his deck railing; the architect responded the design was intentionally kept just below that railing to avoid looming over the neighbor’s deck.

Commissioners asked questions about the arborist report and mitigation. Planner Ruiz reiterated that the plan set includes an updated arborist table and that one of the conditions of approval is verification by an on‑site arborist; mitigation requires replacement plantings of recommended species or an in‑lieu fee.

The commission’s approval (application 2025‑0014) carries standard conditions: on‑site arborist verification before removal, compliance with geotechnical and public works requirements, and verification of setbacks and survey measurements during plan check. The item passed unanimously (6‑0) and is appealable within 10 calendar days.