The Belmont Planning Commission on Oct. 7 approved a single‑family design review and a tree removal permit for Lot 9 Malcolm Avenue (APN 044‑171‑230), clearing the way for a new split‑level house and the removal of three protected trees.

The vote was 6‑0. Chair Kulich offered the motion to approve, a motion that was seconded and carried with Commissioners Adam Kavich, Kramer, Majeski, Twigg and Jadalla voting aye. The project is appealable within 10 calendar days.

Staff said the proposed dwelling would have a main/upper floor of 1,544 sq ft, a lower floor of 415 sq ft and a 446 sq ft garage for a total of 2,405 sq ft. An accessory dwelling unit (ADU) of roughly 346 sq ft is noted in the project materials but, per state regulations, is being reviewed ministerially and was not part of the commission’s discretionary review. The lot is shown on the survey as 5,392 sq ft with a slope of about 23.88% and a calculated floor‑area ratio of 0.446.

Planner Ruiz described the tree removals staff recommended permitting after weighing removal and retention criteria. The three trees identified for removal in project plans and the arborist table are a black acacia (located in the public right‑of‑way and affecting the proposed curb cut/driveway), a pittosporum (recorded at about 6 inches diameter in the arborist table) and a coast live oak (noted as a protected species). Ruiz said the project team’s arborist revisited the site and the most recent arborist notation (in the plan set) marks the trees proposed for removal.

Applicant architect Pearl Renicker told commissioners the owners intend modest homes “that fit into the neighborhood” and said the black acacia has a poor form and has been topped for utility work in the past. Renicker also said the larger trees near the proposed retaining wall influence the design and the project team has engaged geotechnical and structural engineers.

Commissioners asked about the age of the arborist report and whether tree diameters had changed since the original 2020 assessment. Planner Ruiz said the arborist has re‑visited the site; a condition of approval requires an on‑site arborist to confirm tree measurements and compliance with permit conditions before removal, or the applicant must return for further review if conditions change. Commissioners also asked about mitigation; staff said the plans show three replacement trees on‑site of species recommended by the city arborist or, alternatively, payment of the city’s in‑lieu fee if required.

Other technical points discussed during review: the proposed home would meet R1B zoning setbacks (15‑foot front, 6‑foot side, 15‑foot rear minimums); the rear setback calculation will be verified against the survey during final plan check; and the project’s crawl space is intended to remain below the city’s gross floor area threshold and will be checked during building permit review.

The commission’s approval includes standard conditions: verification of the arborist findings on‑site, mitigation plantings or fees, and compliance with geotechnical and public works requirements for grading, drainage and any curb cut permitting. The staff presentation listed project application number 2025‑0013. The decision was recorded as a unanimous (6‑0) approval.

The item is appealable to the City of Belmont within 10 calendar days.