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Belmont planners approve San Juan Boulevard house addition; commissioners raise but decline to require arborist report
Summary
The commission approved a Tier 3 design review for a two‑story addition and garage at 2934 San Juan Boulevard with standard conditions; commissioners reviewed aerials and concluded neighboring trees do not encroach on the project footprint and the proposal meets objective design criteria.
The Belmont City Planning Commission approved a single‑family design review for 2934 San Juan Boulevard on May 5, finding the project meets the city’s objective residential design criteria and approving standard public‑works conditions.
Planner Ruiz described the proposal as a Tier 3 review for a ground‑floor addition of about 340 square feet, a new 431‑square‑foot garage and an upper floor of roughly 1,226 square feet for a total proposed addition of about 1,977 square feet. The planner said the home would use smooth gray stucco, black vinyl windows and standing‑seam roof material and that staff recommended approval with conditions, including standard street, curb and sidewalk improvements where applicable.
Designer Henry, speaking from Zoom, said the family plans for four bedrooms upstairs and one on the ground floor and that the design matches similar approvals nearby.
Two neighbors spoke during public comment. Glenn, who said he has lived nearby for decades, urged a thorough arborist review because of large canopy trees visible in aerial photos. Jennifer Hill asked about a setback from a nearby wooden bridge and was shown the plan‑measured distance by staff.
Commissioners examined aerial and site‑plan images during deliberation. Planner Ruiz noted the trees visible in the aerial belong to adjacent properties and that the proposed additions were located within the existing building outline; he said the applicant did not provide a separate arborist report because the trees’ drip lines did not clearly intersect the project footprint. Commissioners discussed whether to require an arborist peer review but several said they did not see the same level of tree risk that was present in the earlier item and were comfortable making the findings.
A motion to approve the resolution for the single‑family design review was made, seconded and passed with recorded ayes. Chair Powell said the decision is appealable within 10 calendar days.
Details: staff reported the lot is about 5,800 square feet with an allowable maximum gross floor area of about 3,091 square feet; the proposed gross total would be about 2,895 square feet under the allowed maximum, and the project uses stepbacks and window placement aimed at preserving neighbor privacy.
