Belmont planners review draft safety element update with new sea-level-rise and wildfire policies

Belmont's Planning Commission on April 21 reviewed a draft update to the city's safety element that adds new sections on climate-related risks and directs staff to a set of implementation actions.

Adrienne Smith, the city's principal planner and project manager on the update, introduced the study session and turned the main presentation over to consultant Eli Crispi of PlaceWorks, who said the safety element is "a required part of the city's general plan. It is required by state law." Crispi said the update responds to recent state requirements to incorporate climate change and to align the safety element with the region's 2021 multi-jurisdictional local hazard mitigation plan.

The draft introduces new sections on climate change impacts, sea level rise and associated emergent groundwater, severe weather and human health hazards; it also separates seismic and geologic hazards into two sections and updates maps and data sets throughout the document. Crispi said the update adds more implementation actions that provide specific directions for city staff to carry out adopted policies.

Commissioners focused questions on how the draft would affect existing development in mapped hazard zones. Commissioner Takahashi asked how requirements that reference "existing and planned development located within the fire hazard severity zones" would apply to standing buildings. Crispi replied that the standards would generally be triggered during redevelopment, reconstruction, expansions, or when permits (for example ADUs) are sought, and are not intended to require homeowners to perform wholesale retrofits absent such projects. Deputy Community Development Director Laura Russell said the city's fire agency takes the lead on outreach and that the commission could forward specific recommendations to coordinate education with fire staff.

Commissioners also raised infrastructure questions after consultants noted the element flags that about 80% of the city's storm drain pipes are clay. Crispi said clay pipes can be vulnerable to tree roots and increased seismic risk and recommended that public works staff provide more detailed data as available.

Public engagement played heavily in the draft's development, Crispi said. The consultant summarized outreach that included multiple workshops (2024''25), stakeholder meetings, online tools and a nearly 300-page community engagement report. Major themes included gaps in emergency communications (especially for residents who do not speak English), concerns about roadway and drainage infrastructure, power-system reliability and requests for equitable distribution of resources.

Staff outlined next steps: the public review period remains open through mid-May, the draft will undergo parallel review by state agencies (the Governor's Office of Emergency Services and the California Geological Survey) and staff plans to return to planning commission and City Council for adoption hearings once comments are incorporated.

The commission had no in-person public speakers on the item and no written comments that affected the evening's discussion, staff said. The study session closed with commissioners offering recommended edits and directions for staff to fold their feedback into the record before the city forwards the item to council.