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Belmont reports progress on housing production; staff outlines RHNA accounting and next steps
Summary
City staff reported 2025 housing production—including 29 ADU permits, a 37-unit affordable project under construction and entitlements for 63 all-affordable units—and said including entitled units brings Belmont to roughly 36% of its RHNA target to date; council asked for clearer plan-vs-actual graphics and staff will submit the APR to the state.
City staff on Tuesday presented Belmont’s 2025 Housing Element Annual Progress Report (APR) and the Housing Successor annual report, summarizing permit activity, recent project approvals and updates to zoning and program guidance intended to advance the city’s Regional Housing Needs Allocation (RHNA) goals.
Toby Lieberman, housing and economic development manager, told the council the city issued building permits for 29 new accessory dwelling units during 2025, approved a 37‑unit affordable development at Hill Street that is under construction, and approved entitlements for a 63‑unit all‑affordable project at 951 Old County Road. Staff also described approval of a 140‑unit proposal at 580 Masonic that would include 25 affordable units.
Lieberman said Belmont issued 268 building permits in this RHNA cycle—about 15% of the total permits the city will need—and that, when entitled units and already permitted units are included, the city is on track to meet roughly 36% of the RHNA requirement so far.
The staff presentation listed programmatic progress: a $1,000,000 city affordable housing award for the Ridge at Ralston, adoption of below‑market‑rate housing guidelines, ongoing outreach to ADU owners and participation in county ADU programs, and zoning amendments to remove constraints on shelters, permanent supportive housing and to reduce parking requirements in multi‑family districts.
Councilmembers asked for clearer visuals to track plan versus actual progress over the eight‑year cycle and whether permits or completed units count toward RHNA. Staff confirmed permits are the counted metric for APR reporting and agreed to supply line charts showing permit and entitlement trajectories for future updates.
When asked what happens if Belmont fails to meet RHNA numbers, staff said many outcomes depend on state actions and funding availability (tax credits and other incentives) but noted the state has consequences for jurisdictions that do not follow through on identified housing sites. Staff also reminded the council that the APR this year includes new income‑category reporting that will improve future tracking.
Council action: A motion to submit the APR and successor report as presented was made, seconded and passed on a roll‑call vote.
Next steps: Staff will provide follow‑up materials requested by council, including plan‑vs‑actual graphics and further detail on permit accounting and program timelines.
