Zoning › California › San Mateo County › Belmont

Belmont, CA Zoning

Euclidean-zoning. 31 districts · 4 overlays · 6 applicable state preemptions.

Overview

Code type
euclidean
Naming convention
lot-size-encoded

Belmont uses Euclidean zoning with lot-size-encoded single-family district names (R1A=9600sf/du, R1B=6000sf/du, R1C=5000sf/du, R1E=1 acre/du, R1H=1/2 acre/du). The R2/R3/R4 multifamily districts also encode minimum lot area per dwelling unit in the zone descriptions. Village station area districts (VC, VCS, VCMU, VHDR) indicate a specific plan or Village Plan overlay adopted for the downtown/Caltrain station area.

Worth knowing
  • Belmont encodes minimum lot area per dwelling unit directly in district code names (R1A=9600sf, R1B=6000sf, R1C=5000sf, R1E=1ac, R1H=0.5ac, R2=3000sf, R3=1950sf, R4=1450sf) — a lot-size-encoded naming convention.
  • The Village Station Area districts (VC, VCS, VCMU, VHDR) represent a transit-oriented development overlay centered on the Belmont Caltrain station; these zones have substantially different standards from the base Euclidean districts and likely derive from a Village Plan specific plan.
  • The S-1/R1B combining overlay applies additional setback requirements on specific R1B parcels as mapped; the underlying R1B base standards still apply except where superseded.

+ 3 more in Quirks & notes

Districts

res_sf 8com 7spec 7res_mf 4ind 3off 2
CodeNameCategory Min lotHeight CoverageFAR Du/acParking Setbacks F/S/R
R1ASingle Family Residential — 9,600 sq. ft./D.U.res_sf9,600 sf[4]—[5]—[6]—[7]—[8]——[1] / —[2] / —[3]
R1BSingle Family Residential — 6,000 sq. ft./D.U.res_sf6,000 sf[12]—[13]—[14]—[15]———[9] / —[10] / —[11]
R1CSingle Family Residential — 5,000 sq. ft./D.U.res_sf5,000 sf[19]—[20]—[21]—[22]———[16] / —[17] / —[18]
R1ESingle Family Residential — 1 acre/D.U.res_sf43,560 sf[26]—[27]—[28]—[29]———[23] / —[24] / —[25]
R1HSingle Family Residential — 1/2 acre/D.U.res_sf21,780 sf[33]—[34]—[35]—[36]———[30] / —[31] / —[32]
R2Duplex — 3,000 sq. ft./D.U.res_mf3,000 sf[40]—[41]—[42]—[43]———[37] / —[38] / —[39]
R3Multi-Family Residential — 1,950 sq. ft./D.U.res_mf1,950 sf[47]—[48]—[49]—[50]———[44] / —[45] / —[46]
R4Multi-Family Residential — 1,450 sq. ft./D.U.res_mf1,450 sf[54]—[55]—[56]—[57]———[51] / —[52] / —[53]
HRO1Hillside Residential and Open Space — Unsubdividedres_sf—[58]—[59]——[60]——— / — / —
HRO2Hillside Residential and Open Space — Subdividedres_sf—[61]—[62]——[63]——— / — / —
HRO3Hillside Residential and Open Space — Western Hillsres_sf—[64]—[65]——[66]——— / — / —
NCNeighborhood Commercialcom—[68]—[69]——[70]———[67] / — / —
SCService Commercialcom—[71]—[72]——[73]——— / — / —
RCRegional Commercialcom—[74]—[75]——[76]——— / — / —
CMUCorridor Mixed Usecom—[77]—[78]——[79]——— / — / —
E1Professional Officeoff—[80]—[81]——[82]——— / — / —
E2.1Executive Officeoff—[83]—[84]——[85]——— / — / —
E2.2Executive Office and Warehouseind—[86]—[87]——[88]——— / — / —
HIA-1Harbor Industrial Area-1ind—[89]—[90]——[91]——— / — / —
HIA-2Harbor Industrial Area-2ind—[92]—[93]——[94]——— / — / —
VCVillage Corecom—[95]—[96]——[97]——— / — / —
VCMUVillage Corridor Mixed Usecom—[98]—[99]——[100]——— / — / —
VCSVillage Station Corecom—[101]—[102]——[103]——— / — / —
VHDRVillage High Density Residentialres_mf—[104]—[105]——[106]—[107]—— / — / —
PDPlanned Unit Developmentspec—[108]—[109]————— / — / —
PFPublic Facilityspec—[110]—[111]————— / — / —
PPPark/Plazaspec—[112]—[113]————— / — / —
OSOpen Spacespec—[114]—[115]————— / — / —
PSPublic Spacespec—[116]—[117]————— / — / —
SESchool and Other Educational Usesspec—[118]—[119]————— / — / —
HWYHWY 101spec—[120]—[121]————— / — / —

Confidence: confirmed partial under review not found

Overlays

S-1/R1B
Special Setback Combining Overlay
SPEC
not_captured

Applied to select R1B parcels as shown on the Official Zoning Map; modifies setback requirements from standard R1B standards.

setback_modificationImposes special (increased or modified) setbacks on parcels within R1B zone where the S-1 combining designation appears on the zoning map.
FP
Floodplain Management Overlay
FP
not_captured

Areas within the FEMA-designated Special Flood Hazard Area (SFHA) for the City of Belmont, per FIRM panels for San Mateo County.

fema_adoptionCity of Belmont participates in the National Flood Insurance Program (NFIP); local flood damage prevention ordinance required for NFIP participation.
freeboardnot_captured
HRO
Hillside Residential and Open Space Overlay
ENV
not_captured

Applied to three hillside geographic areas as mapped: HRO1 (unsubdivided), HRO2 (subdivided), HRO3 (Western Hills). Overlays western hill terrain.

hra1_densityUnsubdivided hillside parcels — development standards more restrictive than standard residential.
hro2_densitySubdivided hillside parcels — development consistent with existing subdivision pattern.
hro3_areaWestern Hills subarea with most restrictive environmental protection standards.
VILLAGE
Belmont Village Station Area Plan
TOD
not_captured

Applied to downtown/Caltrain station area parcels designated VC, VCS, VCMU, or VHDR on the Official Zoning Map. The Belmont Caltrain station (Belmont/Host stop) anchors the Village area.

vcVillage Core — mixed-use commercial/residential at highest intensity near Caltrain station.
vcsVillage Station Core — transit-oriented core immediately adjacent to Caltrain stop.
vcmuVillage Corridor Mixed Use — transitional corridor from station core outward.
vhdrVillage High Density Residential — high-density residential adjacent to station.

State preemptions

ca-density-bonus-lawapplies
Qualifying condition
Statewide mandate (GC §65915). Applies to all California cities. Belmont (pop. 26,684, 2020 Census; San Mateo County) has residential and mixed-use zones (R2, R3, R4, CMU, VC, VCMU, VCS, VHDR) eligible for density bonus projects. No population threshold; applies unconditionally.
Source
California Government Code §65915
Effect
Up to 80% base density bonus (stackable with AB 1287 to reach 80% statutory cap); reduced parking ratios per §65915(p); 1 to 4 development incentives/concessions depending on affordability tier.
ca-sb9-home-actapplies
Qualifying condition
Belmont has single-family zones (R1A, R1B, R1C, R1E, R1H) subject to SB 9 ministerial lot splits and duplex conversions. Hillside zones (HRO1/HRO2/HRO3) may have carve-out applicability under fire hazard or grading constraints; per-parcel determination required. No exclusion applies citywide.
Source
California Government Code §65852.21, §66411.7
Effect
Enables up to 4 units by-right on qualifying SF parcels via lot split plus duplex on each resulting lot; caps required side and rear setbacks at 4 feet; overrides local parcel size minimums for qualifying lots.
ca-ab2097-parking-transitapplies
Qualifying condition
Belmont has the Belmont/Host Caltrain station (a qualifying major transit stop under CA PRC §21064.3 — commuter rail station). AB 2097 eliminates parking minimums within 0.5 miles (2,640 ft) of any major transit stop for residential, commercial, and mixed-use projects. The Caltrain station is located within the city; significant portions of the Village area (VC, VCS, VCMU, VHDR zones) and adjacent residential zones fall within the ½-mile radius.
Source
California PRC §21064.3 (major transit stop definition); Caltrain Belmont/Host stop is a qualifying commuter rail facility.
Effect
Within 0.5 miles of the Belmont Caltrain station, parking minimums cannot be imposed on any residential, commercial, or mixed-use development project. Cities may still require ADA and bicycle parking.
ca-sb423-streamlinedapplies
Qualifying condition
Belmont is subject to SB 35/423 streamlined ministerial approval at the 50% affordability threshold. Per HCD APR data (hcd-ca-lookup.json, accessed 2026-06-02): SB35 tier=50%; above_mod_pct_complete=66.2%; lower_pct_complete=0.0%; Housing Element review_status=In Compliance (6th cycle, reviewed_date=2024-10-16). The lower-income RHNA is unmet, triggering the 50% streamlining threshold. Threshold comparison: projects with ≥50% affordable units qualify for streamlined ministerial approval.
Source
CA HCD SB 35/423 Streamlining Determination List (2026); hcd-ca-lookup.json belmont-ca entry
Effect
Bypasses local discretionary review, hearing processes, and CEQA review for multifamily residential or mixed-use developments with at least 50% dedicated affordable housing units. Prevailing wage rules apply for projects ≥10 units.
ca-ab2011-affordable-housing-high-roadapplies
Qualifying condition
Belmont has qualifying commercial zones (NC, SC, RC, CMU, E1, E2.1) along identified commercial corridors. The Belmont Village area (VC, VCS, VCMU) corridors likely qualify as transit-oriented commercial corridors under AB 2011 given Caltrain station proximity. Ministerial path available for qualifying sites.
Source
California Government Code §65912.100 et seq.
Effect
Provides ministerial by-right development pathways for multifamily or mixed-use residential projects on qualifying commercially-zoned parcels along transit corridors, overriding base density and setbacks.
ca-adu-jaduapplies
Qualifying condition
Statewide mandate. Applies to all California residential and mixed-use zones. Belmont has residential zones (R1A/R1B/R1C/R1E/R1H/R2/R3/R4) and mixed-use Village zones (VCMU/VHDR). Overrides local restrictions to allow ADUs and JADUs by right on qualifying parcels.
Source
California Government Code §65852.2, §65852.22
Effect
Enables at least one ADU (up to 1,200 sf) and one JADU (up to 500 sf) on single-family lots; multiple ADUs on multifamily lots; bypasses local parking minimums and setback requirements (except 4-ft side/rear minimum). No parking required within 0.5 mi of Caltrain transit.
Non-applicable laws (2)
ca-builders-remedydoes_not_apply
Qualifying condition
Belmont's 6th cycle Housing Element was certified In Compliance by HCD on 2024-10-16 (reviewed_date from hcd-ca-lookup.json belmont-ca entry; compliance_status=In; planning_period=6S). Builder's Remedy requires non-certified Housing Element status. Since Belmont's HE is certified, Builder's Remedy is inactive.
Source
CA HCD Housing Element Compliance Report (2026); hcd-ca-lookup.json belmont-ca entry
Effect
Builder's Remedy remains inactive as long as HCD certification is maintained for the 6th cycle.
ca-sb10-local-upzoningdoes_not_apply
Qualifying condition
No evidence that Belmont has adopted a local SB 10 resolution. SB 10 is a permissive tool (not a mandate) — cities may optionally adopt resolutions to zone up to 10 units per parcel near transit or urban infill. Without a city resolution, SB 10 does not apply.
Source
California Government Code §65913.5
Effect
None unless Belmont City Council chooses to adopt an SB 10 resolution in the future.

Adopted building codes

Statewide mandatory minimum

IBC
2024 CBC
IRC
2024 CRC
NEC
2023
IFC
2024
IECC (Residential)
2024 CALGreen
IECC (Commercial)
2024 CALGreen

Click a code label to open its state-by-state adoption atlas.

Quirks & notes

  • Belmont encodes minimum lot area per dwelling unit directly in district code names (R1A=9600sf, R1B=6000sf, R1C=5000sf, R1E=1ac, R1H=0.5ac, R2=3000sf, R3=1950sf, R4=1450sf) — a lot-size-encoded naming convention.
  • The Village Station Area districts (VC, VCS, VCMU, VHDR) represent a transit-oriented development overlay centered on the Belmont Caltrain station; these zones have substantially different standards from the base Euclidean districts and likely derive from a Village Plan specific plan.
  • The S-1/R1B combining overlay applies additional setback requirements on specific R1B parcels as mapped; the underlying R1B base standards still apply except where superseded.
  • Belmont has Caltrain service (Belmont/Host stop) making AB 2097 parking elimination operative for properties within 0.5 miles of the station, encompassing the Village area and nearby commercial/residential zones.
  • Harbor Industrial Area zones (HIA-1, HIA-2) are mapped along the San Francisco Bay shoreline area, likely associated with former industrial uses near the bay.
  • Belmont City Code (Municode product CICO) is Cloudflare Turnstile enterprise-tier gated — scripted access fails with 403; dimensional standards (height, setback, FAR, lot coverage) are not captured and marked partial.

Formulas

Definitions

density
Minimum square feet of lot area per dwelling unit (as encoded in zone code names and GIS descriptions).
lot_size
Minimum total parcel area for the district.

Massing explorer

Interactive 3D comparison across every district. Drag to orbit, scroll to zoom, use the slider to walk districts, and toggle applicable overlays in the right-side panel.

—
—
Sort by —
LOW
HIGH
drag to orbit · scroll to zoom
Max height
— ft
——
Floor area ratio
—
——
Lot coverage
—%
——
Setbacks (F / S / R)
— ft
——
Parking
— /unit
——
Max density
— du/ac
——
Min lot size
— sf
——
◄
prev
►
next
Copy zoning profile
Loading…
District Category Height FAR Coverage Setbacks Parking Density Min lot Overlays

Sources & references

Primary source
https://library.municode.com/ca/belmont/codes/code_of_ordinances
retrieved 2026-06-02
Citations
  1. [1] §not_captured
  2. [2] §not_captured
  3. [3] §not_captured
  4. [4] §GIS:ZONE_DESC
  5. [5] §not_captured
  6. [6] §not_captured
  7. [7] §not_captured
  8. [8] §not_captured
  9. [9] §not_captured
  10. [10] §not_captured
  11. [11] §not_captured
  12. [12] §GIS:ZONE_DESC
  13. [13] §not_captured
  14. [14] §not_captured
  15. [15] §not_captured
  16. [16] §not_captured
  17. [17] §not_captured
  18. [18] §not_captured
  19. [19] §GIS:ZONE_DESC
  20. [20] §not_captured
  21. [21] §not_captured
  22. [22] §not_captured
  23. [23] §not_captured
  24. [24] §not_captured
  25. [25] §not_captured
  26. [26] §GIS:ZONE_DESC
  27. [27] §not_captured
  28. [28] §not_captured
  29. [29] §not_captured
  30. [30] §not_captured
  31. [31] §not_captured
  32. [32] §not_captured
  33. [33] §GIS:ZONE_DESC
  34. [34] §not_captured
  35. [35] §not_captured
  36. [36] §not_captured
  37. [37] §not_captured
  38. [38] §not_captured
  39. [39] §not_captured
  40. [40] §GIS:ZONE_DESC
  41. [41] §not_captured
  42. [42] §not_captured
  43. [43] §not_captured
  44. [44] §not_captured
  45. [45] §not_captured
  46. [46] §not_captured
  47. [47] §GIS:ZONE_DESC
  48. [48] §not_captured
  49. [49] §not_captured
  50. [50] §not_captured
  51. [51] §not_captured
  52. [52] §not_captured
  53. [53] §not_captured
  54. [54] §GIS:ZONE_DESC
  55. [55] §not_captured
  56. [56] §not_captured
  57. [57] §not_captured
  58. [58] §not_captured
  59. [59] §not_captured
  60. [60] §not_captured
  61. [61] §not_captured
  62. [62] §not_captured
  63. [63] §not_captured
  64. [64] §not_captured
  65. [65] §not_captured
  66. [66] §not_captured
  67. [67] §not_captured
  68. [68] §not_captured
  69. [69] §not_captured
  70. [70] §not_captured
  71. [71] §not_captured
  72. [72] §not_captured
  73. [73] §not_captured
  74. [74] §not_captured
  75. [75] §not_captured
  76. [76] §not_captured
  77. [77] §not_captured
  78. [78] §not_captured
  79. [79] §not_captured
  80. [80] §not_captured
  81. [81] §not_captured
  82. [82] §not_captured
  83. [83] §not_captured
  84. [84] §not_captured
  85. [85] §not_captured
  86. [86] §not_captured
  87. [87] §not_captured
  88. [88] §not_captured
  89. [89] §not_captured
  90. [90] §not_captured
  91. [91] §not_captured
  92. [92] §not_captured
  93. [93] §not_captured
  94. [94] §not_captured
  95. [95] §not_captured
  96. [96] §not_captured
  97. [97] §not_captured
  98. [98] §not_captured
  99. [99] §not_captured
  100. [100] §not_captured
  101. [101] §not_captured
  102. [102] §not_captured
  103. [103] §not_captured
  104. [104] §not_captured
  105. [105] §not_captured
  106. [106] §not_captured
  107. [107] §not_captured
  108. [108] §not_captured
  109. [109] §not_captured
  110. [110] §not_captured
  111. [111] §not_captured
  112. [112] §not_captured
  113. [113] §not_captured
  114. [114] §not_captured
  115. [115] §not_captured
  116. [116] §not_captured
  117. [117] §not_captured
  118. [118] §not_captured
  119. [119] §not_captured
  120. [120] §not_captured
  121. [121] §not_captured

Research status

Publication gates

primary url presentpassedhttps://library.municode.com/ca/belmont/codes/code_of_ordinances — Municode CICO confirmed via Wayback CDX; authoritative city code host
no aggregator citedpassedscan clean — no aggregator domains cited
confidence tags full formfailedDimensional standards (height, setback, FAR, lot coverage) not captured for any district — all marked partial with p§not_captured. GIS-sourced min lot values carry p§GIS:ZONE_DESC (no §-citation). Gate requires confirmed fields with §-citations; majority of fields are partial.
overlays have parameters trigger confidencefailed4 overlays present (S-1/R1B, FP, HRO, VILLAGE) — all have trigger and params populated but ordinance section citations are not_captured (Municode Cloudflare-gated). Confidence is partial (p§not_captured) not confirmed.
preempt section city specificpassed8 CA preemption laws evaluated with city-specific qualifying_condition_checked including numeric thresholds (Belmont pop=26,684; HE reviewed_date=2024-10-16; SB423 tier=50%; Caltrain station confirmed for AB 2097)

Data quality

40%completeness8 confirmed31 partial
Documented gaps
  • Height limits not captured for any district
  • Setback requirements not captured for any district
  • FAR not captured for any district
  • Lot coverage percentages not captured for any district
  • Village Plan district parameters not captured
  • Hillside overlay detailed standards not captured
  • Code effective date/supplement version not captured (Municode Cloudflare-gated)

Known issues

repair:dimensional-standards-partial — Municode (Belmont CICO) is Cloudflare-gated; district height/setback/FAR not captured (min-lot recovered from verified GIS). GIS endpoint verified correct + 31 districts + 8 preemptions enumerated.

Verification

last_verified_at2026-06-02T00:00:00Z
verifier_specialistgisrepair-w5
verifier_version1.0
verification_resultpartial

Other cities in this state

Nearest-alphabetical profiles. Click through to compare zoning patterns side-by-side.

AlamedaChino HillsFolsomLaguna NiguelMorgan HillPetalumaSan DimasStockton