SEPTEMBER 22, 2020   6:30 P.M.
Due to Covid concerns and consistent with State Executive Orders No. 25-20 and No. 29-20, the meeting will not be physically open to the public. Members of the Planning Commission and staff will participate in this meeting remotely.  Members of the public are encouraged to participate remotely via Zoom or telephone pursuant to the information and link below.  Public comment will be accepted during the meeting.  The public may also submit comments in advance of the meeting by emailing the Director of Planning and Building at:  Please write “Public Comment” in the subject line. Comments submitted one hour prior to the commencement of the meeting will be presented to the Planning Commission and included in the public record for the meeting. Those received after this time will be added to the record and shared with Planning Commission members after the meeting.
City of Belvedere is inviting you to a scheduled Zoom meeting.
Topic: Belvedere Planning Commission Special Meeting
Time: September 22, 2020 06:30 PM
Join Zoom Meeting

Webinar ID: 845 0972 0796
Passcode: 705332
888 788 0099 (Toll Free)
877 853 5247 (Toll Free)
The City encourages that comments be submitted in advance of the meeting.  However, for members of the public using the Zoom video conference function, those who wish to comment on an agenda item should write “I wish to make a public comment” in the chat section of the remote meeting platform or use the “raise hand” function.  At the appropriate time, the Clerk will allow oral public comment through the remote meeting platform.
Any member of the public who needs special accommodations to access the public meeting should email the Director of Planning and Building who will use her best efforts to provide assistance.

The Planning Commission will follow the following procedure for all listed public hearing items: 1) The Chair will ask for presentation of the staff report;
2) The Commission will have the opportunity to question staff in order to clarify any specific points;
3) The applicant and project representative will be allowed to make a presentation, not to exceed 10 minutes for large, or 5 minutes for small, projects, as total for the applicant’s design team;
4) The public hearing will be opened;
5) Members of the audience in favor or against the proposal will be allowed to speak, for a maximum of 3 minutes per speaker;
6) The applicant will be given an opportunity to respond to comments made by the audience, for a maximum of 5 minutes total for the applicant’s design team;
7) The public hearing will be closed; and
8) Discussion of the proposal will return to the Commission with formal action taken to approve, conditionally approve, deny, or continue review of the application.





This is an opportunity for any citizen to briefly address the Planning Commission on any matter that does not appear on this agenda.  Upon being recognized by the Chair, please state your name, address, and limit your oral statement to no more than three minutes.  Matters that appear to warrant a more lengthy presentation or Commission consideration will be agendized for further discussion at a later meeting.




1. Proposed amendments to the Belvedere Municipal Code

  1. Public hearing to consider recommending City Council approval of proposed amendments to the Belvedere Municipal Code, Chapter 16.20 Floodplain Management and 20.04 Design Review, and Administrative Policy 14.7, Administration of Substantial Improvement Requirements for Projects within Designated Floodplains, as recommended by the Floodplain Analysis Subcommittee.    Recommend to City Council approval of the proposed amendments.



APPEALS: The Belvedere Municipal Code provides that the applicant or any interested person may appeal the action of the Planning Commission on any application. The appeal must be in writing and submitted with a fee of $523.00 not later than ten (10) calendar days following the date of the Planning Commission action. Appeals received by City staff via mail after the tenth day will not be accepted. For purposes of filing an appeal, if the final day to appeal falls on a City Hall observed holiday or a day when City hall is closed, the final day to appeal shall be extended to the next day City Hall is open for public business. Please note that if you challenge in court any of the matters described above, you may be limited to raising only those issues you or someone else raised at the public hearing described above, or in written correspondence delivered to the Planning Commission at, or prior to, the above- referenced public hearing [Government Code Section 65009(b)(2)].

Staff reports and other writings distributed to the Planning Commission are available for public inspection at the following locations:
  • Online at
  • Belvedere City Hall, 450 San Rafael Avenue, Belvedere  (Writings distributed to the Planning Commission after the posting date of this agenda are available for public inspection at this location only.)
  • Belvedere-Tiburon Library, 1501 Tiburon Boulevard, Tiburon.
  • To request automatic mailing of agenda materials, please contact the City Clerk at (415) 435-8913.

The following accommodations will be provided, upon request, to persons with a disability:  agendas and/or agenda packet materials in alternate formats and special assistance needed to attend or participate in this meeting. Please make your request at the Office of the Planning Department or by calling (415) 435-3838.  Whenever possible, please make your request four working days in advance of the meeting.

Items will not necessarily be heard in the above order, nor, because of possible changes or extenuating conditions, be heard.  For additional information, please contact City Hall,
450 San Rafael Avenue, Belvedere, CA 94920  (415) 435-3838