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July 25, 2025

New State Laws Limit Local Review of Housing Projects

Two new state laws—Senate Bill 131 (SB 131) and Assembly Bill 130 (AB 130)—significantly limit how cities can apply the California Environmental Quality Act (CEQA) to review certain housing developments, and introduces various amendments to the Permit Streamlining Act (PSA), which aim to expedite the processing of permits and accelerate housing development projects across California. CEQA has traditionally allowed cities to evaluate and, if necessary, delay projects based on environmental concerns. Under these new laws, cities must now rapidly approve qualifying housing projects without requiring a full environmental review.

These reforms are part of the State’s broader strategy to address California’s housing shortage by making it easier and faster to build homes, particularly in areas already zoned for residential use.

What’s Changing?

CEQA has long required cities to assess and publicly disclose the environmental impacts of development before granting approval. However, SB 131 and AB 130, which became law last month, dramatically reduce that authority for certain types of development.

The new laws exempt most infill housing projects—those located on sites primarily surrounded by urban or developed uses—from CEQA review. They also significantly shorten the project approval timeline, reducing opportunities for public input and limiting the ability of cities to require changes or mitigation based on environmental impacts.

To qualify for these CEQA exemptions, projects must:

• Be less than 20 acres in size
• Be under 85 feet in height
• Comply with existing general plan and zoning standards
• Do not require the demolition of historic structures

Some of the more significant changes to the PSA designed to streamline application processing are as follows:

• Removal of the public notice requirement prior to approval
• Broadens application of the PSA to ministerial projects (i.e., not involving the exercise of subjective judgment by a public official)
• Tight deadlines for qualifying CEQA-Exempt infill housing development projects

What About Affordable Housing?

Affordable housing projects are largely unaffected by these changes and may benefit from some of the additional streamlining requirements. Since 2017, Senate Bill 35 (SB 35) has already provided streamlined approval for 100% affordable housing developments, allowing them to bypass many local review requirements, including CEQA, in eligible areas.

Weekend Lane Closures on I-280 near Belmont Start Friday July 25 Caltrans has scheduled lane closures on northbound I-280 just south of State Route 92 for culvert repairs. Four of the highway's six lanes will be closed during overnight work, and three lanes will be closed during the daytime hours throughout the weekend. The closures are scheduled to begin at 8 p.m. on Friday, July 25, and finish at 5 a.m. on Monday, July 28. Please expect delays and drive with caution through the construction area.

Chipping Program Expanded The Belmont chipping program is expanding to select streets east of Alameda de Las Pulgas later this summer. Eligible addresses will have received a letter explaining the participation process. If you did not receive a letter in the mail, you are not eligible. All chipping will occur on Tuesday, August 26, and there will be no makeup days. You must register with the Parks and Recreation Department by 5 p.m. on Monday, August 25, to participate. Visit www.firesafesanmateo.org or www.belmont.gov/wildfire for more information. This work is funded by FireSafe SMC.

Register for the Belmont Community Police Academy The Belmont Police Department is now accepting applications for our next Community Police Academy starting August 27. If you're interested in a transparent, behind-the-scenes look at your local police department, we invite you to apply. Take a deep dive into our department and law enforcement, and learn about our roles and responsibilities, programs, policies, and partner agencies. Applications are accepted until August 7. Learn more by visiting www.belmont.gov/CommunityAcademy or emailing pdcomaca@belmont.gov.

Wildfire Preparedness Reminder  Living near California’s natural areas means facing a higher chance of wildfires. Keep your home and family safe and help minimize the impact of wildfires in our community. Developing a plan specific to your household is critical. At a minimum, your plan should include:   Meeting point: A location outside high-risk areas to determine who has evacuated.  Escape routes: Several escape routes are known to all members of your household. Practice these often. Animal arrangements: Specific plans for pets and larger animals, like horses/livestock.  Communication plan: Identify someone outside the area to be the main contact for all family members if you get separated.  Learn more about the City’s efforts and get prepared by visiting www.belmont.gov/wildfire.

Public Meetings

Planning Commission
Tuesday, August 5
Canceled

Parks & Recreation Commission
Wednesday, August 6
Canceled

Find Your Future Here

The City of Belmont is hiring! New opportunities include Community Service Officer, Electrician, and Management (Budget) Analyst. Explore these and other opportunities to join Team Belmont by clicking below!

Mark Your Calendar

Mobile Rec at O'Donnell Park  Join us for mobile recreation fun at O'Donnell Park on July 31 from 1–3 p.m. The first 20 signups will receive exclusive Belmont Parks and Recreation swag! Mobile Recreation is a free program that brings fun activities directly to you. Designed for all ages, it offers a variety of games and crafts at Belmont parks and community spaces.

Join Us at National Night Out Join the City of Belmont and San Mateo County Library for a fun evening at Belameda Park on August 5 at 5:30 p.m.! Enjoy a performance by Native Elements, BBQ, ice cream, and family-friendly fun while getting to know City staff and community partners! Visit www.belmont.gov/BelmontNNO for a complete list of all the National Night Out events happening throughout Belmont.

See What’s Happening at Barrett Community Center  We have an upcoming opportunity for community members to learn what’s going on at Barrett Community Center! Stop by the Imagine Together Festival, hosted by the Belmont Community Foundation and the City of Belmont, on Aug. 9 from 10 a.m. to 2 p.m. Enjoy a festive day of fun, see the current state of the 75-year-old community center, and explore the vision of what the Community Center can offer.

Infrastructure Insider

Public Works Highlights Public Works Operations staff replaced several damaged traffic signs and railroad tie vehicle-to-pedestrian traffic dividers. They also replaced and upgraded a failed incandescent light bulb pedestrian crosswalk signal to a new LED signal and replaced over 16 tons of failed asphalt throughout the City.

In Our Community

Become a San Mateo County Youth Arts Fellow

Apply to become a San Mateo County Youth Arts Fellow for a chance to share your art, connect with other youth artists in the County, and take on leadership roles by using your creativity to make a difference in local communities. You will learn how to plan and execute a public art program, as well as how to utilize the arts to engage the community. Applications are open until August 3.