Galen Kusic, Editor

On Tue., Nov. 5, the Benicia City Council unanimously authorized the submittal of an application for the state’s Senate Bill 2 Affordable Housing Grant Program. The City of Benicia is eligible to apply for one-time, non-competitive funding of up to $160,000 from the State to support planning activities that could accelerate the production of housing within the City.

This action authorizes the City Manager, or designee, to execute an application for the SB2 Planning Grant to fund adoption of a new zoning district allowing mixed-use development (multi-family residential and/or commercial) in the Military East/East Fifth Street area.

According to Benicia City Manager Lorie Tinfow, approximately 13.5 acres in the primary study area would allow for multi-family development such as condos and apartments, permitted as “by-right” properties. The new zone district would allow “by-right” permitting for mixed use or multi-family housing, subject to compliance with all zoning requirements and objective planning standards. Projects that meet those requirements can then be approved without discretionary permits such as use permits or design review.

The application to the state is due by Nov. 30, so it was imperative for the council to act fast. Starting in 2020, these grants will become competitive. The spending deadline for the grant is June 30, 2022.

“Each jurisdiction is eligible for money,” said Benicia Principal Planner Suzanne Thorsen. “Due to our population size, Benicia is eligible for $160,000. The goal is to accelerate housing production.”

SB2 priorities include:

– Objective design and development standards

– Specific plans or form based codes coupled with CEQA streamlining

– Accessory dwelling units or other innovative building strategies

– Expedited processing 

– Housing related infrastructure financing and fee reduction

“East 5th St. is a key gateway to the city,” said Thorsen.

Some of the benefits of the new proposed housing district include access to the Soltrans Yellow Line and close proximity to downtown – just an 11 minute walk or four minute bike ride.

Currently the City has only achieved 19 out of the recommended additional 327 housing units set by the Regional Housing Needs Allocation. The City projects this grant would satisfy an additional 26 housing units.

Thorsen notes that allocation is likely to increase as the City must identify sites to accommodate that allocation. She highlighted that it may be necessary to rezone multiple sites in the City to achieve this goal.

The Planning Commission unanimously supported the proposal, recognizing the need for additional housing and revitalization to the neighborhood. The Commission recommended including more parcels in the proposed area. At the same time, the Commission states that standards must address design and compatibility within the existing neighborhood.

Thorsen explained that this particular corridor provides easy access to the City’s amenities and offers possibility of investment in the area. The proposed zoning changes would not impact the current historic districts.

Councilmember Lionel Largaespada asked if additional downtown and senior housing was looked at. Staff relayed that no specific form of housing has been analyzed at this point.

“We are addressing a part of town that has woefully been neglected in a number of ways,” said Mayor Elizabeth Patterson. “The biggest barrier to affordable housing is the cost of land. This is that planning process that opens up all kinds of opportunities for us. I think this is a really great idea.”

Councilmember Steve Young pointed out that Benicia’s high density definition of 21 units per acre is quite low compared to other cities in Calif. He suggested at some point increasing that number and looking at height limits for future development.

Businesses in the proposed district will be allowed to stay. The area will allow for an increased number of uses with no obligation for businesses to change their use.

Patterson noted that these concerns and ideas will all be addressed at a later date, hopefully in two or more public workshops.

“It’s rare to have planning money to do planning,” she said. “Let the planning begin.”