Planning Commission Special Meeting Handout Packet

BENICIA PLANNING COMMISSION HANDOUT PACKET PLANNING COMMISSION HANDOUTS, POWERPOINTS AND WRITTEN PUBLIC COMMENTS June 26, 2025 6:30 PM HANDOUT PACKET INFORMATION Any agenda related public documents received after the Agenda Packet has been published in available in the Handout Packet. POWERPOINT PRESENTATIONS PowerPoint Presentations Item 8.A PowerPoint Presentation Item 8.B PowerPoint Presentation Item 8.C PowerPoint Presentation WRITTEN PUBLIC COMMENTS 1

Public Participation The City of Benicia welcomes your interest and involvement in the City's legislative process. Persons wishing to address the Council, Board, Commission or Committee (CBCC) are asked to voluntarily complete a speaker request form, available at the entrance of Council Chambers, and submit it to the meeting Secretary/City Clerk. Speakers, addressing the CBCC at the time the item is considered, are requested to restrict their comments to the item as it appears on the agenda and stay within the three-minute time limit. The Brown Act does not permit the CBCC to take action on items brought up during the Public Comment period. As a courtesy, and technology permitting, members of the public may participate remotely. Please be advised that those participating in the meeting remotely via Zoom do so at their own risk. Meetings will not be cancelled due to technical difficulties. The meeting can also be observed on Cable T.V. Broadcast - Check with your cable provider for your local government broadcast channel, or livestream online at www.ci.benicia.ca.us/agendas. Americans with Disabilities Acts The City of Benicia is committed to providing meeting facilities that are accessible to persons with disabilities. Meeting materials in alternative formats, a sign language interpreter, real-time captioning, assistive listening devices or other accommodations can be requested by calling (707) 746-4200 or by emailing ADACoordinator@ci.benicia.ca.us, at least four working days prior to a meeting. Assistive listening devices may be obtained at the meeting. Meeting Procedures Pursuant to Government Code Section 65009, if you challenge a decision of the CBCC in court, you may be limited to the issues raised during the meeting or in written correspondence delivered to the CBCC by the meeting. You may also be limited to a ninety (90) day statute of limitations when challenging certain administrative decisions, including any final decisions regarding planning or zoning. The decision of the CBCC is final as of the date of its decision unless judicial review is initiated pursuant to Code of Civil Procedure Section 1094.5. Any such petition for judicial review is subject to the provisions of Code of Civil Procedure Section 1094.6 Public Records and Writings Received After Agenda Posting A printed version of the agenda packet for this meeting is available at the Benicia Public Library during regular working hours. To the extent feasible, the agenda packet and any writing or documents related to an agenda item for this meeting provided to the CBCC, will be made available for public inspection on the City's web page at www.ci.benicia.ca.us under the heading "Agendas and Minutes." A complete recording of each meeting is available online at www.ci.benicia.ca.us/agendas. Contact Your Council Members Voicemail for Mayor and Council Members: (707) 746-4213 Mayor Steve Young: SYoung@ci.benicia.ca.us Vice Mayor Trevor Macenski: TMacenski@ci.benicia.ca.us Council Member Kari Birdseye: KBirdseye@ci.benicia.ca.us Council Member Lionel Largaespada: LLargaespada@ci.benicia.ca.us Council Member Terry Scott: TScott@ci.benicia.ca.us 2

City of Benicia Housing Element Implementation Planning Commission Study Session June 26, 2025 3

 Updated Housing Element adopted in 2024 and certified by HCD  Housing Element identifies programs which must be completed by specified dates  Programs call for Zoning Code Amendments in 2025  Additional Zoning Code Amendments needed to achieve consistency with state law Background 4

Housing Element Implementation 1. Single Family Residential Density 2. View Corridors 3. Accessory Dwelling Units 4. Reconstruction of Nonconforming Multifamily Other Amendments 5. Small Lot Subdivisions 6. Reorganized Housing Chapter 2025 Amendments 5

Housing Element Program 2.06:  Increase permitted density to 15 du/ac on sites adjacent to minor arterials in Southampton  Establish objective standards to facilitate maximum densities Single Family Residential Density 6

= Parcels abutting minor arterials 7

Approach: Build upon SB 9 to allow increased densities with:  More permissive SB 9 standards  Relaxed RS standards Single Family Residential Density SB 9 is state law that requires cities to allow up to four units per lot in single-family zones 8

SB 9 Example Scenario Single Lot – no lot split with ADUs 9

SB 9 Example Scenario Lot split with two primary dwellings on each new lot 10

Permitted SB 9 Density Residential density is expressed as number of dwelling units per acre (du/ac) du/acre = number of units ÷ lot area Example: 9,000 sq. ft. lot (0.2 acres) 4 units on site Density = 4 ÷ 0.2 Density = 20 du/ac 11

More permissive SB 9 standards if units comply with RS setbacks. Standards to Facilitate Maximum Densities Distance from side and rear property line Maximum Height Floor Area SB 9 minimum (4 ft.) 16 ft. 800 sq. ft. RS minimum* 25 ft. 1,250 sq. ft. *5 ft. side and 15 ft. rear 12

Baseline Height and Floor Area Building does not comply with RS minimum setbacks 13

Increased Height and Floor Area Building complies with zoning district minimum yards 14

Relaxed RS Standards:  Maximum coverage increased from 40% to 55%  Allowed deviation from other RS standards (e.g., site landscaping) if standard would physically preclude the allowed SB 9 development Standards to Facilitate Maximum Densities 15

Housing Element Program 1.06: “Update objective standards for clarification of scenic views and vistas citywide at the same level of detail as those already adopted for the Arsenal.” View Corridors 16

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View Corridors Next Steps:  Identify vantage points  Specify protected views (features)  Develop standard  Establish project review process 19

General Plan Figure 3-2 Start with General Plan Vista and Views map to identify vintage points 20

Vantage Points 1 Example: Benicia City Cemetery Overlook 21

Identifying Protected Views Hillsides Water Town 22

Example: “New development shall not obstruct the view of any portion of a protected view from a designated vantage point.” Hillsides Water Town Develop Standard 23

Determination of Project Compliance 1. Is project in scenic viewshed? No Yes 2. Would project extend into line of sight? 4. Does photosimulation show obstructed view? Project Revisions Application Review Process: Example No Yes No Yes 24

Accessory Dwelling Units Housing Element Program 1.12:  Make zoning amendments by December 2023 if necessary to comply with State law.  Make additional updates every two years if needed to stay current with future changes to state law. 25

Needed revisions to comply with State law:  Permitting process  Unpermitted ADUs  Maximum number per lot  Detached ADU height  Deed restriction Accessory Dwelling Units 26

Housing Element Program 4.08: “The City will amend the Zoning Ordinance to permit reconstruction of non-conforming multi-family residential structures if a hazardous event results in destruction of such units.” Reconstruction of Nonconforming Multifamily 27

Approach: Add reference to Government Code Section 65853.25 which specifies:  Allowed density  Applicable standards  Basis to prohibit reconstruction Reconstruction of Nonconforming Multifamily 28

SB 684 (2023) and SB 1123 (2024):  Aims to encourage entry-level home ownership opportunities  Cities must ministerially approve qualifying subdivisions with 10 or fewer parcels and 10 or fewer dwelling units  Subdivisions must comply with objective standards, including parcel size, unit size, minimum density, parking, and setbacks Small Lot Subdivisions 29

Example Small Lot Subdivision 30

 New Zoning Code section will implement state law  Policy options:  Allowing ADUs  Minimum size of newly-created parcels  Required on-site parking Small Lot Subdivisions 31

All Zoning Code sections related to state housing laws located together in one chapter: Reorganized Housing Chapter  Accessory Dwelling Units  Density Bonus  Manufactured Homes  Inclusionary Housing  Emergency Shelters  Objective Design Standards  Community Benefits Program  Employee Housing 32

All Zoning Code sections related to state housing laws located together in one chapter: Reorganized Housing Chapter  Condominium Conversions  Mobile Home Conversions  Reasonable Accommodations  Small Lot Subdivisions  Rebuilding Multifamily Dwellings  Multi-Unit Development in the RS District  Housing for Religious and Community Institutional Uses 33

 Draft Amendments: August 2025  Planning Commission Hearing: September or October 2025  Airport Land Use Commission: October 2025  City Council Hearing (first reading): October or November 2025 Next Steps 34

Prohousing Designation Application to the California Department of Housing & Community Development (HCD) Planning Commission June 26, 2025 35

Overview and Background • Prohousing Designation certification program operated by HCD • Documents City’s commitment to implementing local policies that remove obstacles to new housing and recognizes City efforts addressing affordable housing • Benefits State grant applicants seeking to build affordable housing projects when applying for funding • Benefits to transportation funding • Receive priority processing or funding points when applying for several funding programs 36

Prohousing Designation Application Consists of 5 appendices: • Appendix 1: the formal resolution authorizing a jurisdiction to apply for a Prohousing Designation • Appendix 2: the jurisdiction’s proposed policy completion schedule • Appendix 3: the jurisdiction’s project proposal scoring sheet • Appendix 4: examples of enhancement factors • Appendix 5: supporting documentation 37

Prohousing Designation Application (cont’d) Threshold requirements include (not limited to):  Certified Housing Element  Public participation process engagement  Compliance with applicable state housing law related to the Permit Streamlining Act and CEQA  Others listed in comprehensive draft Prohousing application 38

Considerations • City Council action needed prior to application submittal to HCD  A City Council signed resolution is required as Appendix 1 in the application for the Prohousing Designation • HCD 60-day Prohousing Designation application review period 39

Public Outreach  June 2, 2025  June 4, 2025  Last day to submit public comments: July 2, 2025 40