Benicia Planning Commission Meeting – June 12, 2026

The Benicia Planning Commission met on 2026-06-12. The agenda packet is dated June 11, 2026, and lists a 6:00 PM start; the supplied meeting timestamp is 2026-06-12 18:00:00+00:00. This summary uses the supplied date. The agenda included two public hearing items: a General Plan conformance determination for a proposed right-of-way vacation at 650 East N Street, and recommended amendments to Benicia Municipal Code Section 17.70.200 on indoor commercial recreation in the Limited Industrial zone and outdoor food service in the Mixed Use-Infill zone. No minutes or transcript were provided.

Public Comments & Testimony

• No public comments or testimony are included in the handout packet, and the transcript field is empty. Agenda materials mention a three-minute speaker limit and state that the Brown Act does not permit commission action on public comment items.

Discussion Items

Item 11.A – Right-of-Way Vacation at 650 East N Street (SUB-25-1)

• Applicant JN Properties CA, LLC requested vacation of approximately 250 square feet of East N Street right-of-way (approximately 50 linear feet along the front property line by 5 feet in depth) at 650 East N Street (APN 0088-133-150).
• The stated purpose was to facilitate development of two detached accessory dwelling units on the 6,250-square-foot lot, zoned RS (Single Family Residential). If vacated, the land would be offered for sale at fair market value and could be combined with the adjacent residential lot.
• Staff (Neil Leary, Deputy Public Works Director/City Engineer) reported the current East N Street right-of-way is 80 feet wide; an adjacent section was previously vacated to 60.5 feet. The proposed vacation would not interfere with the local street function, and no General Plan policies were identified as precluding it. The General Plan does not specify a minimum right-of-way width for local streets.
• PG&E has facilities within approximately 5 feet of the proposed vacation area and requires dedication of a public utility easement. The city also maintains a 6-inch water line within the street.
• The applicant notified adjoining property owners and utility providers; staff reported no objections were received.
• The draft resolution found the vacation consistent with General Plan Goals 2.1, 2.14, 2.20, and 4.12, and exempt from CEQA under Guidelines Section 15305 (Class 12, surplus property).
• A staff memorandum listed corrections: AT&T and Comcast were removed from the project analysis because only PG&E requires an easement, and the word "until" was added to the resolution's third paragraph.
• No statutory notice is required for the Planning Commission's consistency determination; the City Council's hearing on the vacation will require at least two weeks published and posted notice.
• Staff recommended that the Planning Commission adopt the resolution finding the proposed vacation consistent with the General Plan. The commission's role is limited to that conformance determination; the City Council will conduct the public hearing and decide whether to vacate the right-of-way under Streets and Highways Code Sections 8300–8363.

Item 11.C – Zoning Amendments: Commercial Recreation and Outdoor Food Service

• Staff (Dave Feinstein, Senior Planner) presented amendments to BMC Section 17.70.200.
• Indoor commercial recreation would become conditionally permitted in the Limited Industrial (IL) zone, limited to single-tenant buildings along Goodyear Road and Gateway Plaza Drive, with uses restricted to sports training, archery, and shooting galleries; a use permit would be required.
• Outdoor food service would be added to the Mixed Use-Infill zone as a permitted use when ancillary to an eating and drinking establishment. The change was prompted in part by existing ancillary outdoor food service operations in the zone lacking a clear approval path.
• Background included 2024 City Council study sessions and 2025 Planning Commission/Economic Development Board sessions, with a prior commission recommendation to allow indoor commercial recreation in the IL zone with limitations.
• The amendments were recommended as categorically exempt from CEQA under Guidelines Sections 15301 and 15305.
• Timeline: Planning Commission public hearing and recommendation at this meeting; City Council first reading and second reading/adoption in July/August 2026; ordinance effective in September 2026 after 30 days.
• Staff recommended that the Planning Commission conduct the public hearing and adopt a resolution recommending the City Council adopt the amendments.

Key Outcomes

• The available materials do not include final vote tallies, adopted motions, or a signed resolution; actual commission action could not be confirmed from the packet or transcript.
• For Item 11.A, staff recommended adoption of Resolution No. 26-(PC) finding the right-of-way vacation consistent with the General Plan. For Item 11.C, staff recommended adopting a resolution recommending the zoning amendments to the City Council.
• Next steps: the City Council will decide on the proposed right-of-way vacation, and the City Council will consider the zoning amendments in July/August 2026, with the ordinance taking effect in September 2026.