Benicia Planning Commission Summary – September 14, 2026

The Benicia Planning Commission convened on September 14, 2026, at 6:01 PM and adjourned at 7:41 PM. The primary agenda item was a public hearing and vote on proposed amendments to BMC Title 17 (Zoning) to establish regulations for data centers. The commission unanimously recommended the adoption of the new regulations to the City Council.

Consent Calendar

• Approval of Minutes (August 13, 2026): Adopted unanimously (6-0-1) on a motion by Commissioner Gilpin Hayes, seconded by Commissioner Marshall.

Public Comments & Testimony

General Public Comment (Non-Agenda Items)

• Speaker (Chris): Addressed the Valero property, advocating for a feasibility study on data centers before deciding the property's future. Highlighted existing infrastructure on the site (power, water, utilities).

Public Comment on Agenda Item 11A (Data Center Zoning Amendments)

• Speaker (Chris): Urged the commission not to impose arbitrary size limits on data centers, favoring flexibility. Requested transparent public evaluation of any proposal.
• Speaker (AI Industry Worker): Expressed concerns that the 20 MW limit is arbitrary and could discourage tech investment. Emphasized the need for computing capacity.
• Speaker (Ken Taylor, Resident): Questioned the necessity for immediate action and suggested studying best practices from other cities (e.g., Oakley's moratorium). Asked if staff considered controversial issues from other communities.
• Speaker (Youth 1): Raised environmental concerns including urban heat island effect and carbon emissions. Stressed the importance of renewable energy mandates at the forefront of discussions.
• Speaker (Youth 2): Voiced concerns about water usage (citing over 40,000 gallons/day per center) and the strain on local water resources like Lake Herman. Noted the absence of a limit on the total number of data centers.
• Speaker (Youth 3): Inquired about water supply during drought emergencies, enforcement of operational rules, and the potential for fines to be treated as an acceptable cost of doing business.
• Speaker (4-Year Resident): Stated community awareness of the meeting was low. Requested better outreach for future hearings. Advocated for requiring data centers to operate entirely off-grid with green energy to avoid strain.
• Speaker (Online): Called for greater transparency and community input. Expressed concern about long-term and unforeseen environmental consequences.

Discussion Items

Amendments to BMC Title 17 (Zoning) for Data Centers

Staff Presentation: Assistant City Manager Suzanne Thorson and consultant Vikrant presented the proposed ordinance. They noted that data centers are currently allowed by right as "technology industry" in industrial zones with no public review or specific standards. The proposed changes would:

• Define data centers as a separate use class requiring a Conditional Use Permit.
• Limit them to the city's four industrial zones only.
• Establish a hard cap on electrical design capacity at 20 megawatts.
• Require backup power from non-diesel sources (specifically solar, wind, or geothermal as drafted).
• Mandate water conservation to the "maximum extent feasible."
• Create a tiered review system (Development Services Director level for facilities under 5 MW, 50,000 sq ft, and 30 gal/min water consumption; Planning Commission for larger).
• Staff confirmed there are no current applications for data centers in the city.

Commission Deliberations:

• Commissioner Gilpin Hayes: Emphasized the ordinance is a significant restriction over the current by-right allowance. Supported the 20 MW limit to ensure diversification of industrial uses and prevent a single user from monopolizing utility resources. Firmly opposed diesel backup power.
• Commissioner Gorman: Applauded the proactive nature of the text amendment. Supported the size limit. Suggested reinforcing on-site renewable generation requirements through the Use Permit process.
• Commissioner Bennett: Argued the 20 MW limit appropriately balances economic opportunity and resource management, attracting colocation facilities without inviting hyperscale developers. Acknowledged environmental trade-offs but prioritized near-term fiscal stability and business diversity.
• Commissioner Marshall: Questioned the reasoning behind the 20 MW cap given the existing discretionary Use Permit process and "will serve" letters from utilities. Advocated for broader language on renewable energy sources and proposed adding an energy efficiency standard mirroring the water conservation language ("maximum extent feasible").
• Commissioner Donahue: Expressed concern that a complete ban on combustion engines for emergency backup power is impractical. Suggested allowing limited emergency use (e.g., 72 hours to 1 week per year).

Key Outcomes

• Motion to Amend: Commissioner Marshall made a motion to amend the ordinance, seconded by Commissioner Bennett, to:
  1. Broaden the allowed on-site renewable electric power sources beyond the original list (solar, wind, geothermal).
  2. Add a requirement that data centers reduce electric power consumption to the "maximum extent feasible." The commission voted unanimously (6-0-1) to approve this amendment.
• Main Motion Passed: The Planning Commission then voted unanimously (6-0-1) to adopt the resolution recommending the City Council adopt the zoning text amendments for data centers, as amended. Commissioner Jesson was absent.
• Next Steps: The proposed ordinance will proceed to the Benicia City Council for two separate public hearings. It must also be reviewed by the Airport Land Use Commission.
• Staff Announcement: Staff announced the city was awarded the "Pro Housing Designation" by the State of California, which has already yielded a $750,000 grant for a senior housing project.