1 MINUTES OF THE
JOINT CITY COUNCIL MEETING/SPECIAL PLANNING COMMISSION MEETING JANUARY 25, 2022
6:00 PM
Videoconferencing meeting: Complete proceedings of which are recorded on tape. These are action minutes; a full video is available online at www.ci.benicia.ca.us/agendas.
CORONAVIRUS (COVID-19) ADVISORY NOTICE
1) CALL TO ORDER (6:00 P.M.)
Mayor Young called the meeting to order at 6:01 p.m.
2) CONVENE OPEN SESSION
3) ROLL CALL
All Council Members were present.
4) PLEDGE OF ALLEGIANCE
5) REFERENCE TO THE FUNDAMENTAL RIGHTS OF THE PUBLIC
6) ANNOUNCEMENTS
7) PROCLAMATIONS
8) APPOINTMENTS
9) PRESENTATIONS
10) ADOPTION OF AGENDA
On motion of Council Member Largaespada, seconded by Council Member Strawbridge, Council approved the Adoption of the Agenda, as presented, on a roll call by the following vote:
Ayes: Vice Mayor Campbell, Council Member Largaespada, Council Member Macenski, Council Member Strawbridge, Mayor Young, Commissioner Apple, Commissioner Catton, Commissioner Hayer, Commissioner Kallios, Commissioner Mollica, Commissioner Slate, Chair Birdseye
Noes: (None)
11) OPPORTUNITY FOR PUBLIC COMMENTS
2 12) WRITTEN COMMENT
13) PUBLIC COMMENT
None
14) CONSENT CALENDAR
15) BUSINESS ITEMS
15.A - STUDY SESSION PRESENTATION AND DISCUSSION OF THE HOUSING ELEMENT UPDATE (Community Development Director) Staff Report - Housing Element Study Session
1. Housing Needs Data Report - Benicia
2. Consequences of Non-Compliance with Housing Laws
3. Draft Sites Inventory Map - January 2022
Suzanne Thorsen, Community Development Director, introduced the item. Jennifer Gastelum PlaceWorks, reviewed the staff report and a PowerPoint presentation.
Chair Birdseye and Staff discussed the number of identified ADU's.
Council Member Largaespada and Staff discussed the methodology and allocation of low to very low-income housing. They also discussed whether a large portion of the community needed to be re-zoned, and the need for information on the non-residential areas in Benicia.
Council Member Macenski and Staff discussed whether the downtown priority development area was considered, and policies on height or other limitations that could be barriers for development in the area.
Vice Mayor Campbell discussed the issue of rezoning commercial to residential where there is potential for development to occur.
Commissioner Mollica and Staff discussed the projected number of units in the Eastern Gateway Study Area, and the need to consider the East E Street Parking Lot.
Council Member Strawbridge and Staff discussed the need to look at a balance of potential properties throughout town.
Mayor Young and Staff discussed the timeline for bringing this back in March, and sites that are designated for affordable/low-income housing, concern regarding the affordability/density equation, and whether this applied to new construction only or whether rehabbed units were included.
3 Council Member Largaespada and Staff discussed the issue of existing infrastructure and how we could truly get to 750 units.
Vice Mayor Campbell discussed the unrealistic number of 750 units the State has given us to work with, and the East E Street Lot.
Commissioner Kallios and Staff discussed the jump from 327 units available in the past session to 800 units available in the current session. She wondered what types of jumps were anticipated for future Housing Element sessions.
Council Member Largaespada and Staff discussed open space in the City and where it would fall into this discussion.
Public Comments were made by the following individuals:
1. Max Davis
2. Kathy Kerridge
3. Stephen Goetz
4. Bob Berman
5. Belinda Smith
6. Michelle Boyd
7. Marilyn Bardet
8. Donald Dean
9. Dana Dean
Written Comments:
1. Maggie Catt
2. Michael Hayes
3. Sheryl Roy
4. Margot Gorske
5. Mariana Moore
City Council Members and Planning Commissioners discussed the issues of City-owned sites, parking lots (City-owned or otherwise), private vacant lots, private occupied lots, and vacant open space.
Mr. Upson summarized by stating that generally speaking, the majority of Council and Planning Commissioners were generally in favor of the Staff's recommendations, mostly in the order presented, with some extra considerations to look at further City-owned properties such as parking lots, church properties, looking into deed-restricted open spaces and whether they are viable or not. Staff has done some preliminary work and that does not look promising, but they would look further. They would also consider commercial centers as a possibility, but with concerns about traffic and quality of life.
They would also approach owners of potential properties to seek feedback.
4 Commissioner Apple commented on the housing element study. She discussed concern regarding high density housing and parking issues. She discussed the need for developed transportation.
Chair Birdseye asked that Staff go back and listen to the public comments to take them into consideration.
15.B - STUDY SESSION PRESENTATION AND DISCUSSION OF
POTENTIAL AMENDMENTS TO THE INCLUSIONARY HOUSING
ORDINANCE (Community Development Director)
Staff Report - Inclusionary Housing Ordinance
1. City of Benicia Inclusionary Housing Ordinance
2. Resolution No. 04-56 Adopting an In-Lieu Fee Formula
3. Department of Housing and Community Development, State Income Limits
4. 2015-2023 Housing Element Excerpt
Ashleigh Kanat, EPS, reviewed the staff report and PowerPoint presentation.
Mayor Young and Staff discussed the issue of in-lieu fees (the most common way), alternative fees.
Chair Birdseye and Staff discussed the issues of in-lieu fees and impact fees, offsite development, affordable housing, using the Housing Authority to assist implementing affordable housing eligibility applications, and the need to be more creative in closing the loopholes of giving developers options to buy their way out of building affordable housing units.
Council Member Macenski and Staff discussed the issue of fees indexing policy, in-lieu fees, and concern regarding deferring payment.
Council Member Largaespada and Staff discussed increasing the number from 10 to 15, and what negative consequences that might have.
Commissioner Mollica and Staff discussed the 15% inclusionary fee.
Public Comment:
1. Kathy Kerridge - Ms. Kerridge discussed the issue of 15% inclusionary housing and concern regarding in-lieu fees.
Commissioner Mollica cautioned on lowering the trigger below 10%, the need to reevaluate the in-lieu fees on an annual basis, and support for the 15% fees for sale units and 10% for rental units.
Council Member Largaespada was not in favor of committing four units for sale, support for adding moderate to the mix, having the inclusionary ordinance only focus on
5 moderate, and he did not support in-lieu fees. He was undecided on increasing from 10% to 15% low income.
Commissioner Catton discussed support over 10-unit inclusionary as recommended and a moderate low income, mainly because of the cost factor. She wished there was an alternative to in-lieu fees. She was for both of the recommendations on the rent and sale aspects.
Council Member Macenski discussed support for the 10-unit minimum. He would like to get rid of an in-lieu fee payment program.
Vice Mayor Campbell did not want to have in-lieu fees. Mr. Stock clarified that they did not have to have in-lieu fees, but they did have to have some sort of alternative fees.
Mayor Young discussed dropping it to five units and keep it at 10%. He discussed the fines for not complying and thought the $500 fine was too low. He and Staff discussed how to decide how much the sale price for affordable housing. Staff suggested checking with the Benicia Housing Authority for local analysis of the numbers.
Commissioner Slate discussed the issue of recovering fees.
Ms. Thorsen summarized by stating there was consensus to find an alternative to the inlieu fees and not pursue such fees and instead pursue alternatives that would require construction of sites in Benicia (concurrent with the development), consensus around 10% for rental and 15% for sale, and general consensus data for 10% threshold.
There was a Council majority for keeping it at 10% for both rental and ownership. 16) ADJOURNMENT (10:00 P.M.)
Mayor Young adjourned the meeting at 11:07 p.m.
City Clerk