North Study Area
UPDATE: Although the City was scheduled to complete the North Study Area community visioning process in Fall 2023, the effort was placed on hold following receipt of a preliminary housing application filed on August 17, 2023. Draft analysis resulting from the visioning process (Land Use Scenarios Report, Fiscal Analysis, Feasibility Analysis) is available for information.
About the Visioning Process
The North Study Area visioning project aims to solicit public input on potential future land use options for the North Study Area property. Community input, together with an economic analysis and evaluation of the property conditions, will be used to develop several mixed-use concepts for further public review. Once completed, the landowner may determine whether to move forward with initiating land use applications which must include a “Master Plan” (i.e., Specific Plan) as required by the Benicia General Plan and Zoning Ordinance.
The study area is a 527-acre undeveloped property in the northeast corner of the city. The property is within the City’s urban growth boundary and fronts on Lake Herman Road and East Second Street. Although a number of site development proposals have been considered over the years, most recently in 2016, none have come to fruition. The property is currently zoned Limited Industrial (IL) and General Commercial (CG).
The City wants to partner with the community to envision the future of this area, which is the last remaining large tract of privately-owned undeveloped land within Benicia.
There will be a variety of opportunities to learn more about this effort and to provide feedback over the coming year. The City will solicit public input through a series of community meetings, public events, and on-line engagement opportunities. To receive the latest updates, you can sign up for project email notifications here. The City expects to complete the visioning process by late 2023.
The North Study Area Community-Led Visioning Process is divided into the following primary tasks:
- Existing Conditions Review: Review of background materials and existing conditions information relevant to the visioning process.
- Economic Analysis: Analysis of real estate market conditions, financial feasibility of land use alternatives, and net annual fiscal impacts of land use alternatives.
- Issues and Options: Evaluation of key issues and options associated with development options.
- Mixed-use Concepts: Consideration of alternative land use concepts for the property.
- Summary Report: Summary of public input received and areas of consensus that emerged from the visioning process.
Advisory Group
The City formed an advisory group for the North Study Area project to help distribute information about the project, provide feedback on project materials, and to bring together diverse community perspectives. The advisory group consists of one representative selected by each of the following City committee/commissions and community organizations. Meetings are open to the public.
City Committees/Commissions:
- City Council Subcommittee for the North Study Area (2 members)
- Economic Development Board
- Community Sustainability Commission
- Committee United for Racial Equity
- Planning Commission
Community Organizations:
- Benicia Chamber of Commerce
- Benicia Industrial Park Association
- Matthew Turner Elementary Parent Teacher Group
- Sustainable Solano
- Benicia Unified School District
- Housing First Solano
Project Documents
- Issues and Options Report
- Issues and Options Report Attachments
- Feasibility Analysis Draft
- Fiscal Analysis Draft
- Land Use Scenarios Report Draft
Community Meetings
Workshop #1 - November 2022
Presentation Slides
Boards
Open House Summary
Workshop #2 - April 2023
Presentation Slides
Fiscal Implications Handout
Land Uses Handout
Short Questionnaire Responses Handout
Long Questionnaire Responses Handout
Open House Summary
Online Community Open House
November 29, 2022 at 7:00 p.m.VIDEO: Online Community Open House - Opening
VIDEO: Online Community Open House - Breakout Rm. 1
VIDEO: Online Community Open House - Breakout Rm. 2
April 20,2023 at 7:00 p.m.
VIDEO: Online Community Open House #2
Presentation Slides
Virtual Workshop Summary
Advisory Group Meeting
Advisory Group #2 - March 2023
Advisory Group #1 - November 2022
Background Documents
Adopted City Plans and Policies- Benicia General Plan
- Climate Action Plan
- Business Development Action Plan (2012)
- Benicia Industrial Park Transportation and Employment Center Plan (2017)
- Benicia Industrial Design Guidelines (1989)
- Economic Development Strategy (2007)
- Benicia Industrial Park Market Study (2014)
- Northern Gateway Proposal Market and Feasibility Evaluation (2016)
- Moving Solano Forward: Solano County Economic Diversification Study (2014)
- Moving Solano Forward II - Final Report (2017)
- Demographic and Real Estate Market Existing Conditions Report
- North Study Area Emerging Sectors Analysis
Other Materials
- Green Gateway Report and Transportation Information (community-generated concept, presented in 2008)
- Which Way Benicia? (community generated report, 2023)