Benicia council upholds Planning Commission on embattled teen center after hours of testimony

The Benicia City Council voted to uphold a Planning Commission approval of a use permit for a teen center at 1155 West 10th Street after an extended public hearing that drew dozens of speakers for and against the project.

Planning staff presented the proposal as a permitted "public and semi-public" use in a single-family zoning district and said the commission had approved the permit 5-1 with conditions, including restrictions on hours, limits on non-teen events and a requirement that additional rear parking be constructed only if neighborhood complaints materialize. Planning Manager Jason Haid told the council the parcel is "just under 5,700 square feet" and that staff had concluded the project fit the Class 3 CEQA categorical exemption for conversion of a small existing structure with only minor exterior changes. "We found there's no substantial evidence in the record that the project would result in a significant environmental impact," Haid said.

The applicant, Barbara Gervaisi of the Kyle Hyland Foundation, described the center's mental-health programming and supervision practices and said the organization averages about 10—5 teens per weekday, with a documented maximum of 25. "The teen center provides a safe place for teens to fall, a place where they can spend time with their friends and caring adults," Gervaisi said.

Neighbors opposing the site emphasized structural changes, parking, privacy and long-term compatibility with the RS zoning. Eli Nolan, representing a group of adjacent homeowners, argued in a prepared presentation that the interior and exterior work would effectively convert the house to a nonresidential building and that the staff parking calculations undercounted demand. "This project directly conflicts with [zoning] sections that require adequate off-street parking and protect neighborhood character," Nolan said.

Council members framed their decision around the limited legal question before them: whether the record supported the findings required to grant a conditional use permit, not whether the project was the "best" possible site. City Attorney staff and planning staff told the council the record contained the documentation and conditions necessary to make the findings. After deliberation Councilmember Scott moved to uphold the Planning Commission decision; the motion passed on roll call.

The council's action preserves the Planning Commission's conditions of approval. The council also confirmed the project is exempt under CEQA as a small-structure conversion with only minor exterior alterations. Opponents raised concerns about future owners using the resulting use status; planning staff explained that the permit "runs with the land" and any future user seeking a materially different use would require a new review or permit.

Next steps will include project permitting and any required building and safety review, including ADA compliance, fire and occupancy inspections; several council members urged staff and the applicant to work collaboratively on design details that address visual screening and privacy for immediate neighbors.