04/28/2026
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Message from the City Manager
April 27, 2026
Good Afternoon Benicia,
Last week, I shared that our City Council would begin a three-week stretch of consecutive meetings that will help shape our present, strengthen our future, and continue addressing long-standing challenges, especially our roads. Tomorrow night, the Council will hold a workshop to explore two potential revenue measures for the November election.
To be clear, no action will be taken tomorrow night. The purpose is for the City Council and community members to discuss ideas and identify proposals that best serve Benicia.
The first measure would modernize our business license tax, which has not been updated in 23 years. The second is a renewed effort to consider a real property transfer tax, with one significant change from the 2024 proposal: existing residential units would be exempt if sold for less than $1.5 million.
Much of tomorrow’s discussion will focus on the WHAT: the details, formulas, and projected outcomes. That is necessary work. But it is equally important to discuss the WHY.
Why are we still seeking additional revenue?
Because Benicia has problems we need to fix and a quality of life we must protect.
Think about the needs we all see: park restrooms, Playground of Dreams, roads, permitting timelines, and playing fields. Then think about the services that make Benicia special: outstanding police and fire protection, recreation, library services, parks, and trails.
How do we sustain and improve these priorities without sufficient revenue?
Over the past few years, we have made major progress securing new revenue streams, especially dedicated funding for roads and parks, though park funding does not begin collection until August 2026. But when we adopted the Resiliency Plan in March 2023, we outlined a broader strategy to stabilize city finances and address neglected infrastructure.
The two measures being discussed tomorrow complete that plan.
There are no additional revenue measures planned beyond what will be presented Tuesday night. In 2023, we laid out a comprehensive roadmap to address long-standing issues and create a stronger financial foundation. If we do not complete that plan, we risk making only limited progress without ever truly getting ahead.
Another common question is this: with all the taxes we already pay, why is it still not enough?
Because our local economy does not generate the same revenue sources as many neighboring cities do.
We have limited retail, no big-box stores, and no car dealerships. As a result, our city relies heavily on residential property taxes. Yet nearly 42% of Benicia homes have not sold in more than 35 years, meaning much of our tax base remains tied to 1990 property values.
It is also important to remember that the Resiliency Plan was never only about asking for more investment. It was also about reducing costs and supporting smart development.
In 2023, we consolidated departments and today have fewer full-time employees than at any point this century. Staffing has declined from more than 235 employees to 201. When I became City Manager, I also declined the salary increase associated with the role and have remained at the Assistant City Manager salary level, approximately $45,000 below the prior City Manager's compensation. Across our workforce, employee salaries average 10–15% below those of similarly situated cities.
The point is simple: Benicia has worked hard to control costs before asking the community for additional support.
That is the WHY behind tomorrow’s City Council meeting.
I hope this information helps as we start the conversation about the WHAT.
Believe in Benicia!
All the Best,
Mario Giuliani
City Manager
