Benicia’s Housing Element has been approved, throwing Seeno’s ‘builders remedy’ threat into question

By BenIndy Contributors, April 12, 2024

The City of Benicia affirmed that it has received notification of its “substantial compliance” with State Housing Element Law as of April 4, 2024, undermining Seeno’s threat to deploy the dreaded “builders remedy” on the town of 28,300.

The proposed Rose Estates project, shared by the City of Benicia in the Facebook post pictured below and on an official City webpage, would transform 527 acres of the former Benicia Business Park into a new community with 1,080 new homes and 250,000 square feet of new commercial space.

First submitted to the City in September 2023, the Rose Estates proposal from Seeno-owned West Coast Home Builders, LLC (hereafter referred to simply as”Seeno”) took an aggressive turn on March 12 when Seeno submitted an updated application under the provisions of the builder’s remedy.

The builder’s remedy is a legal mechanism that allows developers to bypass local planning regulations for housing projects if a city fails to meet its Regional Housing Needs Allocation (RHNA) targets or pass a state-certified “housing element” that abides by the California Department of Housing and Community Development (HCD)’s allocation requirements.

In its March 12, 2024 application, Seeno claimed that “Per HCD website [sic], the City did not meet its housing allocation […]. Consequently, the City is subject to the most stringent provisions of various housing laws […] [that] greatly limits local control over housing.”

But the April 4 certification letter from the HCD implies that the City of Benicia is now fully compliant with housing laws and has regained full control over its zoning and planning decisions, diminishing any leverage to override local zoning laws that Seeno might have had under the builder’s remedy.

And it’s clear the City wants to be calling the shots moving forward.

Seeno applications still incomplete

Letters issued from Benicia’s Community and Development Department in response to the September 15 and March 12 applications indicated that Seeno failed to complete either application, preventing Benicia from lawfully deeming them submitted.

In particular, the City claimed it was unable to verify who currently owns the Seeno empire and the land in Benicia to be developed due to active litigation stemming from a family dispute over the Seeno construction and development empire.

Click the image to be redirected to the letter on the City’s website.

In his most recent correspondence to Seeno, Benicia Community Development Department Planning Manager Jason Hade affirmed that Seeno’s March application is still deemed incomplete, but provided greater detail regarding additional requirements required to consider it legally complete:

  • Payment of outstanding fees totaling $27,873.40;
  • Amendments to align with Benicia’s General Plan and Zoning requirements;
  • A detailed written statement and supporting maps for the proposed amendments;
  • Clarification of the usage of government funds, which may trigger additional ADA and CBC requirements;
  • Descriptions of previous land use, expected traffic types, delivery schedules, environmental nuisances (e.g., odors, noise), temporary structures, hazardous materials, and all relevant permit requirements;
  • Current and proposed zoning and land use designations;
  • A Master Plan detailing large property developments;
  • Necessary identification and project details like the title block, site address, and legal compliance;
  • Comprehensive plans showing existing conditions, proposed changes, and structural details, including trees, natural features, and utilities;
  • A “more detailed” subdivision map, including legal descriptions, natural features, and existing structures;
  • A detailed topographic survey and grading plans to meet city specifications;
  • Specific plans for grading, including volume estimates and impact analyses;
  • Detailed feasibility studies for water and sewer services, including capacity and compliance with city standards;
  • Utility plans with necessary details for connection points and compliance;
  • A comprehensive environmental impact report (EIR) as required by the California Environmental Quality Act (CEQA);
  • A detailed traffic, photometric, and landscaping plan that addresses both aesthetic and functional requirements of the project;
  • Detailed architectural plans including elevations, floor plans, and roof plans;
  • Specific details on landscaping, lighting, parking, and circulation; and
  • A plan for public and safety-related improvements.

Until these items are provided, the City may not process the application as complete.


MORE ABOUT SEENO

BENICIA BACKGROUND:
CITIZEN BACKGROUND:
CONCORD/CONTRA COSTA BACKGROUND:

CITY OF BENICIA
City of Benicia North Study Area (Seeno property)

For current information from the City of Benicia, check out their North Study Area web page, https://www.ci.benicia.ca.us/northstudyarea:

Human rights violated by Swiss inaction on climate, ECHR rules in landmark case

[BenIndy: Youth have been and will continue to be the most impacted victims of rising temperatures and weak government climate policies. Those of us from older generations owe the world’s youth a debt we can never repay, but some from our own generational ranks have devoted their time and energy to making some good on that debt – by fighting for our shared future. Organizations like Third Act are very active in showing over-60s how they can stand up for climate justice, if you’d like to learn more.]

Christian Hartmann / Thomson Reuters.

Court finds in favour of group of older Swiss women who claimed weak policies put them at greater risk of death from heatwaves

Guardian, by Ajit Naranjan, April 9, 2024

Weak government climate policies violate fundamental human rights, the European court of human rights has ruled.

In a landmark decision on one of three major climate cases, the first such rulings by an international court, the ECHR raised judicial pressure on governments to stop filling the atmosphere with gases that make extreme weather more violent.

The court’s top bench ruled that Switzerland had violated the rights of a group of older Swiss women to family life, but threw out a French mayor’s case against France and that of a group of young Portuguese people against 32 European countries.

“It feels like a mixed result because two of the cases were inadmissible,” said Corina Heri, a law researcher at the University of Zürich. “But actually it’s a huge success.”

The court, which calls itself “the conscience of Europe”, found that Switzerland had failed to comply with its duties to stop climate change. It also set out a path for organisations to bring further cases on behalf of applicants.

The Swiss verdict opens up all 46 members of the Council of Europe to similar cases in national courts that they are likely to lose.

Joie Chowdhury, an attorney at the Centre for International Environmental Law campaign group, said the judgment left no doubt that the climate crisis was a human rights crisis. “We expect this ruling to influence climate action and climate litigation across Europe and far beyond,” she said.

The facts of the three cases varied widely, but they all hinged on the question of whether government inaction on climate change violated fundamental human rights. Some of the governments argued that the cases should not be admitted, and that climate policy should be the subject of national governments rather than international courts.

Greta Thunberg, climate justice hero and international badass , pictured in 2019. |  EPA / Justin Lane.

The plaintiffs attending the hearing in the court in Strasbourg, some as young as 12, celebrated after a member of a panel of 17 judges read out the verdicts. The climate activist Greta Thunberg joined a gathering outside the court before the hearing to encourage faster action.

Anton Foley, who with Thunberg was representing Aurora, a youth group that filed a climate lawsuit against Sweden, said it was “unjust” that responsibility for stopping the climate crisis fell on young people, and praised the Swiss women for stepping up. “We don’t want to be the hope for the older generation. We want them to do this, because we don’t want to fight this fight.”

Thunberg thanked Rosmarie Wydler-Wälti, co-president of the KlimaSeniorinnen, for what she had done, as they met outside the courtroom.

The KlimaSeniorinnen, a group of 2,400 older Swiss women, told the court that several of their rights were being violated. Because older women are more likely to die in heatwaves – which have become hotter and more common because of fossil fuels – they argued that Switzerland should do its share to stop the planet heating by the Paris agreement target of 1.5C (2.7F) above preindustrial levels.

The court ruled that Swiss authorities had not acted in time to come up with a good enough strategy to cut emissions. It also found the applicants had not had appropriate access to justice in Switzerland.

But it also rejected the cases of four individual applicants who had joined the KlimaSeniorinnen.

“I’m very happy,” said Nicole Barbry, 70, a member of the KlimaSeniorinnen who had come to Strasbourg. “It’s good that they’re finally listening to us.”

The Portuguese children and young people – who because of their age will see greater climate damage than previous generations – argued that climate-fuelled disasters such as wildfires and smoke threatened their right to life and discriminated against them based on their age.

The court did not admit the case, deciding that the applicants could not bring cases against countries other than Portugal and adding that they had not pursued legal avenues in Portugal against the government.

“Their [the Swiss] win is a win for us, too,” said Sofia Oliveira, a 19-year-old applicant in the Portuguese case. “And a win for everyone.”

The French case, brought by the MEP Damien Carême, argued that France’s failure to do enough to stop climate change violated his rights to life and privacy and family life. Carême filed the case when he was the mayor of Grand-Synthe, a coastal town vulnerable to flooding. The court did not admit the case because Carême no longer lives there.

The ECHR rejects about 90% of all applications it receives as inadmissible but fast-tracked the three climate cases to its top bench because of their urgency. It delayed hearings on six more climate cases to get a result on the rulings on Tuesday.

The rulings will influence three other international courts that are examining the role of government climate policy on human rights.

Charlotte Blattner, a researcher at the University of Berne who specialises in climate law, said the court had delivered a bold judgment in favour of a viable future. “The nature and gravity of the threat of climate change – and the urgency to effectively respond to it – require that governments can and will have to be held accountable for their lack of adequate action,” she said.

The court said that keeping global heating to 1.5C was a key part of protecting human rights, rather than the higher 2C limit that courts had used for rulings on cases in Germany and the Netherlands.

Gerry Liston, a lawyer for the Portuguese children, said the recognition that Switzerland’s policies were not science-based was “by far” the most significant aspect of the ruling. “No European government’s climate policies are aligned with anything near 1.5C, so it will be clear to those working on climate litigation in those countries that there is now a clear basis to bring a case in their national courts.”

Reminder! Zoom in tonight at 7pm for an Air District panel on refinery violations and ‘community payback’

[Note from BenIndy: A quick reminder, shortened a bit from the first posting. This meeting is free and open to all, regardless of Party preference or city of residence. This should be a fascinating discussion.]

Smoke from the Valero Benicia refinery wafts over residential neighborhoods  during a 2017 incident. | Bay Area Air Quality Management District.

From Progressive Dems of Benicia Meeting Notice, sent April 2, 2024:

The Bay Area Air Quality Management District (BAAQMD), or “the Air District,” is our local regulatory agency when it comes to air pollution.  It’s been around for decades, but its mission and activities are a mystery to many.  Luckily, our amazing panel of Air District representatives will be on hand to guide us through what it does, how it does it, and what it’s working on to keep Bay Area residents healthy and safe.

Air District Panel

We are pleased to share that our panel will include BAAQMD’s Executive Officer/Air Pollution Control Officer, Dr. Philip Fine, formerly a presidential appointment to the EPA and the South Coast Air Management Quality District; Deputy Executive Officer of Public Affairs; BAAQMD Board of Directors member and Benicia Mayor Steve Young; and BAAQMD’s Community Advisory Council Co-Chair Ken Szutu, who also founded the  Citizen Air Monitoring Network in Vallejo before serving as its director.  We also expect that other staff members of the Air District will join us.

Zoom Details

Topic: PDB General Meeting
Time: April 9, 2024 07:00 PM Pacific Time (US and Canada)
Join Zoom Meeting
https://us02web.zoom.us/j/86273821941?pwd=WktDazJLaTJHVTBPNWd3dzlXaGd2Zz09
Meeting ID: 862 7382 1941
Passcode: 528756

 

One tap mobile
+16699006833,,86273821941#,,,,*528756# US (San Jose)
+16694449171,,86273821941#,,,,*528756# US

For more information, check out the Progressive Democrats of Benicia’s website.

Contra Costa to hold Apr. 11 public meeting on 2022 Martinez refinery releases (Zoom available)

Click to enlarge.

Contra Costa Hazardous Materials Program, issued April 1, 2024

The public has an opportunity to comment on the Incident Investigation/ Root Cause Analysis report (from a third-party consultant)associated with a spent catalyst release from the Martinez Refining Company (MRC) which occurred between November 24-25, 2022. The 45-day comment period is opening on April 4, 2024, and then closes on May 20, 2024. A public meeting will be held at the Contra Costa County Administration Building, Room 110A/B/C located at 1025 Escobar Street in Martinez on April 11, 2024, from 6:00PM to 8:00 PM.

To join via Zoom: https://zoom.us/j/98874840760
or Dial: (669) 900-6833 Webinar ID: 988 7484 0760

At this meeting, Contra Costa Health’s Hazardous Materials Programs (CCHHMP) will discuss the findings from the Independent Incident Investigation/Root Cause Analysis and receive comments about the report.

A copy of the report can be found at the following link: https://cchealth.prod.govaccess.org/home/showdocument?id=29932&t=638471488684042938

More about the release

MRC had a particulate matter release from their Fluid Catalytic Cracking Unit (CCU) on November 24-25, 2022. This release was estimated to have emitted 20-24 tons of fine particulate matter, called spent catalyst, into the surrounding community. TheCounty, working with an Oversight Committee, hired Scott Berger and Associates to perform the incident investigation. TheOversight Committee included members of the community, the City of Martinez, the City of Benicia, United Steel Workers, a refinery representative, and CCHHMP.

If you are interested and are available, attend the Public Meeting or submit comments on the report to Hazmat.Arpteam@cchealth.org or mail comments to the following address:

Contra Costa Health Hazardous Materials Programs
Attn: Michael Dossey
4585 Pacheco Blvd., Ste. 100
Martinez, CA 94553


More about Contra Costa’s search for accountability and transparency from refineries on BenIndy:

Elsewhere:

For safe and healthy communities…