Benicia Mayor Steve Young, Vice Mayor Terry Scott, and City Council Members Tom Campbell, Trevor Macenski, and Kari Birdseye have endorsed YES votes on Measures F, G and H for Benicia’s future. They are joined by the Napa-Solano Central Labor Council, Solano County Democratic Party, Benicia Police Officers’ Association, Benicia Dispatchers’ Association, the Fire people, and the Solano Association of Relators. | Images from City of Benicia and organizations’ sites.
November 3, 2024
Dear Benicia Voters,
As your City Council, we are unified in supporting Measures F, G, and H, which represent a lasting investment in Benicia’s future—strengthening our roads, enhancing infrastructure, and preserving essential services that safeguard our quality of life.
These measures weren’t proposed lightly. They reflect thoughtful planning and a vision to secure a stable, vibrant Benicia for generations to come.
While new taxes can be challenging, they’re a pathway to achieving a resilient city that thrives.
The strength of this vision is reflected in the broad support we’ve received from the Benicia Police Officers Association, Benicia Dispatchers Association, Benicia Fire Association, Solano County Association of Realtors, Napa-Solano Labor Council, California Democratic Party, and many other organizations. With these measures, we’re building a legacy of excellence and reliability that our city deserves.
Let’s come together and Believe in Benicia’s bright future.
Here’s what each measure will accomplish:
Measure F – Street Repair Sales Tax
A citizen-initiative 0.5% (half-cent) sales tax
Dedicated exclusively to street repair
Includes oversight by an independent citizens committee
Revenue cannot be used for any other purpose
Measure G – Limited Charter City Status
Establishes Benicia as a Limited Charter City
Limited and Sole purpose is to enable implementation of the Real Property Transfer Tax (Measure H).
Measure H – Real Property Transfer Tax (RPTT)
Applies to residential and commercial property sales
Includes important exemptions:
Family transfers (spouse, children, parents, grandparents)
Property transfers into trusts
Mortgage refinancing
Creates a sustainable revenue source as Benicia grows with new housing development.
RPTT is a one-time tax (closing cost) only affecting sale of residential and commercial property and can be paid by either party or negotiated.
We strongly believe these Measures will significantly improve Benicia’s future.
While we encourage your support, we most appreciate your thoughtful consideration of both supporting and opposing arguments. Your engagement in this process ensures that the outcome truly reflects our community’s will.
Thank you for your participation in this crucial decision-making process.
Sincerely,
The Benicia City Council
Mayor Steve Young
Vice Mayor Terry Scott
Council Member Trevor Macenski
Council Member Kari Birdseye
Council Member Tom Campbell
Christina Gilpin-Hayes, endorsed candidate for Benicia City Council. | Campaign photo.
My name is Christina Gilpin-Hayes, and as you may have heard, I’m running for Benicia City Council. Before I tell you about my qualifications and why I’m asking for your vote, let me say that it has truly been an honor to run for Council. I have enjoyed every moment of this election season so far—meeting neighbors who have become friends, knocking on doors, and being welcomed into homes to listen to concerns and engage with our community members. It has been a rewarding experience that reinforces my commitment to serving our community.
I find joy in this process. Even neighbors who may not agree with me or are voting for another candidate have shared their stories and experiences with me. This is what community means to me. Even when we don’t agree, there is an opportunity to communicate.
Now, a bit more about me: I have a Bachelor’s Degree in Business Communication and Organizational Behavior, along with a background in law and finance. I was previously employed as a corporate paralegal supporting startup companies and large technology firms. I eventually moved into a leadership role at a large firm, managing a team of approximately 100. After a brief stint at an investment bank, I returned to law firm life, where I now manage a team developing legal tech software to make legal services more efficient and, hopefully, less expensive. In my professional life, I’vemanaged people and budgets, and I have experience making tough decisions when necessary. In my opinion, all of these responsibilities can be fulfilled with empathy, care, and creativity.
Personally, I am passionate about community organizing. I am the founder of the Benicia LGBTQIA Network and an avid animal rescuer. My wife and I moved to Benicia in early 2021 and instantly fell in love with this community; we knew it was home for us. I’ve always been politically and socially active, volunteering for multiple local, state, and federal campaigns over the years, including working on the legal Election Protection Team for two presidential elections to ensure voters had access to the polls across the country. I believe in the democratic process, and that’s just one of the reasons I’m running for Benicia City Council. I’d like to answer some of the questions I’ve encountered on the campaign trail in Benicia.
WHERE DO I STAND ON THE ISSUES?
I am in favor of Measures F, G, and H.
Measure F
I know our community is experiencing tax fatigue, and the city is asking us to contribute more. I understand; I really don’t want to pay more taxes either. However, with Measure F, we can contribute a small amount when dining out or purchasing items, which will help address some of our road issues. For an $80 dinner at Baxter’s, one of my favorite Benicia restaurants, the tax I will pay on that meal will increase from $7.30 to $7.70. I am comfortable paying the additional $0.40 to help the city start making a dent in the backlog of roads that badly need repair and repaving. I also appreciate that there will be a community oversight committee to ensure that this money is used as intended by voters. Additionally, even if Measure F passes, our tax rate will still be lower than many of our neighboring communities.
Measures G and H:
There is a lot of misinformation floating around about these measures, leading to confusion. I’ve met homeowners who thought that voting in favor of these measures would result in immediate reassessments of their homes. To be clear, that is not accurate. First, Measure H cannot be implemented without Measure G. A General Law City, which is what Benicia currently is, cannot implement a city transfer tax. If Measure H is approved, together with Measure G, it means real property sales will be assessed a city transfer tax, and while I understand the frustration with being asked to contribute more, this measure will enable the city to plan for the future. I’ve heard questions like, “Why didn’t the city anticipate this?” or “Why didn’t the previous council do something to ensure we could collect on X, Y, or Z?” This measure provides the city with that opportunity. It means when new developments occur, the city will receive a transfer tax, ensuring that new residents contribute to our beautiful community to fund city needs, such as necessary infrastructure, police, and fire. Additionally, if any commercial properties—yes, including Valero—ever sell, the city will receive funding from those sales. We want to avoid a situation where, in 2, 5, or 10 years, sales occur from new housing developments or a large commercial property, and the city has not planned for it.
What about budget cuts?
One thing is certain: we cannot cut our way to a balanced budget. This community has made its priorities clear, and public safety is a top concern. This means maintaining staffing levels for police and fire. To achieve this, we must compensate our public safety staff at a level consistent with neighboring communities. In my conversation with the Police Chief, he indicated that we have already lost five police officers in 2024 alone. While there will be opportunities to reduce staff in certain departments in the coming years, that alone will not bridge the budget gap.
We also cannot cut consultant fees as a way to balance the budget. Consultants provide efficient and cost-effective services without the long-term obligations that permanent employees require. Hired city staff require benefits and pension contributions. Consultants can be brought in when needed without those long-term commitments. Moreover, many items on the consultant list are supported by this community, such as automated license plate readers and the goats for vegetation management, among others. We could eliminate all of those and save quite a bit of money, but then would we hire full-time shepherds and purchase a herd of goats to cancel that contract, or do away with the Automated License Plate Readers that assist our Police Department, or even hire a team of full-time city attorneys with the appropriate specialties to replace our contracted City Attorney, which would also come with benefits and pensions? Additionally, some of the consultants the city has engaged over the past two years have helped ensure compliance with state housing requirements. The city does not maintain full-time staff to manage all of its needs, as doing so would inflate the budget far beyond the consultant fees we currently pay.
Relying on the termination of consultant contracts to find money to balance the budget or fix our roads is short-sighted and unrealistic.
Our Budget/Long-Term Economic Goals
These tax measures are not a magic solution; they are merely a starting point. We must continue to make significant plans, regardless of whether these measures pass. We need to focus on attracting new commercial opportunities, which means city leaders must identify ways to leverage relationships and encourage businesses to consider Benicia. This may involve collaborating with commercial property owners to assist in identifying potential businesses for vacant properties, particularly those that would generate sales tax revenue. Warehouses do not typically generate revenue for the city. My focus would initially be on our industrial park. While Main Street is the crown jewel of Benicia, it accounts for only about 7% of our total sales tax revenue. We should continue to support all our Main Street businesses, but initially, we should prioritize new commercial opportunities in the industrial park. This won’t be easy, but it can be achieved if we work together—city leaders, city staff, the Benicia Industrial Park Association, and the community at large. The time for the City Council to act is now. We must focus on what’s next for Benicia to diversify our revenue streams, which is essential for our city’s long-term financial health, and we must engage every voice to do what’s right for Benicia.
The Industrial Safety Ordinance
I believe we need a strong Industrial Safety Ordinance (ISO). We are the only refinery city in the Bay Area without one. City leaders would be doing a disservice to the community if they did not ensure Benicia’s long-term environmental safety in all industrial settings. I have read the draft ISO, the community comments, Valero’s comments, as well as Solano County’s comments. I hope the ISO can be implemented without litigation and that all interested parties can agree to prioritize the environment and public safety.
Other Issues
While these issues don’t necessarily touch the city directly, I think it’s important for you, the Benicia voter, to know where I stand:
I am pro-choice. Since I turned 18, I have actively advocated for and defended a woman’s right to control her own body and decisions.
I support marriage equality. I campaigned and canvassed with Equality California to overturn Prop 8 and am emphatically voting for Proposition 3, which will finally repeal Prop 8 language from the California constitution.
I advocate for a living wage and will be voting “yes” on the state minimum wage proposition.
While this isn’t necessarily a city, county, or state issue, as mentioned, I am an avid animal rescuer, and if you have a dog, I’m more than likely going to greet your dog first.
In Closing
Mayor Steve Young, Vice Mayor Terry Scott, and Council Member Kari Birdseye have provided invaluable information and support throughout this process, and I’m a better candidate for it. I am truly grateful for all of the current and former leaders of this city, as well as long-time Benicians, who have been willing to invite me into their homes and lives, talk to me, and share information.
If you watched the Benicia Chamber of Commerce candidate forum or attended any of my campaign events, you’ll know I don’t take myself too seriously. I smile a lot and genuinely find joy in my work, my life, and this campaign process. You might wonder if I have the chops to do this job if I’m cracking jokes. I assure you, I do. I am a leader in my industry and my community, and when it’s time to get down to business, I do so with ease—but always with a smile on my face.
I will champion Benicia and remain accessible to hear your concerns, even if we don’t agree. I hope you’ll take some time to get to know me, and I ask for your vote on November 5th or via your mail-in ballot.
The Benicia Independent and its Founder/Editor Emeritus, Roger Straw, have also wholeheartedly endorsed Christina Gilpin-Hayes for Benicia City Council. Her genuine passion for our amazing community, combined with her ability to connect with residents and listen to their concerns, truly sets her apart as the best candidate in this field. Christina is the right leader for Benicia.
This ad was first published in the Benicia Herald on October 19, 2024. The Herald does not have an online edition. Supporting local journalism is crucial for ensuring communities are informed and facilitates transparency and accountability during important local events like this one. You can subscribe to the Herald by email at beniciacirculation@gmail.com or by phone at 707-745-6838.
Benicia resident and author Stephen Golub, A Promised Land
By Stephen Golub, first published in the Benicia Herald on October 13, 2024
When we think about courage, the kinds of things that come to mind are police taking on violent criminals or firefighters rushing into burning buildings. We don’t think of city officials poring over spreadsheets and budget documents.
But when it comes to this year’s mayoral and City Council elections, there’s an admirable element of courage at play. This is a central reason I’m endorsing Mayor Steve Young for reelection, as well as Christina Gilpin-Hayes and (current Council Member) Trevor Macenski for City Council.
They all also merit support for additional reasons that go beyond our budget crisis, including the initiative and energy they’ll bring to these (largely uncompensated) jobs. But with respect to that crisis, they’ve earned respect by biting the bullet and backing the three revenue-enhancing measures on the Benicia ballot, involving a small sales tax increase for road repair and introduction of a modest real estate transfer tax for more general purposes.
Retiring Benicia Council Member Tom Campbell has endorsed Gilpin-Hayes for City Council, along with Mayor Steve Young, Vice Mayor Terry Scott, and Council Member Kari Birdseye. | City of Benicia.
Regrettably, as demonstrated by retiring Council Member Tom Cambell in his October 9 letter to the Herald, the responsibility shown by Young, Gilpin-Hayes and Macenski sharply contrasts with an erroneous budgetary approach taken by a twice-defeated (and once victorious) current Council candidate, Republican Lionel Largaespada. Not one to mince words, Campbell describes Largaespada’s number-juggling in terms of “voodoo math.”
As ably analyzed by Campbell, Largaespada’s misleading approach includes incorrectly claiming that he’s “found” enough existing City money to cover road repair and identifying supposedly excessive spending on outside contracting services – even though such services in fact are essential or even crucial to Benicia (and, I’d add, would most likely be more expensive if carried out by City personnel).
Campbell further explains that “Largaespada never talked to anyone in the [City’s] finance department or the City Manager’s department about his plan.” Finally, demonstrating some fine institutional memory, Campbell points to the video of a specific Council meeting to assert that in 2019, while on the Council( before being defeated in 2022), Largaespada backed a higher sales tax than the one candidate Largaespada now opposes. He was apparently for that kind of tax before he was against it.
All this worries me in three ways.
First, with 44 percent of the City budget going to fire and police protection, there seems no way to adopt Largaespada’s apparent voodoo math without cutting that essential protection. It could also mean deteriorating roads and other City services, as well as a failure to repair City buildings and facilities, such as the Police headquarters, the Senior Center, the Swim Center, the library and a host of other structures.
Second, Campbell does not stand alone in his refutation of Largaespada’s math. His critique is part of a broad consensus of criticism that I’ve heard from responsible Benicians across the political spectrum, ranging from business-centric to progressive circles.
Finally, if Largaespada brings this questionable approach to the budget, one must wonder about his judgment in handling other pressing issues Benicia faces – not least safety and health challenges presented by Texas-based Valero, who’s dangerous crude-by-rail “bomb train” plan he backed several years ago and which has massively, indirectly supported him through political action committee spending over the years – often through misleading ads that unfairly attack his opponents.
I don’t like criticizing Largaespada in these pages. He is a good, bright person. But I don’t like the possibility of gutting City services hanging over our heads either, especially when Campbell and many other experts refute his calculations.
Back to courage and judgment: It’s hard to tell people we need additional taxes. It’s harder still to put one’s political career on the line to do so. But Mayor Young has led the way in dedicating much of his campaign to that, in order to right the City’s fiscal ship for now and into the future.
The Benicia Save Our Streets Committee are fighting to pass Measure F to fix out streets.
Thus, he’s backing Ballot Measure F, the product of a citizen initiative that gathered over 2,000 signatures, which will increase the sales tax on non-grocery items by a small amount (to still less than a number of other Bay Area communities) in order to ensure that road repair is fully funded.
He’s similarly backing Measures G and H, which together will allow the City to raise funds to help close our looming budget deficits via a modest transfer tax on real estate sales – with key exceptions such as no tax in the case of inheritance or divorce.
A real value of G and H is that with state-mandated additions of housing to Benicia, other possible housing developments on the horizon and the possibility of Valero selling its refinery down the line, large chunks of revenue could be generated by the transfer tax without imposing any costs on current Benicia residents.
I won’t delve into the pros and cons of these three measures beyond very briefly addressing certain frequently heard counter-arguments.
For instance, aren’t City employees overpaid or isn’t the City overstaffed? No. In fact, sometimes Benicia does not even match the going rate for some jobs in other municipalities, which has meant losing valuable staff to them and the resulting expense of recruiting and hiring replacements. And Benicia has made staff consolidations to streamline its operations.
Or, why can’t we renegotiate employee pensions? Because we’re bound by law to honor them.
For these reasons and many more, all three measures have the support of Benicia’s public safety unions, the Solano County Association of Realtors, the County’s Democratic Party and many other organizations and individuals across the political spectrum.
The budget crisis isn’t at all the only reason I’m backing Steve Young for Mayor. He displays an even keel in leading the City, as evidenced by the calm stewardship he showed during the pandemic. He offers various sensible plans and projects to enhance our business climate and quality of life. Such initiatives will yield additional revenues down the line without imposing additional taxes.
I have not addressed Macenski’s candidacy much because, as a popular incumbent, he does not seem to need the same level of discussion as newcomer Gilpin-Hayes, whom I’ve previously, enthusiastically endorsed. Suffice to say that he is a very sharp individual who brings great knowledge to consideration of many city issues.
Smoke from the Valero Benicia refinery during a 2017 incident. | Bay Area Air Quality Management District.
There is, however, one regard in which I wish Gilpin-Hayes, Macenski and especially Young were stronger: the proposed Industrial Safety Ordinance (ISO) that Vice Mayor Scott, Council Member Birdseye and several other individuals have labored over for the past year. All three have cautiously endorsed aspects of it in principle, which is understandable. But as a matter of leadership and legacy, and of safety and health, stronger and clearer support would be welcome in the lead-up to the election – especially in contrast with the eventual unsupportive stance we might expect from Largaespada in view of his past backing by Texas-based Valero.
I have not addressed the candidacies of Kevin Kirby for Mayor and (former Valero and Exxon Mobil employee) Franz Rosenthal for City Council because, while they both came across as nice folks in a recent forum organized by the Benicia High School debate team, neither have matched the focus or knowledge of Young, Gilpin-Hayes, Macenski or Largaespada– whether at that forum or online – regarding the crucial issues confronting Benicia. The one exception is former Valero and Exxon Mobil employee Rosenthal’s clear opposition to the ISO.
In addition, given Rosenthal’s apparent extremely late entry into the race, one wonders whether, as the other new face in the Council contest, he’ll counterproductively take votes away from the energetic and well-qualified newcomer Gilpin-Hayes.
To sum up: For their courage, judgement and many more reasons, I hope that Benicians will work for, donate to and above all vote for Young, Gilpin-Hayes and Macenski for Mayor and City Council Members. Benicia needs the sound, responsible, energetic approaches they bring to the table.
[Note: I have donated to the Young and Gilpin-Hayes campaigns.]
The BenIndy has also endorsed Christina Gilpin-Hayes for City Council. Learn more about her campaign by clicking the image below and visiting her website
By Mayor Steve Young, originally published in the Benicia Herald on October 6, 2024
Over the past four years of serving as your Mayor, I’ve been immensely proud of our Council’s achievements. We’ve made tough decisions, some of them unpopular.
However, these decisions have significantly streamlined and improved our City’s processes, finances, and safety services.
As we continue to build on the progress we’ve made, it’s crucial to address our City’s ongoing needs to ensure a thriving future for Benicia. We have proposed Measures G and H for your consideration, which are designed to enhance Benicia’s future financial stability and infrastructure.
Together, these measures will empower Benicia to better manage its resources and address the critical needs of our community. By supporting Measures G and H, we can continue to build a stronger, more resilient Benicia for all residents.
However, I’ve become aware that there’s significant misinformation circulating about these measures. Given that, I would like to dispel some of the misleading, falsehoods and rumors surrounding them.
First, the Sept. 22 op-ed by the Committee against G and H included the following statement:
“Measure G will give City Hall the green light to increase permit fees, license taxes, parking fees, usage fees and special assessments beyond the caps.”
This is misleading:
As a General Law City we already have the power and the authority to raise fees such as parking and building permits without a vote of the people. Switching to a Charter City would not affect this in any way. Raising Water rates and fees for Lighting and Landscaping Districts requires a vote by ratepayers through a voting process governed by proposition 218. Our proposed Charter City Measure does nothing to change this.
Other concerns I have heard include:
“Measure H will rob my kids of their inheritance if I pass my house on to them.”
False: The tax only applies if the property is sold. There is not tax if the property is transferred to family members through inheritance or divorce.
“Measure H will raise taxes for renters.”
False: If an owner of a rental complex sells a property, it is possible the new owner may raise rents. But a current or future owner can already do so within the limits of California law, and it would not be due to this proposed, minimal increase to one-time closing costs.
“If the measures pass, the money will just go into the black hole of the General Fund where it will be spent on salaries for city workers who are backing the measures.”
False: Earlier this year, this City Council passed a policy stating that any surplus funds (including any from Measure H) would be placed into the capital reserve fund. To spend any funds from the capital reserve now requires a super-majority 4/5 vote.
The larger impact of Measure H is being missed.
While residential sales only average 250-300 houses per year (and are on track to be less than 200 this year), we need to look into the future.
The Seeno property (Northern Gateway) will likely be developed in the next few years. That proposal calls for the construction of 1,100 homes. If sold at the current average Benicia single family sales price of $880,000, these transfers could generate nearly $4 million for Benicia —if tax Measures G and H were approved.
Importantly, the tax would be paid by either the developer or the home buyers, not Benicians.
There is also the possibility that Valero may, at some point, decide to sell the refinery. At its current value of around $2 billion, a sale would generate $16 million for Benicia…paid either by Valero or another oil company, not Benicians.
Additionally, the number of commercial properties listed for sale in Benicia represents another potential revenue source.
For example, the Economic Development Board reported this month that there are 18 active commercial properties in Benicia that are listed for sale which total over $30 million– taxes on those sales would be taxes paid by the commercial buyer– if tax measures G and H were approved.
At $4/6/8 dollars per $1,000 (depending on purchase price), there’s a significant amount of money that would be left on the table that Measures G and H would provide.
All the above represents real money for our future which would dwarf the amount paid by Benicians on the sale of their homes.
I understand that people don’t like paying taxes. I don’t like paying taxes either. But the City has, over the course of months and years of careful planning under City staff and our leadership, developed a comprehensive plan to address our looming infrastructure challenges. A crucial part of the plan rests on the passage of these tax Measures.
Voting against the passage of these Measures is a vote to do nothing.
It is a vote to kick the can down the road yet again, and not face our future with open eyes.
It is a vote to watch as our roads and other facilities continue to fall further into disrepair.
It is a vote for a future of higher costs and diminished quality of life for Benicia.
Please join me and the rest of City Council, labor and citizens groups and vote for Measures F, G and H.
Let’s stop kicking the can down the road. Let’s work together to make hard decisions today that will provide for a stronger, vibrant, more fiscally sound Benicia tomorrow.
You must be logged in to post a comment.