Category Archives: California Environmental Quality Act (CEQA)

Crude by rail comes to Richmond, California … without public notice or review

Repost from EARTHJUSTICE

Crude-by-rail Rolls into America’s Cities

Jessica Knoblauch  |  June 2, 2014
Soto and Peesapati stand near crude oil rail cars. The city of Richmond is in the background.
Communities for a Better Environment Organizer Andrés Soto and Earthjustice Attorney Suma Peesapati look over the railyard in Richmond, where highly explosive and toxic crude oil is being brought into the city.

In March of 2014, Andrés Soto confirmed his nagging fears: Mile-long trains loaded with highly explosive crude oil had been rolling through his hometown of Richmond, California, unannounced, since the previous September.

Soto, a longtime activist and organizer for Communities for a Better Environment, had previously heard about the oil industry’s push to bring crude-by-rail to the west coast. In late January, his organization came across an industry report highlighting the local rail yard’s intentions to allow the practice. The following month, crude-by-rail popped back up on Soto’s radar after a woman from La-Mégantic, Quebec, spoke to Richmond residents about how her town was destroyed after 63 tankers filled with explosive crude oil derailed and exploded, creating a fireball that killed 47 people.

Though the woman’s eyewitness account terrified him, Soto figured he would deal with the issue if and when it came to Richmond. He assumed, as most people would, that local residents would get plenty of time and opportunity to weigh in on any decision to allow crude-by-rail next to their homes, schools and businesses.

He was wrong.

A Glut of Oil, Brought on By Fracking and Tar Sands

Since late 2012, as hydraulic fracturing and tar sands drilling created a glut of oil, the industry has scrambled to transport as much of it as possible from remote drill sites in North Dakota and Canada to the east and west coasts, where it can potentially be shipped overseas to more lucrative markets. Along the way, these trains run through many small towns and main streets, underneath large cities and over bridges, and even along steep mountainsides and wetlands in pristine wilderness areas like Glacier National Park. But while communities along the tracks take on the risk of these volatile visitors, which occasionally derail and explode, they often aren’t told what’s in them, or even when they’ll be charging through.

“This latest betrayal is just part of a lifelong experience,” says Soto, who, as a Richmond native, has seen firsthand the many environmental injustices forced upon residents of this industrial town. The city has around 400 pollution sites and the surrounding area has a high number of industrial accidents, making Richmond’s county, one of the most dangerous places to live.” Many Richmond residents suffer high rates of asthma, cancer and heart disease. Some of Soto’s own family members, who all grew up in Richmond, have been diagnosed with cancer and rare auto-immune diseases.

But the threat of crude-by-rail is not unique to industrial towns like Richmond. Because trains have played such a major role in shaping America over the past two centuries, today you can find them in every kind of community, carrying benign goods like grain, hogs and, of course, us. But with the growth in crude-by-rail, coupled with lax regulations, these icons of American culture are viewed more warily as their foreboding tank cars chug by, filled with crude oil and marked with barely perceptible warning signs.

Oil rail shipments have increased 6,000 percent from 2008 to 2014, which adds up to about 800,000 barrels of oil transported across America per day, according to the National Transportation Safety Board. The increase in rail traffic, however, has not been met with increased regulatory scrutiny. For example, oil trains are not subject to the same strict routing requirements placed on other hazardous materials, so while trains carrying chlorine are barred from travel through the middle of cities, trains carrying explosive crude oil can pass through with no problem.

In addition, over the past two decades, the National Transportation Safety Board has warned, to no avail, that older tank cars known as DOT-111’s, which make up 69 percent of the U.S. tank car fleet, are prone to puncturing during an accident. These so-called “soda cans on wheels” were first designed in the 1960s to carry harmless materials like corn syrup, yet about 92,000 of them are now used to transport hazardous chemicals (with only 14,000 of those tank cars built to the latest safety industry standards).

Also, fire departments, police and first responders often don’t know basic safety information, like whether a train passing through their town will be carrying extremely flammable Bakken shale oil from North Dakota, or tar sands oil from Alberta, Canada, which is notoriously difficult to clean up. As a result, many communities learn of crude by rail projects by accident—or because of one.

 

Map of major freight lines and major accidents since 2012.

More crude oil was spilled in U.S. rail incidents in 2013 than was spilled in the nearly four decades since the federal government began collecting data on such spills.  Data: ESRI; Federal Railroad Administration; Bureau of Transportation Statistics

Lack of Environmental, Public Review, Despite Accidents

Given the lack of regulations and increased rail traffic, it’s not surprising that crude-by-rail accidents have skyrocketed, spilling oil, starting fires, causing explosions and tragically costing lives. The largest accident happened in July of 2013 in Quebec, but since then a number of derailments have occurred, including an accident in Lynchburg, Virginia, where a train carrying crude oil derailed in the downtown area, creating a 200-foot high fireball, prompting the evacuation of some 300 people, and spilling crude into the nearby river.

Yet, shipping crude-by-rail has, so far, escaped significant environmental and public review. This is partly because it is so new and partly because many of the permitting decisions—decisions that will impact thousands of citizens—are being made at the most local of planning levels. Only recently, in response to community outcry and litigation, have these decisions been brought to the public’s attention. And where full and complete environmental and public health reviews have begun, citizens, officials and scientists have largely been opposed to these projects and their risks.

Soto and Peesapati stand near crude oil rail cars. The city of Richmond is in the background.

Soto and Peesapati stand near crude oil rail cars. The city of Richmond is in the background.  Chris Jordan-Bloch / Earthjustice

Richmond residents found out from news reports that crude-by-rail was going through their city only after local media spotted the trains in Richmond’s rail yard, about a half-mile from an elementary school. State officials with the California Energy Commission didn’t know about the project, and the only agency that did was the local air quality district, which issued an operating permit to Kinder Morgan in February of 2014 without any notice or public process. Though the California Environmental Quality Act requires regulatory agencies to conduct full environmental impact assessments of such projects, the air district avoided its responsibilities by putting the project in the same category as vehicle registration and dog licenses.

“I was flabbergasted,” Earthjustice attorney Suma Peesapati told local television station KPIX after it broke the story. “This just happened under the cover of night.”

Earthjustice quickly sued Kinder Morgan and the air district on behalf of environmental justice and conservation groups for ignoring the well-known and potentially catastrophic risks to public health and safety, and for turning a blind eye to permitting the project in an already polluted and overburdened low-income community.

Similar stories of “discovering” these pipelines on wheels can be found all across the country.

In Hoquiam, Washington, a small town in Grays Harbor, people were largely unaware of plans to turn the major estuary, which is home to commercial and tribal fishing, into an industrial crude oil zone.

Members of the Quinault Indian Nation, outraged at plans to build three crude oil shipping terminals, which threaten the tribe’s treaty-protected fishing and gathering rights, turned to Earthjustice after local agencies permitted the projects based on the conclusion that they would have no significant environmental impact.

An aerial view of Grays Harbor, WA, where planned crude oil terminals threaten treaty-protected fishing and gathering rights.

An aerial view of Grays Harbor, WA, where planned crude oil terminals threaten treaty-protected fishing and gathering rights.  Photo courtesy of Quinault Indian Nation

“It makes no sense whatsoever to allow Big Oil to invade our region,” says Fawn Sharp, president of the Quinault Indian Nation. “We all have too much at stake to place ourselves square in the path of this onrushing deluge of pollution, to allow mile-long trains to divide our communities and jeopardize our air, land and waters.”

The Quinault and a group of conservation organizations appealed the permits. And in October of 2013, the Washington Shorelines Hearings Board agreed with the tribe, rejecting the permits for the proposed terminals for failure to address significant public safety and environmental issues. Two of the terminal projects have begun full environmental review processes, and the tribe and local community are fully engaged in opposing them.

On the other side of the country, many residents of a housing project in Albany, New York, discovered that crude-by-rail was coming only after they started seeing—and hearing—long lines of oil-filled rail cars chugging close to their homes and the community playground. They soon found out that in 2012 Global Companies LLC received state permits allowing it to double crude oil storage and loading capabilities at its Port of Albany terminal.

To access the port—which adjoins low-income communities and a playground and is within blocks of an elementary school, a senior facility and a center for the disabled—trains carrying the explosive crude travel a rail line that passes directly through the heart of the city. Yet, the State Department of Conservation approved the project without requiring a full environmental impact review and without complying with its own environmental justice policy, which requires community participation and input on such proposals.

“Some of our clients can literally stick their hand out of their kitchen window and almost touch the trains going by,” says Earthjustice attorney Christopher Amato, who, on behalf of a number of groups sent a letter to the New York Department of Conservation, asking the agency to require a full environmental assessment that takes into account not just the rail project but all of the impacts that will come with turning the Port of Albany into a major oil shipping hub.

In March of 2014, Albany residents successfully convinced the county to halt the expansion plans. The news followed pressure by a broad coalition—including community and environmental groups like Earthjustice.

Crude-by-Rail Proposals Continue, as Communities Take Action

Despite significant pushback from communities, the oil and gas industry continues to ramp up its crude-by-rail operations to take advantage of the current fracking boom around the country. In Washington, Oregon, and California, there are more than a dozen known proposals for new or expanded crude-by-rail capacity.

In addition, certain members of Congress are calling for the lifting or loosening of the ban on crude oil export to other countries.

“Both coasts are in the crosshairs of the oil industry,” says Kristen Boyles, an Earthjustice attorney who represents tribes and conservation groups in Washington and Oregon who are fighting crude-by-rail.

In February of 2014, the Department of Transportation took the first initial steps to making crude-by-rail safer now, issuing an order that requires railroads to inform state emergency management officials about the movement of large shipments of crude oil through their states and urging shippers to avoid using older model tanks cars that are easily ruptured in accidents.

Residents applaud at Berkeley City Hall, following a vote in March 2014, opposing a proposed crude-by-rail project.

Residents applaud at Berkeley City Hall, following a vote in March 2014, opposing a proposed crude-by-rail project.  Mauricio Castillo / Earthjustice

In addition, communities, no longer content to just lie down on the tracks and hope for additional regulations, are taking matters into their own hands. In December of 2013, two Chicago aldermen proposed that its City Council declare the DOT-111 tank cars a “public nuisance” and ban them from the city. And in February and March of 2014, city councils in Spokane, Seattle and Bellingham, Washington, passed resolutions requiring greater disclosures by railroads on traffic and routes, while Minnesota and the Washington state legislatures debated rail safety bills. Most recently, the city of Richmond and the neighboring city of Berkeley passed resolutions demanding tighter regulations or outright bans of the shipping of crude-by-rail through their communities.

“We didn’t go looking for this fight,” says Soto, who has spent much of his life fighting social injustice and shows no signs of slowing down. “But we’re going to fight it all the same.”

Contra Costa Times editorial: Shell’s new plan may serve to blaze new trail

Repost from The Contra Costa Times
[This editorial also appeared on May 24, 2014 in the print edition of the Vallejo Times Herald.]

Contra Costa Times editorial: Shell’s new plan may serve to blaze new trail

05/22/2014
The Shell Refinery is seen in Martinez, Calif. on Monday, May 6, 2013. The Bay Area's five refineries have moved toward acquiring controversial Canadian tar sands crude through rail delivery. (Kristopher Skinner/Bay Area News Group)
The Shell Refinery is seen in Martinez, Calif. on Monday, May 6, 2013. The Bay Area’s five refineries have moved toward acquiring controversial Canadian tar sands crude through rail delivery. (Kristopher Skinner/Bay Area News Group)

Discussions about reducing California’s greenhouse gas emissions often become both heated and hyperbolic. But a plan being advanced by one of the East Bay leading refineries should be neither.

The management of Shell Oil’s Martinez refinery has decided that it can operate effectively at current levels without using heavy crude oil as a base in some of its operations. Heavy crude requires much more energy, water and heat to process than the lighter crude.

We were thrilled to learn that Shell has filed paperwork with the county regarding its intent to shut down its coker operation, one of its dirtiest processes. Shell plans to replace it with processes that handle lighter crude, but not the more volatile bakken crude.

That is, indeed, good news for Shell’s neighbors in Martinez, but it is even better news for the environment.

Shell General manager Paul Gabbard told our editorial board that the process change will cut the refinery’s greenhouse gas emissions by 700,000 metric tons a year, which he said is equivalent to taking 100,000 cars off the roads.

It is not insignificant, especially during a drought, that this process change also will cut Shell’s water use by an estimated 15 percent. That works out to a savings of about 1,000 gallons of water per minute.

There also will be about 300 temporary construction jobs for local workers as the conversion is made.

But the biggest news is that Shell officials think this change, which they hope to have completed by 2018, will allow the refinery to meet the state’s stringent standards for greenhouse gas reduction before the 2020 deadline.

In 2006 the Legislature passed AB32, California’s landmark effort to decrease greenhouse gas emissions. Most oil refiners in the state were not happy about the law.

After all, the legislation was designed to dramatically reduce the levels of six different emissions that are quite often associated with the manufacture of petroleum products.

Not only did it seek to reduce the levels of carbon dioxide, methane, nitrous oxide, sulfur hexafluoride, hydrofluorocarbons and perfluorocarbons emitted, it sought to do so by a whopping 25 percent statewide by 2020.

Many companies moaned that its target emissions were impossible to meet. The bill implicitly acknowledged that the goals were ambitious because it instructed the California Air Resources Board to develop regulations and “market mechanisms” that could allow for industrial operations that couldn’t meet the standards to purchase pollution credits through an auction from operations that had excess credits.

But if Shell’s reckoning is correct, and we think it is, it won’t need to do that — and this action could blaze a dramatic new trail that others in the industry should consider following.

Earthjustice lawsuit against Kinder Morgan & BAAQMD – case overview

Repost from EARTHJUSTICE … because the Earth needs a good lawyer …

Challenging Crude-by-Rail Shipments to California’s Bay Area

The City of Richmond, home to a Chevron refinery and tank farm, is already burdened by intense pollution caused by the fossil fuel industry.The City of Richmond in California’s Bay Area is already burdened by intense pollution caused by the fossil fuel industry.  Chris Jordan-Bloch / Earthjustice

CASE OVERVIEW

Earthjustice, on behalf of Communities for a Better Environment, the Asian Pacific Environmental Network, the Sierra Club, and the Natural Resources Defense Council, has filed a lawsuit against Kinder Morgan and the Bay Area Air Quality Management District to halt the shipment of highly explosive and toxic crude oil into the City of Richmond, a community already burdened by intense pollution caused by the fossil fuel industry.

The Air District issued Kinder Morgan a permit to operate its crude-by-rail project in early February, without any notice to the public or environmental and health review.  The case asks the court to halt operations immediately while the project undergoes a full and transparent review under the California Environmental Quality Act (CEQA).

Members of the Richmond community, perhaps even members of the BAAQMD’s Board of Directors, did not know that a permit to transport crude oil had been issued for over a month.  According to longtime resident of Richmond and CBE organizer Andres Soto, the community is tired of being blind-sided and ignored.

Berkeley and Richmond city councils have voted to oppose crude-by-rail plans that involved trains running through their cities. The number of trains carrying crude oil around the country has risen dramatically in the last two to three years, due to the increased drilling in both the Alberta tar sands in Canada and the Bakken shale oil area of North Dakota.

The California Public Utilities Commission, office of Rail Safety, released a report in November 2013 listing a number of alarming railway safety concerns associated with the increased movement of crude oil by rail through California. The report specifically identifies California’s railroad bridges as a significant rail safety risk.

Bakken crude is extremely explosive and toxic. In January of 2014, the U.S. federal agency that regulates hazardous materials on the rails issued an alert, stating that Bakken crude may be more flammable than other types of crude. And in July of 2013, a train carrying crude oil derailed and exploded in a town in Quebec, Canada, killing 47 local residents and destroying most of the downtown area.

Benicia Herald: Release date of Valero DEIR, background

Repost from The Benicia Herald
[Editor: Note in the concluding paragraphs: “Million said city staff and refinery employees have been in conversation as the review draft has been prepared….This is typical of any application…’We work with an applicant to get them on board.'”  This should not be news, nor surprising, but it underscores the impression among citizen-opponents of the project that our City is a willing partner with Valero.  It will be interesting to see what mitigations and conditions have been written into the DEIR so as not to stand as “deal breakers” for the “applicant.”  – RS]

Crude-by-Rail plan review to be released June 10

May 1, 2014 by Donna Beth Weilenman

The draft of the Environmental Impact Report (EIR) being prepared for the Valero Crude-by-Rail Project will be released by June 10, Principal Planner Amy Million announced Thursday.

The long-awaited document will be given a 45-day public review, during which people may submit their comments, she said.

That review period ends July 25.

“We have been notified that the City’s independent evaluation and Draft Environmental Impact Review (DEIR) of Valero’s Crude-by-Rail project will be available for public comment by June 10,” Chris Howe, Benicia Valero Refinery director of health, safety, environment and government affairs, said in an email Thursday.

Those interested will be able to read the draft EIR on the city’s website, www.ci.benicia.ca.us, by clicking on the Department of Community Development, Planning and Current Projects links under “City Departments.”

They also will be able to examine paper copies at the Community Development Department desk at City Hall and at Benicia Public Library, Million said.

Should a member of the public request it, she said, the city would make CD copies available as well.

The Planning Commission will accept public comment on the matter during a hearing at its July 12 meeting at City Hall, Million said. However, no vote will be cast that night, she said.

Once the comments are received, the city will prepare its response to those observations.

Those comments and any changes to the environmental review will be incorporated into the draft when the city produces the final version of the EIR. “There could be additional information,” Million said.

Should those comments and responses mean the draft needs to be “substantially modified,” the review would be rewritten and undergo a complete recirculation, she said.

Otherwise, if the comments and modifications aren’t considered substantial, the final version of the review would be sent to the Planning Commission for its review and vote as part of the refinery’s use permit request for its rail project.

The commission’s decision would be final, unless an appeal is filed, Million said. Should that happen, the City Council would hear the appeal and render a decision, she said.

The refinery applied for a use permit early in 2013 to extend Union Pacific Railroad’s tracks into Valero property so crude from North American sources can be brought into the plant.

Refinery officials in their application stated that the crude brought by train would not be in addition to the oil that arrives by tanker ships or pipelines, but would be substitutions. Up to 70,000 barrels would arrive daily by rail car, supplanting the same volume Valero currently receives by other methods.

Valero officials, declining to provide what they called proprietary information to competitors, have been reluctant to say where the crude is being drilled. Unlike some oil companies, Valero drills no wells of its own, but buys its crude.

Various company officials, speaking on multiple occasions, have stressed that the raw product would be similar to what it receives at its own local port.

Some opponents to the project, however, have warned that the rail cars would bring in Canadian tar sands, which is a heavier substance made “sour” by a larger percentage of sulfur. Others have suggested the source would be the North American Bakken oil fields, described as much lighter and sweeter.

Bakken crude also has a lower flash point than many oils, and has been associated with several explosions that have occurred after train car derailments.

The most recent accident happened Wednesday in downtown Lynchburg, Va., after breaches apparently developed on some of the crude-carrying rail cars on a CSX train.

A fireball shot 200 feet into the air, according to some observers. Oil was reported leaking into the James River.

Though no injuries were reported initially, at least 300 people were evacuated and neighboring cities were told to switch to alternate water sources, according to reports describing the incident.

It was the latest in a series of fiery accidents on crude-carrying trains, though none is reported to involve Union Pacific, a company that, along with the Valero refinery, continues to stress its safety record. North American rail delivery of crude has increased dramatically in the last couple of years. In the third quarter of 2013 alone, trains delivered 66 million barrels of crude, much from the Bakken fields of North Dakota.

That amounts to approximately 900 percent of what was delivered during all of 2008.

Last July, 47 people in Lac-Megantic, Quebec, Canada, died when an unmanned parked oil tanker train came loose, derailed and caught fire. People were evacuated in Edmonton, Alberta, last October after another derailment.

Thousands of barrels of oil contaminated an Alabama marshland after an oil train spill last November. A month later, two trains in Casselton, N.D., collided. One carried soybeans; the other, a BNSF train, spilled about 400,000 gallons of crude when 18 tank cars  ruptured and caught fire.

In February, BNSF announced it was seeking vendors to deliver up to 5,000 tanker cars that are stronger than those currently in use. That’s an unusual move for a large carrier, which usually requires clients to buy or lease rail cars. The railroad said it would use the reinforced cars not only for crude but also for carrying ethanol.

At a March public meeting organized by its community advisory panel, Valero officials said the refinery also would use the stronger cars to bring crude to Benicia.

Unlike the U.S. Department of Transportation, Transport Canada announced April 23 that it would remove Department of Transportation-111 unpressurized tank cars from what it called “dangerous service,” saying they didn’t meet standards for carrying dangerous fuel.

In the United States, railroads are federally regulated, a fact that has worried some residents when they learn that state, county and city officials are limited in the controls they can impose on that industry.

The U.S. National Transportation Safety Board has recommended that federal regulators upgrade requirements for oil-carrying cars, most of which are the DOT-111s.

The Association of American Railroads, freight carriers and Amtrak, has endorsed the upgrade. DOT officials have said they have met resistance to that change from those in the oil industry.

In the interim, the AAR and U.S. Transportation Secretary Anthony Foxx have announced a series of voluntary operating practices for crude-by-rail shipments that began last February. By April, rail lines promised increased track inspections and upgraded braking systems on trains with 20 or more carloads of crude oil.

Railroads said by July they would be using the Rail Corridor Risk Management System to determine which routes would be safer for trains with 20 or more crude-carrying cars, reduce those trains’ speeds and install more wheel-bearing detectors, among other measures.

Originally, Valero employees had hoped the Crude-by-Rail Project would be wrapped up within a year of filing the application in February 2013.

But once the project was announced, City Hall received heavy public input.

Opponents that included both residents and parties outside the city expressed concern about hazards associated with rail delivery of crude, the trains’ impact on traffic near Interstate 680 and inside Benicia Industrial Park, dangers to nearby environmentally sensitive wetlands, the threat posed to Benicia’s neighbors from explosions and spills, and the cumulative impact of rail delivery of crude to other Bay Area refineries.

Proponents said the project would create construction jobs while it was being built, add jobs to Valero once it was complete and equip the local refinery to compete with industry rivals.

The project has received support from Valero’s neighbors, including AMPORTS, which operates the Port of Benicia, and members of the board of the Benicia Chamber of Commerce.

Residents and others packed several city meetings on the project, including a July 11, 2013, Planning Commission meeting at which 31 people spoke.

During such hearings, every chair in the Council chamber has been filled; people lined walls and sat on the floor, waiting to speak or to hear what others said.

Speakers usually were split, with about half speaking passionately in favor of the project and the same number just as determined in their opposition.

The city initially issued a notice of intent to adopt a mitigated negative declaration for the project, which launched a 30-day comment period that ended July 1, 2013. During that time, the city received 34 written comments, some of which were substantial in length. After the closing date, 27 more written comments arrived; comments continue to be sent to City Hall.

The Benicia-based Good Neighbor Steering Committee organized a meeting last year at which a variety of speakers opposed to the project, including Diane Bailey, senior scientist for the Natural Resources Defense Council, described hazards associated with the import of tar sands crude from Canada.

Because of the volume of comments, the city notified the Office of Planning and Research, Sacramento, Aug. 9, 2013, that it would prepare an Environmental Impact Report, a much lengthier examination than the mitigated negative declaration, to comply with California Environmental Protection Act requirements.

Valero officials said they concurred with the decision.

“We consulted with city staff and agreed to work with them to prepare an Environmental Impact Report (EIR) for the Crude-by-Rail Project,” Sue Fisher Jones, Valero Benicia Refinery public affairs manager, said at the time.

Even after the city announced its intent to have the have the EIR written, proponents and opponents continued to have meetings about the project.

Bailey returned to Benicia last March for a meeting organized by the Steering Committee of Benicians for a Safe and Healthy Community. Joining her were Andres Soto, who has organized Communities for a Better Environment that opposes the increased delivery of crude by rail in the Bay Area; Damien Luzzo of Davis, who expressed worries about dangers to cities such rail cars would pass or go through; and, by video, Marilaine Savard, a resident of Lac-Megantic who described how the explosion devastated her home town.

At Valero’s own public meeting in March, speakers included refinery safety officers and environmental managers; Liisa Lawson Stark, director  Union Pacific public affairs; and Phillip Daum, an engineer who has participated in investigations of recent rail explosions, including the one at Lac-Megantic.

Valero Benicia Refinery officials won’t get to see the draft EIR any sooner than anyone else, Million said.

“We will receive the document at the same time it is available to the public,” Howe concurred. “We will have the same opportunity to provide comments as anyone else during the public comment period.”

He said his company anticipates arranging another public meeting once the draft EIR is released, and “the details for the meeting will be determined” then.

Million said city staff and refinery employes have been in conversation as the review draft has been prepared.

“They have been an integral part, because they have in-house expertise to answer technical questions,” she said. “They have a grasp of what the document says.”

This is typical of any application, she said, and Valero isn’t being treated differently from the way another individual or business that applies for a use permit or variance would be treated.

“We work with an applicant to get them on board,” she said of the way her department interacts with anyone filing an application.

Applicants also are given “a head’s up” about an environmental report’s developments, she said, adding that some applicants decide certain conditions are deal breakers.

The mitigations and conditions of approval for permits “are what the city feels is needed,” she said. “Ultimately, the comfort level is with the city.”