Elizabeth Patterson on
A Positive Vision for
Development
and the proposed Seeno Project
Questions & Answers
QUESTION: What would be the "positive" vision for development at Seeno?
Elizabeth on Positive Development
at a House Party, September, 2007 "Why couldn't we have industries ..."
(Click on the arrow to play a 2 minute video.)
I am passionate about Open Space. I see this project as an opportunity to protect Sky Valley. Seeno's project, as proposed, is a threat to both our local businesses and Sky Valley. Even though we have an Urban Growth Boundary Line in effect which takes a vote of all the voters in Benicia to change, it expires in 2023 unless renewed.
The Seeno Business Park will add growth pressures on Sky Valley. The General Plan open space protection programs require development impact fees to help buy conservation easements to permanently protect Sky Valley. The current draft Final Environmental Impact Report (FEIR) does not adequately address these growth inducing pressures and therefore does not provide these mitigation measures for protecting our open space.
This Seeno project will reflect who we are and the people who live here. We need to match the jobs with our demographics. The General Plan sets policy of matching jobs, housing and workforce. If we match the future jobs with our workforce, people who live here, we will reduce commute traffic.
Basic site planning can mitigate the severe environmental impacts of the Seeno project. There is too much grading proposed - over 9 million cubic acre feet of dirt (enough to fill Oakland Coliseum 63 times). Use the topography as an asset and reduce the grading by 70% -- or another way to view the site is to not grade slopes over 20-25%. Incorporate the natural drainages (intermittent streams) as an amenity for the site, much like what is done by Hewlett Packard in Roseville, Palo Alto and other places. This Seeno project proposes to fill the majority of the drainage (streams) and to concentrate the streams and habitat. This, in fact, will further fragment the habitat areas. This filling of these drainages (streams) is unnecessary with proper site planning.
The 35 acres of proposed retail is oriented to the I-680 freeway and will attract regional shopping and big boxes. By distributing the retail throughout the project at intersections (nodes) the retail would serve the business park and the local region without adding regional traffic. This is a major mitigation measure to reduce traffic.
There is an opportunity with the Seeno project to start at the ground level with alternative energy, green building, self reliant water supply, no net increase in runoff (avoiding flooding issues downstream), reduced need to drive, and a research and development campus environment that fosters innovation, invention and a 21st century economic development.
QUESTION: What is your thinking about our downtown? How can we get more diverse retail downtown - for instance there are too many realtors taking up good retail space. I like that downtown is walkable.
We just completed the Downtown Master Plan which identifies "nodes" of activity for eating places, retail shopping, and professional offices. [The 44-page Downtown Master Plan should be on the city's new website, but could not be located as of this writing. The Plan is downloadable on elizabethformayor.com - click here.]
The Master Plan identifies the need for "wayfinding". They make the interesting observation that 1st Street is a cul-de-sac of 11 blocks and that the gateway entrances from the freeway do not indicate where "downtown" is and the newcomer is left with turning right or left at Military and East Second. In addition to "wayfinding" which can be signified with street trees, one prominent sign could be placed (not so many that you can't read any of them) and other urban design elements. Once on 1st Street, there are improvements recommended for buildings, facades and use of unpaved parking lot and even the lawn at the State Historic Capital. A uniform street furniture program of benches is necessary, and also uniform hanging baskets, lights and other amenities that provide the sense of place and interest. The Plan also supports the General Plan recommendation of studying a Business Improvement District which is a voluntary assessment district that directs money into specific improvements or maintenance projects. Many communities throughout California use BIDs. The city should provide technical assistance for the downtown merchants as they consider a BID. Some of the advantages include fixing buildings that the owners can't or won't, improving street appearance, keeping the overall upkeep of the street at a high level, improving the waterfront so that it is more than a parking lot, but in fact a destination point or a natural "anchor" for visitors to seek. There are many good ideas that should be explored.
And finally, the city needs to align its expenditures for economic development to include the Arsenal, arts tourism and other categories that currently are not coordinated with a strategic plan. The Economic Development Board recommended and Council accepted the strategic planning for this.
QUESTION: Development decisions -
The town could either develop (1) with careful consideration of resident views or (2) largely dominated by outside businesses. For Benicia planning decisions and implementation of those decisions, how do you think the views of residents should be taken into account?
The Benicia General Plan is the expression of the common vision – it is a compact with the community of citizens, residents and businesses, and it is the law. The goals and policies should drive the nature and extent of development.
QUESTION: In what ways should the views of outside businesses be considered?
The views of outside business are welcome. But these views must be considered in conjunction with the General Plan Vision, its goal of sustainable development and the protection of Benicia’s small town character.
QUESTION: How much financial influence should they have over the process?
Benicia prospers, in part, because of “outside” business. The challenge for the city is to balance the outside interests with the overarching goal of the Benicia General Plan goals and policies. This is fairly straight forward. By using the General Plan, one can create a matrix of goals and policies and “test” the outside business interest against these goals and policies. Seeno is an excellent example of failing this test. Other development projects are more nuanced and a more refined assessment is required.
