The Status, The Problem, A Solution

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1 The Status, The Problem, A Solution If you are a new visitor to the Stop Costco Gas Coalition (SCGC) website, you may be overwhelmed by all the information that we have accumulated here since the SCGC was started in October, This brief section is intended as a status report for those who may, after reading it, wish to explore the website more thoroughly. Costco has applied for a Special Exception to build a mega gas station in the southwest quadrant of Westfield's Wheaton Mall; specifically, to place the gas station in a corner of the parking lot that serves the patrons of many stores (including the Costco Warehouse store). As of April 2013, this application had been reviewed by the planning commission staff (who recommended denial) and by the Planning Board (who also recommended denial, but on different grounds than those of the staff). The matter is now the subject of a series of hearings before a Hearing Examiner (in the Office of Zoning and Administrative Hearings, a part of the Board of Appeals). These hearings began April 26 and were expected to run through June 4. But the hearings have been delayed (because of a health problem affecting the Hearing Examiner) and will now probably run through early July (or possibly longer). In addition to SCGC, the opposition to Costco's proposal includes the Kensington Heights Civic Association, and several other groups/individuals. The primary objection of most is the adverse impact on public health that vehicle exhausts from the mega gas station will generate (in a site that is inappropriate for such high levels of vehicle exhausts). The immense resources of Costco, as well as the active support of County Executive Leggett and several members of the County Council, constitute a serious burden on the SCGC (and others). We hope you will JOIN US and DONATE to our cause - which is really everyone's cause. Please forward the link to our website to one or two friends/neighbors and urge tem to read this brief introduction. Thank you! *************************************************** PS: If you wish to learn a bit more, take a look at the three pictures that follow this page, a page that explains why they are relevant to understanding the problem, and a final page that offers a solution.

2 The Parking Lot Past This is an aerial photo (a Google satellite view) of the parking lot on Friday, October 12, The Costco store had not yet opened. The lot was not very busy. Some cars were parked in fairly dense clusters, near stores like Target. Others were parked in scattered groups. Large areas of the lot were empty. There was essentially no crowding or congestion (slow moving cars driving around looking for a prime parking space).

3 The Parking Lot Now The Costco store has now opened. We have no updated Google view. This is a rendering that we created using elements of the previous photo in February, 2013 (before the Costco store opened). It was intended to be a conservative and plausible projection of what the parking lot would look like when the store opened. If you have visited the Costco store since it opened (April 10, 2013), you know that our projection was quite accurate. If you have gone there on Saturday, you know that the level of crowding and congestion is much greater than we projected.

4 The Parking Lot Future? This rendering is similar to the previous one except we have moved (to other parts of the lot) cars that were placed where the proposed Costco gas station is to be sited. And we have placed, in the projected location, Costco s rendering of how the gas station will look when it is operating near peak capacity. Try to picture this for yourself. On a busy Friday or Saturday, the lot will be even more crowded than this picture suggests. The cars coming to get gas (on average some 2800/day, of which about 900 will also be shopping at the Costco store) must enter the gas station from the ring road (bottom of the picture), fill up, then exit the station into the parking lot and then exit the parking lot via one of the exit lanes used by the patrons of the various stores, including the Costco store. Can you picture the level of congestion? Slow moving cars, looking for prime parking spaces or trying to find a way out of the parking lot? People walking to/from their cars, some pushing shopping carts like the very large ones that Costco customers use to transport their large amounts of purchased goods to their cars? Some Costco patrons will choose to use the parking garage (the question mark in the upper right of the photo). But how many will do this? And no matter where they park, they must all, if they wish to buy gas, enter the gas station and exit into the parking lot. Can you picture that??? Would you like to be a Mall patron, walking through that lot? Perhaps holding the hand of your small child? Breathing the exhaust fumes of the slowly moving cars and the cars idling in queues, waiting to fill up? Costco thinks that opponents of the gas station are being emotional. What do you think? Will this really be just a parking lot?

5 The relevance of it all. As the Special Exception hearings go on, the discussion is a quasi-judicial one and the arguments use somewhat strange terms. We are now talking about non-inherent adverse effects, such as traffic impact as a nuisance, such as impact as to public safety, and such as impact as to public health. The congestion in the Mall parking lot is going to be a nuisance. Whether the nuisance is great enough to be one of the reasons for denying Costco s application remains to be determined. The congestion in the Mall parking lot is going to cause an impact on public safety. Whether that impact is great enough to be one of the reasons for denying Costco s application also remains to be determined. The congestion in the Mall will result in elevated levels of vehicle exhaust, with elevated levels of pollutants, because slow moving and idling vehicles emit more pollutant-laden exhaust than do vehicles moving smoothly at normal speed. The pollutants constitute a degradation of air quality, and the degraded air (containing pollutants) creates a risk to public health. Think of asthma, COPD, cardiovascular problems, birth defects and impaired development, as well as of cancer. And think not just about the people who patronize the stores around that Mall parking lot, or those who work in those stores. Think about the residents of the nearby Kensington Heights neighborhood. Some of them live less than 200 feet from that parking lot. Their children play in their backyards, swim at the Kenmont Swim Club, or if they are medically fragile attend the nearby Stephen Knolls School for special needs children. Whether or not the SE process results in a decision to recommend denial of Costco s application, if you have looked at the three pictures and you have tried to visualize what will be happening in the Mall parking lot if the gas station is built, then you have a sense of why the SCGC is working so hard on this issue. The fight we are fighting is not just for the residents of Kensington Heights. In a very real sense, it is for everyone, including you. We have no idea how things will turn out, as to the application. What we do know is that things should never have gone on this long. We never opposed the Costco store: it was already built when the SCGC was formed. We do not in fact oppose the gas station, per se. It is the siting of the gas station that we oppose. The proposed site is the wrong place to put such a gas station a mega gas station. We have repeatedly suggested alternative sites for the gas station. Within the Mall. No one seems willing to listen; or really try to find an alternative site. So we have no other choice except to do what we are doing. And to hope that others will join us in asking County Officials to work with Costco and Westfield (the owners of the Mall) to find a more suitable site for the gas station.

6 A Solution This final picture is another Google map. The three previous pictures showed just a portion of this which is a view of almost the entire Mall complex. The parking lot is in the lower left portion of this picture. Note the large red asterisk we have placed in the upper right of this picture. In that region of the Mall, there are a number of unused parcels. If the proposed gas station were placed in one of those parcels, the problem would be gone! And there would be many positive benefits! So many that we cannot list them all here. Westield (owners of the Mall) say these parcels are not available. REALLY?? Some of them have been vacant so long that grass is growing up through the concrete! Has anyone asked Westfield to enumerate the parcels and to whom they are promised? If all the parcels are really unavailable, has anyone approached the property owners along Veirs Mill Road (heading towards the upper left) to see if one of those parcels might be available? Think about it.

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