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Oppose to the New Gas Station by Harris Teeter in Broadlands

Discussion in 'Broadlands Community Issues' started by OSimpson, Jun 18, 2016.

  1. OSimpson

    OSimpson Certified Master Naturalist

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    Small Spills at Gas Stations Could Cause Significant Public Health Risks Over Time
    Correct link - http://www.jhsph.edu/news/news-rele...ignificant-public-health-risks-over-time.html

    Infiltration and evaporation of small hydrocarbon spills at gas stations
    Markus Hilpert, , Patrick N. Breysse - Department of Environmental Health Sciences, Johns Hopkins University

    Small gasoline spills frequently occur at gasoline dispensing stations. We have developed a mathematical model to estimate both the amount of gasoline that infiltrates into the concrete underneath the dispensing stations and the amount of gasoline that evaporates into the typically turbulent atmosphere.

    Our model shows that the fraction of infiltrated gasoline can exceed the fraction that evaporates from the sessile droplets. Infiltrated gasoline then evaporates and is slowly released to the atmosphere via slow diffusive transport in pores. Tentative experiments show that our theoretical approach captures observed experimental trends. Predictions based on independently estimated model parameters roughly describe the experimental data, except for the very slow vapor release at the end of Stage II evaporation.

    Our study suggests that, over the lifespan of a gas station, concrete pads underneath gas dispensing stations accumulate significant amounts of gasoline, which could eventually break through into underlying soil and groundwater. Our model also shows that lifetimes of spilled gasoline droplets on concrete surfaces are on the order of minutes or longer. Therefore contamination can be carried away by foot traffic or precipitation runoff.

    Regulations and guidelines typically do not address subsurface and surface contaminations due to chronic small gasoline spills, even though these spills could result in non-negligible human exposure to toxic and carcinogenic gasoline compounds.
     
  2. flynnibus

    flynnibus Well-Known Member Forum Staff

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    Gas stations... the next Three Mile Island... who knew??
     
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  3. Excelsior

    Excelsior Southern Walk||IMPERIUM IN IMPERIO||

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    Kind of more like Love Canal.
     
  4. Lance Schwaritz

    Lance Schwaritz New Member

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    I dont want my simese cat darla to be afraid
     
  5. Jeddie Busch

    Jeddie Busch Member

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    The overwhelming majority of Ashburn residents drive cars powered by gasoline and need to fill them up. The community just lost the Safeway gas station and this one will replace it.
     
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  6. OSimpson

    OSimpson Certified Master Naturalist

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    Agree with first part of your statement. But, Safeway gas station wasn't the only one in Ashburn area or in Broadlands. There is still Sunoco. According to Mapquest there are 20 gas stations in Ashburn area (map attached). In addition, many people get their gas from Costco as well. Based on the location of this gas station - it's not going to replace Safeway. Also, there is another request for putting a gas station across the street from Safeway where Van Metre is currently developing.

    So - based on that, Broadlands will not benefit enough to justify another gas station in Southern Walk Plaza.
     

    Attached Files:

  7. Wingfoot

    Wingfoot New Member

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    Went to the attached and did not see any applications for the HT gas station. (See attached snap) Is it located somewhere else on Loudoun site?
    Also, if we wish to join in opposition, do we need to show up to the meeting on the 28th or can we just send a note to HOA representative?
    Thanks!

    upload_2016-6-27_11-11-26.png


     
  8. Dutchml

    Dutchml Member

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    I don't know how I survived growing up with 32 gas stations in and around Annandale.
     
    latka, SarasMom, Jeddie Busch and 2 others like this.
  9. OSimpson

    OSimpson Certified Master Naturalist

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    I will be sending an e-mail which I am working on still today to the meeting we don't have to go. In addition, the approval still has to be done by the board probably in September meeting.

    It is not easy to find this application online because it's bundled up with others and it's not easy to find at all.

    Here it is on the today's agenda of the planning commissioners' meeting: https://www.loudoun.gov/ArchiveCenter/ViewFile/Item/5574

    BROADLANDS SOUTH SECTIONS 204, 206, 208 & 94 (Zoning Concept Plan Amendment and Special Exception) Broadlands Associates, LLP of Fairfax, Virginia, has submitted applications for the following: 1) To amend the concept development plan and proffers approved with ZCPA-1994-0005, Broadlands and Broadlands South; ZMAP-1995-0003, Broadlands and Broadlands South; and ZCPA-2011-0004 Broadlands Section 108 and Broadlands South Section 208, in order to: a) amend the Parking Lot License Agreement and provide improvements to the 150-space commuter parking lot in Section 204; b) eliminate 75 commuter parking spaces in Section 206; and c) permit a portion of Section 208 to be administered as R-24 (Multifamily Residential) in order to replace a previously approved day care use with 45 active adult/age-restricted multifamily dwelling units that were previously approved for Section 94 [with no resulting change in density in the PD-H4 (Planned Development-Housing) zoning district][at a maximum residential density of 3.45 proffered max density dwelling units per acre]; and 2) A Special Exception to permit gas pumps accessory to a convenience food store in the PD-CC-CC (Planned Development-Commercial Center-Community Center) zoning district (Section 206). This application is subject to the Revised 1993 Zoning Ordinance, and the proposed use is listed as a Special Exception use under Section 4-204(B), pursuant to Section 5-617. The subject property is located within the PD-H4 (Planned Development–Housing) zoning district, administered as PD-OP (Planned Development–Office Park) (Sections 204 and 208), administered as PD-CC-CC (Planned Development–Commercial Center–Community Center) (Section 206), administered as R-24 (Section 94) zoning district, and is located partially within the FOD (Floodplain Overlay District) and partially within the AI (Airport Impact) Overlay District, outside of but within one (1) mile of the Ldn 60 aircraft noise contour. The subject property is located generally on the west side of and west of the Dulles Greenway (Route 267) along the north and south of Mooreview Parkway (Route 2298), along the north and south sides of Wynridge Drive (Route 2394), and east of Claiborne Parkway (Route 901), in the Broad Run Election District. The property is more particularly described as follows:
     
  10. OSimpson

    OSimpson Certified Master Naturalist

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    I will be sending an e-mail which I am working on still today to the meeting we don't have to go. In addition, the approval still has to be done by the board probably in September meeting.

    It is not easy to find this application online because it's bundled up with others.
    I am glad you did.

    With that said, even though it's not simple to pin point how environmental hazards will impact our health, as they accumulate around us, especially children, I prefer to minimize risks if possible. Obviously I am not saying this one gas station will make people sick. It will only add to the pollution we have around.

    Having 2 gas station within 2 miles is good enough for me. For convenience, another gas station within half a mile? I rather breathe cleaner air. Who knows, that can reduce the risk of cancer of some children around here and for that - I will oppose it.
     
  11. JJB

    JJB Active Member

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    If you are going to oppose this, you can write to or email Phyllis Randal, the chair, and Ron Meyer our supervisor. Their email addresses can be obtained from Loudoun County Website: https://www.loudoun.gov/bos

    Here is the proposed location for those that couldn’t find it. Note this is page 6 of 9 in the application plats.

    gas 1.png
    As additional information, I got a personal reply from Ron Meyer within one hour of emailing him. I have yet to hear from Ms. Randall.
     
  12. OSimpson

    OSimpson Certified Master Naturalist

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    Wow - thanks for sharing. It looks like right up the area where they have a drive through pick up. It just doesn't look right at all.
     
  13. KTdid

    KTdid Well-Known Member

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    What you don't know CAN hurt you. I presume you're being sarcastic but nowadays we don't need lab rats to determine toxins in our environment are making us sick.
     
  14. OSimpson

    OSimpson Certified Master Naturalist

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    Don't let this happen because, you can still stop it. Just take action and let the elected officials know. Send an e-mail to: bos@loudoun.gov
     

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    Last edited: Jun 29, 2016
  15. KTdid

    KTdid Well-Known Member

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    By the looks of it, they will need to add an access road in order to navigate around the labyrinth of parking spaces and peninsulas, and I doubt this pleases the other tenants/merchants. Not a good location at all from a practical standpoint.
     
    Last edited: Jun 29, 2016
  16. GenericEric

    GenericEric Member

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    There is something in the neighborhood of 1 gas station for every 2,037 people in America. (number of gas stations here divided by US population of 318 million) Keep in mind that number includes areas with high population levels that don't own cars, versus Broadlands which has a very high vehicle owner rate. Google says Broadlands has 12,000 residents (not sure accuracy but with 3,800 residences, sounds about right). Even if you include the Circle K by Panera, the community is statistically under served by fueling options by a considerable margin. COULD we all drive over to Sunoco when gas was needed? Sure. But with these stats, its hard to argue that there isn't justification for an additional fueling option within Broadlands.
     
  17. OSimpson

    OSimpson Certified Master Naturalist

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    Project approval is scheduled for September 14 public hearing. With that said, my opposition is not only to the gas station for environmental reasons, but it's location as well. The study above is find but we can also consider that residents in Southern Walk is close enough to go to Exxon, for those who are in the center there is Sunoco, towards Broadlands Blvd. Van Metre is working on putting one on the corner, and I am sure Safeway will be replaced with another brand.

    So numbers above are still not justifiable. If I owned the Animal Hospital at this shopping center, and the bank, I would not want this gas station up my face the way it's positioned.

    When the new developments are investing forward and installing charging stations - we are going backwards in Broadlands.
     
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  18. GenericEric

    GenericEric Member

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    There is a reason why the developer didn't pick up the former Safeway location, I wouldn't assume another developer will ignore whatever that reason was, either. From where I live in Broadlands, I can drive to either the Greenway or 28 on the most direct path and not pass a single gas station along the route. It isn't an impossible obstacle to overcome, but you're basing need on stations that either do not exist today or are outside of the area in question. I assume your concerns ARE all environmental, and those concerns are valid, with the location concern being more of a NIMBY situation since, presumably, you do not own the animal hospital or the bank.
     
  19. OSimpson

    OSimpson Certified Master Naturalist

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    Here is a better look.
     

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  20. OSimpson

    OSimpson Certified Master Naturalist

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    G
    Where do you get your gas from now?
     

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