Opposition to the proposed LVT 711 Gas Station

Opposition to the proposed 711 Gas Station RE: APCNV-2016-2859-ZC-CU-CUB and ENV-2016-2858-MND Good day Zoning Administrator and North Valley Area Planning Commissioners: The community of Lake View Terrace is one the few remaining equestrian towns in the San Fernando Valley area of Los Angeles, CA. The location for the proposed 7-11 gas station is right smack dab in the middle of one of Lake View Terrace’s prime equestrian residential neighborhoods. We oppose the project and believe that this location is inappropriate for a gas station for the following reasons: 1. A gas station at this location poses an undue health risk to those who live within 100 meters of it. (Please see the Scientific American magazine article “Is It Safe to Live Near a Gas Station?” https://www.scientificamerican.com/article/is-it-safeto-live-near-gas-station).

2. A gas station at this “Environmentally Sensitive” location poses an undue environmental risk to all because of the toxic pollutants it will emit. (Please see South Coast AQMD article “Retail Gasoline Dispensing Facilities” http://www.aqmd.gov/home/regulations/compliance/toxic-hot-spots-ab-2588/iwsfacilities/iws-gas-station).

3. A gas station at this location poses an undue pollution risk to aquifers and waterways.

4. A gas station at this location poses an undue explosion and fire risk to the community as it is in a HIGH WIND area that has recently experienced many wildfires.

5. A gas station at this location poses an undue detrimental risk to residents, livestock, domestic animals and wildlife; as the noise, pollution, lights and increased traffic will disturb them and will cause them irreparable harm.

6. A gas station at this location is inappropriate because it is inconsistent and nonconforming to the General Community Plan that designates the neighborhood as a residential equestrian area. To allow a gas station to be built at this location will DESTROY this designation worthy of preservation.

7. A gas station at this location will attract problematic people to this quiet, genteel hamlet. Historically, the area already has been perturbed by rowdy teens, gang members, street racers (both automobile and motorcycle), public inebriates, homeless individuals, panhandlers, drug dealers and prostitutes.

8. The Foothill Trails District Neighborhood Council has voted to oppose the gas station.

For the aforementioned reasons and more; I, the undersigned, am AGAINST the proposed 7-11 gas station slated for 11331 West Osborne St. (11348-11360 West Sunburst St.), Lake View Terrace, CA 91342.

Opposition to the proposed 711 Gas Station Another letter: I am against the proposed 7-Eleven Gas Station with limited alcoholic beverage off site sales slated for the property located at 11331 W. Osborne St., Lake View Terrace, CA 91342. Please deny the applicant’s request for zone changes that would allow for the operation of a 7-Eleven Gas Station at this location.

I am, however, in support of demolishing the existing 7-Eleven at 11348 Sunburst St., Lake View Terrace, CA 91342 and the construction of an upgraded 7-Eleven at 11331 W. Osborne St., Lake View Terrace, CA 91342; without alcoholic beverage off site sales and without an attendant gas station.

The reasons for my opposition to the proposed 7-Eleven Gas Station with limited alcoholic beverage off site sales are as follows: 1.

Gas Stations are Toxic to the Environment; Thus, They Impose an Undue Environmental Health Risk and Economic Injustice on Neighboring Residents

Gas stations, in the main, are environmentally hazardous[i]. The probability of their contaminating the soil, water and air is great.[ii] Noxious fumes from the gas and car exhaust pollute the air and contribute to carbon monoxide production, CO2 emissions, asthma and other toxin induced disease rates.[iii] Recent data finds Los Angeles has some of the deadliest air in the United States of America.[iv] The 91342 zip code, which includes Lake View Terrace, has the 5th highest rate of asthma in the San Fernando Valley.[v] Many studies have found that those who live within 100 meters (328 feet) of gas stations increase their exposure to harmful toxins[vi]. Long term exposures to the toxic emissions from gas stations are contributing factors, if not the causes, of diseases that damage the lungs, brain and kidneys.[vii] Furthermore, long term and consistent exposure to gasoline (that emits benzene) increases the likelihood of the development of cancers like leukemia.[viii] The underground gas storage tanks/reservoirs that will have to be installed can crack due to earthquake damage and are prone to leakage over time and will contaminate the soil and potentially, the aquifers.[ix] In this era of climatic global warming and impending mass extinction, we must do all we can to dissuade dependence on fossil fuels, curb carbon monoxide production and CO2 emissions and not pollute our air, soil and water.

The environmental and health degradations caused by gas stations make living near them undesirable. Consequently, the prices of homes within their vicinity decline in marketability.[x]

2.

Lake View Terrace already has a Gas Station and an OverConcentration of Alcoholic Beverage Selling Outlets

Opposition to the proposed 711 Gas Station

Lake View Terrace already has a Chevron gas station at Foothill Blvd. and Terra Bella St. (11910 Foothill Blvd., Lake View Terrace, CA 91342) that is well placed and sufficient to meet the public’s needs.

There are five alcoholic beverage selling outlets along Foothill Blvd. between Osborne St. and Van Nuys Blvd.[xi] If we include the 7-Eleven located at 11348 Sunburst St., there are 6 off sale alcoholic beverage selling outlets within walking distance of each other. California Alcoholic Beverage Control (“CA ABC”) has identified the area along Foothill Blvd. between Osborne St. and Van Nuys Blvd, within the 1041.06 Census Tract, as an area of undue concentration (allowable off sale alcoholic beverage outlets 3 / active off sale alcoholic beverage outlets 4 ). For Census Tract 1041.24, which includes the proposed upgraded 7-Eleven site, the CA ABC allows 2 off sale alcoholic beverage outlets. The 7-Eleven, on Sunburst St., is the 1 active off sale alcohol outlet in this Census tract.

7-Eleven Corporate has committed in writing, via a letter submitted to the Foothill Trails District Neighborhood Council, to extinguish the existing Sunburst Street’s 7-Eleven alcoholic beverage license upon the opening of the proposed upgraded 7-Eleven.

This concession is good, however, the upgraded 7-Eleven will not exist in a vacuum. It will be in a community plagued with and by problematic alcoholic beverage outlets.

Their sheer presence alone is problematic. The reality of the actual situation must not be denied. Allowing the proposed upgraded 7-Eleven to come in selling alcoholic beverages misses the opportunity to reduce the excessive availability of alcoholic beverage selling outlets in the community. Many LA/SFV area 7-Elevens are opening up dry; meaning, not selling alcoholic beverages. So this concession would not be out of the ordinary. It would be in the neighborhood’s best interest if the proposed upgraded 7Eleven came in and stayed dry, as not to continue contributing to or exacerbating a bad situation that the community has been striving to mitigate.

If the proposed upgraded 7-Eleven is allowed to sell alcoholic beverages, then it would be prudent to prohibit the sale of any and all single alcoholic beverages; i.e., alcoholic beverages in individual single containers, ranging in size from 24oz to 40oz. The sale of 3 single cans packaged together should also be prohibited. Please note, standard bottles of wine are not considered “single serve”; thus allowed.

Moreover, the proposed upgraded 7-Eleven, as per the plan shared with the community, is 2,940 square feet. This is 337 more square feet than the present store (a publically shared plan shows it as being 2,603 square feet). The proposed upgraded 7-Eleven should not be allowed to use this additional square footage to provide more space for the sale of alcoholic beverages. It should be held to the current 7-Eleven’s alcoholic beverage allotment and alcoholic beverage use of refrigerator space; which is 5 doors.

The surrounding community needs the status quo to be maintained or fewer opportunities to purchase alcoholic beverages; not more!

3.

Lake View Terrace has had problems with Under Age Drinking, Public Inebriation, Alcoholic Homeless People and the Attendant Problems Caused Thereby

Opposition to the proposed 711 Gas Station

The 7-Eleven off Sunburst St. has had issues with panhandlers, intoxicated customers or vagrants and underage youth trying to purchase or steal alcohol. Within walking distance from this 7-Eleven; along Foothill Blvd. between Osborne St. and Pierce St., public inebriants and alcoholic homeless people used to, and sometimes still do, drink on the bus stop benches, panhandle, fall out drunk and snooze on the sidewalk or grass, get rambunctious and throw items into the roadway and defecate and urinate all over the place. Additionally, teens from the Hansen Dam Skate Park have asked passersby to purchase alcohol for them. The community has worked diligently with social service organizations and law enforcement to eradicate this behavior. However, the mere presence of the alcoholic beverage outlets along this corridor acts as a magnet and many times undermines the eradication efforts.[xii] 4.

Lake View Terrace Suffers the Detrimental Health and Environmental Effects of Alcoholic Beverage Selling Outlet OverConcentration a.

High Alcohol Related Death Rate Easy and excessive availability and access to alcoholic beverage selling outlets leads to higher incidences of alcoholic beverage abuse and alcohol related harms.[xiii] Lake View Terrace has an overconcentration of alcoholic beverage selling outlets and is in Los Angeles Council District 7. Please see the attached chart labeled Alcohol-Related Harms, by City and Community, Los Angeles County. It indicates that CD7 has a high Alcohol Related Death Rate.[xiv] Also see the chart labeled Number of Deaths by Zip Code. Lake View Terrace and Sylmar share the same zip code, 91342. Lake View Terrace is not broken out, but the rate for Liver Disease/Cirrhosis death in the 91342 area is the 5th highest in the San Fernando Valley.[xv]

b.

Leading Cause of PreMature Death

Lake View Terrace is in Los Angeles County Service Planning Area 2 (SPA 2). Within SPA 2, the #4 leading cause of premature death is motor vehicle crash and the #5 cause of premature death is liver disease[xvi]. This data skews more towards males and many of the deaths, if not most deaths within the #4 and #5 data sets, were alcohol related. c.

Community Degradation Exacerbated by Alcoholic Beverage Selling Outlet OverConcentration As stated previously, Lake View Terrace has had problems with underage drinking, public inebriation, alcoholic homeless people and the attendant problems caused thereby. The attached “Identifying the ‘Root Cause’ of Community Alcohol Problems” infographic[xvii] details these and other problems the community has faced and still faces as a quality grocery store desert and an alcoholic beverage selling outlet oasis.

CONCLUSION: Lake View Terrace already has an appropriately located gas station that meets the public’s needs and is, sadly, an area of alcoholic beverage outlet overconcentration.

Consequently, Lake View Terrace does not need another gas station, especially one placed in a residential area surrounded by homes, and does not need another alcoholic

Opposition to the proposed 711 Gas Station beverage selling outlet. Therefore, based on the aforementioned reasons supporting these assertions, the applicant’s request for zone changes, allowing for a 24/7 7-Eleven Gas Station with limited alcoholic beverage off site sales at 11331 W. Osborne St., Lake View Terrace, CA 91342, should be denied.

There are other viable businesses, along with a non-alcoholic beverage selling, upgraded 7-Eleven, that the applicant can open on the location. A pleasant mini mall would fit perfectly on the property. Nice mini mall stores could include a frozen yogurt or shaved ice shop (like Penguin’s FroYo - http://www.penguinsfrozenyogurt.com or SweetSnow - https://www.yelp.com/biz/sweetsnow-northridge), a crepe café or ramen house and/or vegetarian snack spot (like Maoz Vegetarian - http://www.maozusa.com); as the community has NONE of the aforementioned. As the ONLY such businesses in Lake View Terrace, the owners of these shops would have the potential to make a lot of money! Furthermore, these businesses are less invasive and will have less negative environmental impact on the neighborhood. It would be a win-win situation.

The above mentioned stores will offer residents and visitors to the neighborhood healthier items than alcoholic beverages. They will also provide needed jobs and tax revenue for the community.

Moreover, these businesses have the potential to encourage local people to walk, bicycle or ride their horses to them; thus eliminating the need to drive by providing opportunities to exercise and engage in environmentally supportive quality family time.

[i] Is It Safe to Live Near a Gas Station? Scientific American, http://www.scientificamerican.com/article/is-it-safe-to-livenear-gas-station/ [ii] Ibid. [iii] Associated Press, “Los Angeles and Bakersfield Top List of Worst Air Pollution in the Nation,” Los Angeles Times, 20 Apr. 2016, http://www.latimes.com/local/lanow/la-me-air-pollution-report-20160420-story.html (accessed 16 Aug. 2016). [iv] Ibid. [v] Valley Care Community Consortium, SPA 2 Community Needs Assessment, Oct. 2013 [vi] Gas Stations Are Toxic Neighbors, http://www.seeker.com/gas-stations-are-toxic-neighbors-1765175237.html [vii] Is It Safe to Live Near a Gas Station? Scientific American, http://www.scientificamerican.com/article/is-it-safe-to-livenear-gas-station/ [viii] Leukemia and Benzene, http://www.ncbi.nlm.nih.gov/pmc/articles/PMC3447593/ [ix] Chicago State University, Leaking Underground Storage Tanks: A Threat to Public Health and Environment https:www.csu.edu/cerc/documents/LUSTThreattoPublicHealth.pdf [x] Are You Buying or Selling a Home Near a Gas Station? http://blog.ctnews.com/realestatewithjudy/2015/12/15/buyingor-selling-a-home-near-a-gas-station/ [xi] LVT Business Corridor Alcoholic Beverage Outlet Map [xii] San Fernando Valley Partnership, Magnet InfoGraphic [xiii] Alaniz ML. Alcohol availability and targeted advertising in racial/ethnic minority communities. Alcohol Health and Research World. 1998; 22(4):286-289 [xiv] Los Angeles County Department of Public Health, Office of Health Assessment and Epidemiology.

Reducing Alcohol-Related Harms in Los Angeles County: A Cities and Communities Report. Revised Edition, December 2011. [xv] VCCC, SPA2 Community Needs Assessment [xvi] ibid [xvii] SFVP, Identifying the ‘Root Cause’ of Community Alcohol Problems Infographic

Opposition to the proposed 711 Gas Station Another letter: We would like to ask your assistance, on behalf of the residents of Lake View Terrace, in opposing an application by the 7/Eleven Corporation pending before L.A. City Planning to change the zoning of the property located at 11331 W. Osborne Street in Lake View Terrace (the "Proposed Site") in order to permit 7/Eleven to build a gas station that would be open 24/7 in the middle of our rural, residential and equestrian neighborhood.

The Proposed Site is surrounded by single family dwellings and one apartment building at the base of the Angeles National Forest. It is located only four blocks from a middle school and our community park. 7/Eleven Corporation intends to erect a tall advertising sign for the 24/7 gas station to bring substantial business from the 210 FWY in our residential and equestrian neighborhood, including large commercial trucks needing to refuel. 7/Eleven Corporation's influence is very strong in Los Angeles and the residents are afraid that our small community voice will not be able to oppose such a commercial behemoth even with all the salient factors weighing against the grant such a zone change. The introduction of large commercial vehicles in our residential neighborhood will cause a substantial increase of accidents and jeopardize the safety of our residents, including bicyclists, horse riders, and particularly our children.

Given its location at the foot of the Angeles National Forest, the Proposed Site has Advisory Notices for Sensitive Uses issued by and on file with the L.A. Dept. of Building and Safety stating that it is located in "an environmentally sensitive area" and in a "very high wind hazard area". In addition, the Proposed Site is listed by the L.A. Fire Dept. as being right across the street from a large "very high fire hazard zone". In 2016 alone, there were several highly publicized large wild fires within a radius of only 2-5 miles of the Proposed Site, including the Sand Fire, Kagel Fire and Marek Fire. Each time there has been a fire in the Angeles National Forest above Lake View Terrace, the L.A. Fire Department closes down Osborne Street to use the area as their staging grounds to combat the fires. This is the exact location of the Proposed Site where the applicant intends to build a gas station. Osborne Street was completely shut down by the LAFD during both the Marek Fire and the Sand Fire in 2016. In the event of another fire in this area, the flammable contents of the gasoline storage units, gas pumps and other combustible materials of a gas station at the Proposed Site would pose an unacceptable threat not only to the safety of our the residents, homes and livestock in our community but to the firefighters as well.

The Proposed Site is also located in the middle of an historic equestrian community surrounded by homes that are specifically zoned for keeping horses and other livestock.

All of the properties along Osborne Street located immediately across from the Proposed Site have numerous horses on their properties and the owners use Osborne Street as their only means to access the riding trails in Hansen Dam and the Angeles National Forest. Osborne Street is the main thorough fare for horse riders in our community. On Osborne Street in front of the Proposed Site there several road signs warning caution because of the horses on the street as well as two large painted signs on the road pavement warning “HORSE XING�.

In addition, as Osborne (which turns into Little Tujunga Canyon Road) is the gateway to the Angeles National Forest in Lake View Terrace, it is regularly used by bicyclist enthusiasts to meet and start their ride up the Little Tujunga Canyon pass through the mountains to Acton. In fact, it was used as part of the course for the "2016 Amgen Tour

Opposition to the proposed 711 Gas Station of California", see http://ciclavalley.org/amgen-tour-of-california-coming-to-the-valley/.

Amgen Tour of California Coming to the Valley! - CiclaValley ciclavalley.org CiclaValley is super excited the Amgen Tour of California is touching down in the valley!

After various community meetings for stakeholders to express their concerns regarding this matter, the Foothill Trails District Neighborhood Council voted to oppose 7/Eleven Corporation's application to change the zoning of the Proposed Site so as to permit a 24/7 gas station. The Council sent a formal letter to the L.A. City Planning Commission expressing the community's opposition to such a zone change and the 7/24 gas station. A separate letter was also sent by the FTDNC's Land Use Committee opposing 7/Eleven's application for a zoning change to this property. Numerous letters from residents affected by the requested zoning change at the Proposed Site have been sent to the L.A. City Planning Commission opposing the zone change for a gas station, including a letter that was signed by the majority of property owners along Osborne Street where the Proposed Site is located, including community leaders such as Luis and Rodrigo Gonzalez of the Gonzales Family (founding owners of Vallarta Markets) who have resided in Lake View Terrace for generations. I have sent a hard copy of this letter along with backup documentation to your downtown office for your review and consideration.

The combination of these hazards (i.e., an environmentally sensitive area, a very high wind hazard area, a very high fire hazard area adjacent, a residential neighborhood surrounded by single family homes, an historic equestrian community, main thorough fare for horse riders, increased commercial truck traffic from 210 FWY, etc.) makes installation of a gas station at the Proposed Site an unacceptable risk to our community.

Our community is not against having a local gas station in the area as long as it is located on a suitable property that is already properly zoned for such commercial uses because of its location. Allowing the zoning change at the Proposed Site, however, is overwhelmingly inappropriate because of all the factors listed above. It simply poses too grave a risk to the safety and well-being of the residents, to our children, as well as the bicyclists, horse riders and our even homes located within the community of Lake View Terrace. It will essentially tear out community apart. Currently, there are five gas stations located nearby, only 2.5 to 4.2 miles from the Proposed Site that satisfy the needs of our community and pose no threat to our property, livestock or the residents.

Convenience should not outweigh the numerous factors against this application. They are all located in properly zoned areas for such businesses.

Opposition to the proposed 711 Gas Station I therefore respectfully request your help in opposing this application to change the current zoning of the Proposed Site to allow a gas station to be built on it. The time table on this application has been granted expedited processing. We believe this is again due to the influence of such a large corporation. Please help our small community have a voice in this matter.

Opposition to the proposed 711 Gas Station

Opposition to the proposed 711 Gas Station