Underground gas tanks have a tendency to leak, and the proposed site is adjacent to people swimming at the Kenmont Swim and Tennis Club.

Modern underground gas tanks often leak? Some shred of evidence would make this more convincing.

But a new, jumbo-sized Costco gas station would create a large, unwalkable dead zone, add pollution, and bring constant traffic jams, all making redevelopment much more difficult.

How, exactly, does this differ from a huge big box store with an enormous parking lot but no gas station, adjacent to another big box store with a huge parking lot?

by Gray on Nov 1, 2012 10:42 am • link • report

I have very little sympathy for Kenmont, an exclusive private swim club that only operates a few months out of the year. The Costco gas station will operate year round and is open to anyone who wants to join Costco. It should receive priority over a private swim club.

My only concern is how well a gas station will work around the mall, as the traffic pattern and parking at the mall is already a major bother. (I almost exclusively drive to the mall, so I'm looking at this as a driver and not a pedestrian.)

by Ben Schumin on Nov 1, 2012 10:52 am • link • report

"How, exactly, does this differ from a huge big box store with an enormous parking lot but no gas station, adjacent to another big box store with a huge parking lot? "

1. A lot more vehicles going across the sidewalk at the driveway.

2. A more visually unattractive usage than even a parking lot, and generally noisier and less desirable to the olfactory sense.

As someone who actually walks a great deal in suburban locations, I can attest that gas stations tend to be particulary unfriendly to walking.

by AWalkerInTheCity on Nov 1, 2012 10:57 am • link • report

How, exactly, does this differ from a huge big box store with an enormous parking lot but no gas station, adjacent to another big box store with a huge parking lot?

Gas stations impact the air quality of the surrounding area. The below is the only thing I could find quickly but I've looked into this previously and there are multiple sources confirming this issue:

http://news.discovery.com/earth/gas-stations-are-toxic-neighbors.html

Anyone who has ever pumped their own gas downwind of the tank knows the tell-tale smell of fuel. But even from a distance those fumes linger. Researchers in Spain found that gas fumes contaminate the air up to 100 meters, or 328 feet, away with potential health hazards.

Being close to a gas station lowers property values. That's why this otherwise very well located property simply isn't selling. It's $120K below assessed value and doesn't actually need that much rehab but it's next to a gas station:

http://franklymls.com/AR7864642

by Falls Church on Nov 1, 2012 11:14 am • link • report

I don't think you know the definition of end run.

by Paul on Nov 1, 2012 11:21 am • link • report

It's just a gas station, folks. Not a toxic waste dump.

by git on Nov 1, 2012 11:33 am • link • report

Gas stations impact the air quality of the surrounding area.

...

Being close to a gas station lowers property values.

I get that these effects would be felt if you plopped a gas station down in a green field. But in the absence of a gas station, this is still an enormous parking area for a Costco and a Target. Do you really think that adding a gas station will have a significant impact on air quality or property values?

by Gray on Nov 1, 2012 11:39 am • link • report

I don't understand what is "appropriate" for this location. Are there serious concerns that the tanks will leak and somehow penetrate the private swimming pool? Air quality or potentially leaking into natural streams may be a legitimate concern, but the swimming pool? I don't see anything wrong with the Costco plan if the law was made for 300 ft instead of 1000 ft.

by selxic on Nov 1, 2012 11:56 am • link • report

There is no way a store that sells food and other things in huge quantities can be walkable. They sell 60 inch TVs, gallon jugs of soap, and caskets. Try walking home with those things.

by nicholas.l.casey@gmail.com on Nov 1, 2012 12:07 pm • link • report

But a new, jumbo-sized Costco gas station would create a large, unwalkable dead zone,

I'd argue that adding a Costco right next to a Target has already created that. Opposing the addition of a gas station on the basis of decreased walkabality in this instance seems to provide a very low marginal return.

If this scenario didn't involve a Costco then I might see some merit to opposing the gas station. But Costco is about as auto-centric as retail store can get.

by Fitz on Nov 1, 2012 12:19 pm • link • report

nicolas, i bed to differ. I have friends in Pentagon City and Crystal City who regularly walk home with a cart or flat cart with large things back to their buildings. Enough people do this that you grab a cart in your building and walk it to the store, fill it, walk it home. There's enough carts at the store for people who drive, and 3-5 in most buildings in the surrounding area.

by dcseain on Nov 1, 2012 12:22 pm • link • report

I have friends in Crystal City who regularly walk home with a cart or flat cart with large things back to their buildings.

I'm going out on a limb and suggesting that this scenario is really, really an anomaly.

by HogWash on Nov 1, 2012 12:26 pm • link • report

This will be by far the busiest gas station in Montgomery County, with up to 75 vehicles idling in queue for 20-30 minutes during peak hours, with 2 to 6 tanker truck refuelings and upwards of two tons of NOx, VOCs, CO, CO2, and particulate matter daily (!) 125 ft away from single-family residences, next to an outdoor swim club and the down-county school for children with special needs, including oxygen tanks in a transit-oriented arts & entertainment urban district.

by Danila on Nov 1, 2012 12:28 pm • link • report

I'm glad some stores make the wheels of their carts lock if they are taken beyond the parking lot.

by selxic on Nov 1, 2012 12:28 pm • link • report

. . . in a transit-oriented arts & entertainment urban district.

Are we talking about the same place? A huge parking lot next to a Target and a Costco?

Now, if your point is just that there shouldn't be a Target and Costco with tons of parking in this location, I won't argue there. However, given that we have chosen to build decidedly non-transit-oriented, parking-centric big box stores here, I fail to see how the site changes with the addition of a gas station.

by Gray on Nov 1, 2012 12:35 pm • link • report

Costco is indeed trying end-runs and many are not so obvious (see the Recent Updates post on our website regarding statements Costco reps made to staff at an area school). As to other comments made by readers, the negative impacts of the proposed 'revised' siting of the Mega Gas Station would be felt not only by local residents and people at the swim club, but also by the medically fragile children at the adjacent Stephen Knolls school. And we should all be aware that this fight is not simply another nimby issue. Costco would love to have MoCo bless this gas station so it could use the precedent set by 'forward thinking" MoCo to justify ramming such gas stations down the throats of people in many other communities, elsewhere in Maryland and across the country. Do we all really want that?

by Webmaster on Nov 1, 2012 12:36 pm • link • report

Fer Crissakes, there's a lot of hyperbole about what a gas station in a already enormous mall is going to do to the fragile Wheaton arts/entertainment/swimming pool/handicapped children.

by Crickey7 on Nov 1, 2012 12:58 pm • link • report

It's a gas station. Costco is a good corporate citizen, maybe as good as they come. I think there might be some better causes to rally around in Wheaton. I have a gas station a block from me, and I've yet to notice any leaks.

by aaa on Nov 1, 2012 12:58 pm • link • report

I dont know what does or does not belong in wheaton, but I too have a gas station a couple of blocks from where I live and makes the adjoining sidewalk less walkable than a shopping center parking lot does.

by AWalkerInTheCity on Nov 1, 2012 1:13 pm • link • report

To think anything else would happen on this site is also a joke. Westfield is not interested in creating an urban town center on the property in the short or mid term at least. It's all about re-purposing the mall to keep it viable as long as they can, by adding as many traditional and non-traditional retailers as they can. For that matter, the Costco and gas station are on the far opposite side of the Mall from the Metro and Bus bays. Imagine the NIMBY we'd see if this were actually visible from Viers Mill or University!

by Gull on Nov 1, 2012 1:18 pm • link • report

I don't think there is a sidewalk here--it's at the edge of the parking area, just within the perimeter circulation system that does not connect to the adjacent neighborhood.

I used to live not too far from this mall. People do walk around Wheaton. No one walked in this part of the Mall, however, other than to and from their cars.

by Crickey7 on Nov 1, 2012 1:18 pm • link • report

"A gas station also contributes to making Wheaton more car-oriented..."

That's a big leap. I don't think anyone has ever thought to himself, "My, now that there's a conveniently-located gas station in my neighborhood, I will buy a car!" Likewise, I doubt people will drive more, or that more people with cars will relocate to be near the gas station.

by MJ on Nov 1, 2012 1:18 pm • link • report

What is unique about this gas station is that it has far fewer pumps per gallons pumped than any other station around (part of Costco's pattern of building very few stores so they have very high usage). So it's guaranteed to have long lines of idling cars at any busy time (check out any Costco and you'll see) creating constant added pollution above what is needed for cars to pull up and park to go shopping. The nearby school is for profoundly disabled kids, many on respirators - a terrible mix with idling cars.

by Karen on Nov 1, 2012 1:21 pm • link • report

I live within a block of a large gas station in a dense District neighborhood. When I ask neighbors closer to the gas station, about it, the only complaint is the noise from customers late at night (radios, etc.) which wouldn't be a factor with Costco (they close early).

I would worry, long-term, about leakage (but doubt it would affect the pool unless it has a really serious leakage problem of its own) but the other arguments here aren't very convincing. I visit the mall from time to time and usually come from Metro. The back section of the mall lot where this is being built isn't very walkable. In general, the circulation of cars and people are pretty awkward and this won't lead to much a net change in that. I've used Costco gas stations in a variety of locations and the volume seems lass than overwhelming. Most likely nearby stations will lower their prices in competition which will limit the impact.

Yes it's an end run and if you're going to fight it I'd stick with that.

by Rich on Nov 1, 2012 1:46 pm • link • report

It's not like this area will be made walkable overnight, but I believe the point is well made here that adding an enormous gas station to an already car-oriented area that is very close to a Metro station is not progress IF the Mont. Cty. leaders wish to make Wheaton a more walkable community. I say "IF" because that's what Ike and Co. say in written statements, yet they provide Costco a repugnant corporate subsidy and don't reject the gas station outright.

The gorilla in the room is that politicians need to show they are trying to provide jobs, hence the aforesaid stupid decisions, b/c Ike and Co. need the votes more than they actually care about Wheaton.

Full disclosure: I say all of this as a proud Costco shareholder who does not believe that Costco should be anywhere near a Metro station. Costco has its place in the car-dependent, ex-burbs, which is where Wheaton is heading with more mall development.

by TC on Nov 1, 2012 1:59 pm • link • report

I'd feel better about this argument if I knew which gas stations will close (or not be built) because of this gas station.

If Cosco delivers more gallons per pump than other gas stations, does that mean that there will be two fewer gas stations in MoCo because of this gas station? Are those two gas stations better or worse candidates for walkability?

New Jersey has no-idling zones by its gas stations. Does MoCo need such an ordinance?

by Jim Titus on Nov 1, 2012 2:01 pm • link • report

@Falls Church

Interesting thought on why that house in Arlington isn't selling. My guess is that it is at the intersection of 29 and Military, and is fairly overpriced for only being 815 sq feet. My older brother just bought a 1200 sq foot condo a half mile from here and is paying $320,000.

Huge lot on the example you gave though. Seems like a fairly good starter home if you can swing the down payment. I agree though, if it was another block up Quebec, it would have sold already, mostly because it is further from 29, but somewhat because it is further from the gas station is certainly possible.

by Kyle-W on Nov 1, 2012 2:02 pm • link • report

It's unrealistic to expect every area to be a walkable, urban environment. Big box stores always will (and should) exist. The urban, 20-something single demographic might not appreciate their existence, but there are plenty of people with families who are fans of Costco.

The cas station here seems like a pretty small part of a non-walkable commercial area. And there's no evidence that a Costco gas station is any different from other gas stations in terms of pollution and other negative effects. The tone of this blog post is irrationally anti-car.

by Potowmack on Nov 1, 2012 2:06 pm • link • report

@Falls Church

Last comment, on Redfin, the agent there called it a teardown (I agree, because of the lot size) but if you are going to bay $450,000 to buy a lot, and still have to tear down the house, may as well buy that lot a touch further from busy streets, and from gas stations as well, so your point is definitely taken.

by Kyle-W on Nov 1, 2012 2:07 pm • link • report

I fail to see how walking around a gas station with directional traffic is harder than walking through a parking lot with bidirectional traffic.

by selxic on Nov 1, 2012 2:16 pm • link • report

"It's unrealistic to expect every area to be a walkable, urban environment."

leaving aside the question of whether nonurban areas are more livable with big box retail or not, given the finite number of metrorail stations we have (or realistically will have) in the region, and that many of the areas close to them have legacy single family housing (sometimes historic)that realistically will never be redeveloped, it seems quite reasonable to me to shoot for walkable urbanism in every area within 1/2 mile of a metro station that is not already precluded by something else.

Now it may be that the location of this gas station relative to this costco makes walkability meaningless as long as this costco is there (they needn't last forever - ArlCo certainly has its eye on the one at Pentagon City) - in which case the arg against is all about idling cars and disabled kids, not walkability.

But I am still befuddled that "urbanism can't be everywhere" applies to metro station areas.

by AWalkerInTheCity on Nov 1, 2012 2:20 pm • link • report

"But I am still befuddled that "urbanism can't be everywhere" applies to metro station areas."

As long as Costco remains at this location (which they will continue to do so long as the store remains sufficiently profitable) this argument is purely academic. The effects of this gas station on the urbanism and walkability of this area are a drop in the bucket when compared to the general effects of a giant big box store surrounded by acres of parking.

This gas station isn't going to entice more people to drive- it will just meet the needs of existing drivers. And unless there is evidence that Costco is violating environmental or other laws by building this station, the arguments seem to come down to pure personal preference and aesthetics. As for the claim that Costco gas stations somehow lead to long lines of idling vehicles, that hasn't been borne out by my experiences at Costco gas stations around the country. The stations aren't open to the general public, but rather draw from the much smaller pool of Costco members. The large majority of customers of Costco gas stations are likely drawn from people who were coming to the store anyway. The overall effect on traffic is likely minimal.

by Potowmack on Nov 1, 2012 2:36 pm • link • report

I don't think you know the definition of end run.

I'm glad someone else pointed this out. Along those lines,

rather than cynically trying to exploit a loophole.

This is neither an end run or a loophole. I looked at the title of this post, and thought I'd discover that Costco engages in some sub rosa, nefarious trickery to get a gas station.

But then I come to find that the original bill prohibited gas stations within 1000 feet of schools; Costco successfully lobbied to have it changed to 300 feet; the 300 foot prohibition passed; and - surprise, surprise - Costco changed the location of the gas station to 300 feet away from the school. Not only was this completely predictable, but it was entirely above board.

They should respect the spirit of the County Council's decision

Good grief. I suppose what this means is, "Even though we lobbied the council to change the proposed law so we can still have a gas station, we know they don't *really* want one, so . . . never mind, despite that our new proposal is in perfect harmony with the law that was actuallypassed." What nonsense.

by dcd on Nov 1, 2012 2:42 pm • link • report

Anyone have a suggestion for where it should be than ? If gas stations were only where some people wanted them to be they would either be up in Frederick or Calvert Counties.

by kk on Nov 1, 2012 2:42 pm • link • report

"As long as Costco remains at this location (which they will continue to do so long as the store remains sufficiently profitable) this argument is purely academic. "

"It's unrealistic to expect every area to be a walkable, urban environment. "

Well call my point academic if you wish, I think its important. As I said, this particular spot may stay as long as Costco does (which will not be as long as its profitable, but only as long as its profit exceeds the opporunity cost of the land its on) As I said, opposing this gas station now on grounds of walkability may not make sense (I cannot speak to the issue of the school nearby the impact on it of emissions). But I think as a general principle of planning we should be looking for dense walkable urbanism at all our existing metro stations. The life cycle of a big box retail location need not be long. The big box center at Potomac yards already has definite plans for redevelopment, and its about 25 years old (?). Im not sure how old the Pentagon City Costco and its adjacent center is - its days too are numbered. Big Box can make a placeholder for walkable urbanism - MoCo should definitely be planning on the succession for this site, and making sure (I am not talking about the gas station here) its not doing anything to foreclose WUP options.

We cannot afford thinking that in the name of realistically saying walkable urbanism is not possible everywhere, would rule it out in places close to metro stations.

by AWalkerInTheCity on Nov 1, 2012 2:57 pm • link • report

This ain't that close to the Metro Station.

by Crickey7 on Nov 1, 2012 3:01 pm • link • report

is there any part of the mall that is more than 1/2 mile as the crow flies (relevant for future post Costco development) from the metro station? On a map it looks close to Wheaton metro than Mosaic district is from Dunn Loring metro.

by AWalkerInTheCity on Nov 1, 2012 3:13 pm • link • report

Crickey, you're incorrect. Westfield Wheaton is literally across the street from the Metro. There is even a pedestrian bridge over Viers Mill Road that connects the Metro with the mall.

by Cavan on Nov 1, 2012 3:19 pm • link • report

I think the Costco is about 2500 feet from the metro station. There are already 4 gas stations that close to the Metro, but they are all along the major highways. About 4 stations witin half a mile of Silver Spring station-but the closest 4 gas stations to Courthouse Metro are farther away--about 3000 feet. So this 5th station would leave this Metro with more gas stations than the other metros. Stations with big parking lots like Greenbelt and New Carrollton have no gas stations within half a mile of the big lots.

by Jim Titus on Nov 1, 2012 3:31 pm • link • report

The subway station is on the east side of Georgia Ave. This gas station is at the extreme western edge of the Mall, which is not in fact across the street from the Metro. That's the Metro parking garage. You have to cross Georgia, go a block, and cross Viers Mill to reach the extreme eastern edge of the Mall.

The inclusion of this gas station, or not, will have zero inpact on teh urban fabric of Wheaton. The Mall isn;t going anywhere, and it's a huge thing in between this station and the Metro. To the extent there is any impact on pedestrian activities, it would be due to overall increase in auto traffic. I'd say that increase compared to the Mall traffic generally is unlikely to be significant, and in any event it will be cannibalizing sales from other stations nearby, meaning little or no net growth in auto traffic. If anything, diverting cars from entering and exitign gas stations on the major roads nearby would do more to increase walkability in Wheaton.

by Crickey7 on Nov 1, 2012 3:45 pm • link • report

@Kyle

Interesting that the agent at Redfin called it a teardown. I wouldn't have thought so as it's more common to rehab properties in historic districts since tearing down is very difficult with the permitting.

The rehab market is dynamite in N. Arlington, so I still suspect that being next to a gas station is a pretty big ding against that property. What's the point of a big lot if your kids can't play in it because of fumes from the gas station next door?

Also, to others re:Costco, while the research indicates that air quality is impacted in a 300 feet radius from gas stations, that's for normal gas stations. I would think the radius of impact for a mega station with many cars idling in line would be much bigger. Putting in a mega gas station next to a residential neighborhood is a big gamble with their property values with comparatively little upside. Think of a fueling station as a light industrial use rather than a normal commercial use.

by Falls Church on Nov 1, 2012 4:10 pm • link • report

Crickey, the main entrance to the Metro and the bus loop is on the west side of Georgia Avenue.

The parking lot in question is a five to ten mintue walk from the western entrance to the Metro, depending on how fast you walk and what route you take. That is certainly close by any standard of mobility.

by Cavan on Nov 1, 2012 4:23 pm • link • report

@AWalkerInTheCity: You're forgetting Potomac Yard development was always a placeholder even when it opened in 97/98.

by selxic on Nov 1, 2012 6:15 pm • link • report

How is it an "end run" if Costco is now trying to meet the 300 feet legal requirement?

I find it contradictory for opponents of the gas station to argue that there are already plenty of choices available in the surrounding area, and yet with Costco it will become the busiest gas station in the region. Which scenario is it?

If there are plenty of competitive choices already available, then the Costco gas station should not become disastrously crowded and polluted. If the opposite happens and the Costco is overwhelmed, then the lack of affordable gas (and stores) in the County is quite legitimate.

I support more density in Wheaton, but the mall is an important economic engine for the area. If BP/Exxon/Shell cannot adequately compete, then their parcels should be redeveloped for the better.

by Wheaton Resident on Nov 1, 2012 6:30 pm • link • report

The Kensington Heights community has been fighting this mega-station for nearly three years spending thousands of dollars and hours of precious personal time to defend their neighborhood from this. Bake sales and park parties raising a few hundred at a time. That alone is enough for me to oppose it, especially given that there are many other gas stations in the area(I am a resident of this neighborhood but at the other end, outside the 1,000 foot cancer zone). There are real, significant, scientifically documented health impacts from ALL gas stations, and this mega-station will be tenfold the usual air pollution. So folks who have been making their mortgage payments for years will now get to increase their cancer risk every night while they sleep or sell their house to some other unsuspecting family to raise their children in. It's people, families, children, schools, neighborhood, community, public health - and let's add in locally-owned gas stations vs. large-scale corporate profit. WHY are Costco and Westfield commercial interests more important?

by LindaS on Nov 1, 2012 6:33 pm • link • report

Yes it is about people, and also about economic competitiveness and retail affordability.

Unless we plan to rebuild the mall from scratch, the big box stores are here to stay (as long as the demand exists). The vision should be more focused on areas north and south of the Metro station for further redevelopment.

by Wheaton Resident on Nov 1, 2012 8:22 pm • link • report

[Deleted for violating the comment policy.] Any resident knows you never take that bridge as it is actually a public restroom/mugging corridor. Everyone jaywalks across Viers Mill instead to stay safe, which is why they had to put up the fence down the middle of Viers Mill.

by Think A Little on Nov 1, 2012 11:02 pm • link • report

There is great demand for the Costco because the only other one in Montgomery county is very overcrowded and old. This location is on the site of a major regional Mall, which has seen several large Department stores leave recently. The Costco would serve a middle/lower income area that would benefit from lower prices for goods and gasoline. Modern gas stations are highly regulated and there is no real reason to expect any ground pollution. There there is no reason to deny the permit. The pool operates only a few months a year. It should be feasible to build a visual/noise barrier - trees and walls- to protect the pool area.You should be able to build it this in a long-established regional shopping center.

by Ed from Montgomery on Nov 3, 2012 7:54 pm • link • report

An important point: Right now the county regulations say that Costco cannot just build a gas station, they have to apply for a "special exception" and prove that we should go against the current situation to allow a gas station (of any size) to be built there. So why would we want to set a precedent and allow the biggest gas station in MoCo to be built in a residential area? And why would we set that precedent for Costco to build a gas station closer to homes than they have anywhere else in the entire USA? So they could then build more megastations in residential neighborhoods because it "worked" here?

by MaryK on Nov 4, 2012 7:37 pm • link • report

I would not expect Costco to open without a gas station. I live in the neighborhood and look forward to not have to drive down to the Beltsville Costco just to purchase gas! Think of the consumers for once! With Costco in the area, maybe residents will get some relief from inflated gas prices because they will have to compete with Costco!

by Carlos on Dec 27, 2012 4:26 pm • link • report