I oppose this permit which was denied by the Mendocino County Planning Commission on 1-4-24.

Issues: Hwy 20 which runs congruent to Hwy 101 at the project site is eligible to be a National Scenic Byway, the 2018 Clean Energy Act encourages alternative energy sources, the vote by Board of Supervisors added fossil fuel to the list of investments to be discouraged, the project violates the Intent section of the Formula Business Ordinance, in 2023 the Grass Roots Institute requested the BOS to cease allowing new gas stations, a Redwood Valley MAC Resolution requested a moratorium on new gas stations, the Redwood Valley Community Specific Policies adopted by the BOS support "Smart Growth," and the Redwood Valley Design Guidelines include the goal to "improve pockets of commercial zones along Hwy 101 to emphasize compatibility with the particular community in which it is located versus the 'generic' highway commercial architecture so common along major highways."

The project will not improve the local needs, but rather be a 101 stop off. Pollution, noise, increased traffic, and alcoholic beverage sales are big issues.

Closing off 101 cross traffic would be a permanent community hardship, not safe in an emergency, not needed without this project, and would physically divide an established community. The project is not wanted or needed and would be a nuisance and visual blight.
Even with the current variance to change the setback requirement, large trucks will impede the neighbors access in the narrow swath of land that is being used for such a giant gas station.

Faizon Corp has committed serial violations against California law, with convictions for groundwater and surface water contamination, releases of hazardous substances, leaking underground storage tanks and failing to install such monitoring equipment, failure to send hazardous waste for offsite treatment disposal, and illegal disposal of hazardous waste. Also failure to label fuel dispensers with octane rating and grade of fuel, failure to properly label diesel fuel grade, and selling 89 Octane fuel while falsely labeling it as 91 Octane, as unfair and unlawful business practices. The Faizon Corp was ordered to pay civil penalties totaling $327,000 in civil penalties and $123,000 for investigation and attorneys' fees to DAs in 7 Counties, Contra Costa, and Marin County Hazardous Materials Program, Mendocino, Lake County, and Yolo County Environmental Health, San Leandro Environmental Services, Santa Rosa Fire Dept.

In 2017 Mendocino County established a Formula Business ordinance to mitigate the growth of chain stores and protect local community character.

Redwood Valley and nearby Coyote Valley have numerous gas pumps and there are multiple retail stores in Redwood Valley that already sell convenience store items.

The Community Specific Policies (CSP) of Redwood Valley were adopted as part of the General Plan. They list goals such as: "The County supports Smart Growth"…
"Improve the aesthetics of areas surrounding the downtown extending to State Route 20"…
"Establish a consistent architectural theme compatible with the character of Redwood Valley"…
"The use of green and renewable energy sources is encouraged in the design and construction of new commercial development including solar arrays and EV charging stations."
This project does not promote Smart Growth but promotes noise, odor, and traffic. The proposed 512 sq ft servicemark sign would create visual blight. The project will not encourage attractive compact building design and could lead to increased sprawl. The County must consider visual blight and nuisance factors.

Our County already has double the gas stations per capita compared to Sonoma County.

The project remains problematic. Please join the earlier Planning Commission decision and deny it.