Monday, September 24, 2007

Schools still rise close to freeways

Too close?
Brian Vander Brug / LAT
TOO CLOSE?: West Vernon Elementary School is on the northeast corner of Grand and Vernon, immediately east of the 110 Harbor freeway in Los Angeles.
L.A. Unified continues to build near roads that spew pollution despite a state law and evidence of health hazards.
By Evelyn Larrubia, Los Angeles Times Staff Writer
September 24, 2007
Despite a state law that seeks to prevent schools from being built near freeways and mounting evidence that road pollutants harm children’s lungs, the Los Angeles Unified School District is in the process of adding seven new schools to the more than 70 already located close to highways.

Last year, more than 60,000 L.A. Unified students attended school within 500 feet of a freeway, records show.

A 2003 state law prohibits school districts from building campuses within 500 feet of a freeway, unless the district can mitigate the pollution or determines that space limitations are so severe that there are no other options. In Los Angeles, officials say their choices have become more and more limited.


As the district undertakes a $20-billion school construction and modernization program, officials have considered a number of sites close to freeways. The district is now building five schools on lots that are within 500 feet of them.

In the coming months, the Board of Education will decide whether to begin construction of two more: Central Region Middle School No. 9 at Euclid Avenue and 7th Street, near Interstate 10, and Central Region High School No. 15, at 2100 Marengo Street, adjacent to the 10 near the interchange with the 5 Freeway. Those campuses are in addition to the nine L.A. Unified charter and regular district schools that have opened near freeways since 1997.

As the construction program continues, the Board of Education could be facing more such decisions.

School board President Monica Garcia, in whose district both pending schools are located, said through a spokesman that she was concerned about children’s health, but that she would support the new campuses if the district was able to mitigate the dangers.

Carlos Estrada owns a small market and restaurant across from Los Angeles County-USC Medical Center, where the district wants to build a high school. It could be a lucrative deal for Estrada, but he’s not interested.

Estrada, who grew up in that East Los Angeles-area neighborhood, has nothing against new schools but said he has a big problem with the district building one on this particular site, roughly 90 feet from the 10 Freeway.

“I don’t want to be one of those people who went ahead and sold the property because they want the money. My wife and I don’t need the money,” Estrada said. “I personally don’t want a school that’s going to harm the health of the children.”

Scientists from both UCLA and USC have been studying the health effects of freeway contaminants in recent years and have found that they are significant. A report released in February said that children who live near freeways are more likely to suffer from decreased lung function than those who do not live near them.

One of the main culprits, researchers say, seems to be ultra-fine particles, noxious specks that are so light and tiny that they’re hard to capture or filter.

“Ultra-fine particle numbers are highest on and around freeways and in experimental studies appear to have much higher levels of the damaging chemicals that are found to have health effects,” said Andre Nel, chief of nanomedicine at the David Geffen School of Medicine at UCLA and co-director of the Southern California Particle Center.

A study by the California Office of Environmental Health Hazard Assessment found increased asthma and bronchitis among San Francisco Bay Area children who attended schools near major thoroughfares.

The problem is not limited to Los Angeles. According to the South Coast Air Quality Management District, 2.3% of California public schools — about 170 — are located within 500 feet of high-traffic roads, those that carry more than 50,000 vehicles per day.

The vast majority of the L.A. Unified schools situated within 500 feet of a freeway were constructed before 1977. In some cases, the freeways were built after the schools.

In the two decades that followed, the district built 24 schools, but did not build that close to freeways again until it embarked on its current bond-funded construction program.

Of the schools opened near freeways in the last 10 years, the first was the Watts Learning Center, a high-performing charter. That school opened on the site of a former church near the 110 and is one of five charters built within 500 feet of a freeway in the last decade.

During that time, the district itself has opened four schools that close: Hesby Oaks in Encino; Olympic Primary Center in downtown Los Angeles; West Adams Preparatory High School, just west of downtown; and the Bellevue Primary Center in Silver Lake.

“I think local schools are really, really important, and I believe in public schools,” said Marsha Rose, 50, a state vocational rehabilitation counselor who lives near Hesby, a K-8 school. “But I think it’s so important for them to have activities that are active and healthy, and I think it’s really hard when they build it that close to the freeway.”

Hesby was an older school that for several decades was used as administrative offices. In need of classrooms, the district decided to remodel and reopen it as a school. The interchange of the 101 and 405 freeways looms behind the play yard.

At a 2004 public meeting, Rose told district officials that she was worried about the health effects of freeway pollutants on children who would attend the school.

“They said they could override [the law] if there was a need for schools,” said Rose, who does not have children. “But I think for the health of all of our children, if you have information, you need to deal with it.”

A 2004 district assessment of the Hesby site predicted that at least one contaminant would be present at three times the limit and recommended upgrading the heating and ventilation systems to filter out pollutants. The district made the upgrade.

The assessment did not discuss ultra-fine particles, which cannot be filtered. But state law does not limit the presence of those particles. Nor does it explicitly require that districts address them in health evaluations, officials said.

In addition to the new schools already opened, the district is building five within 500 feet of freeways, campuses that were approved by the board between 2001 and 2006:

* Central Los Angeles High School No. 1 in Hollywood, adjacent to the 101 at the former site of the Metromedia Fox Studio.

* Central Los Angeles High School No. 9, replacing an old high school turned district headquarters at 450 N. Grand Ave. in downtown, off the 101.

* Vista Hermosa, formerly known as Belmont High School, in downtown, off the 110.

* East Valley Area New High School No. 1A and Valley Region Middle School No. 3, on Arleta Avenue, bordering the 170, in Sun Valley.

The district was not required to analyze the effects of air pollution from nearby freeways until the 2003 law took effect. For each of the schools under construction, the district concluded that air filtering would eliminate enough of the toxins to make the school safe for children.

That’s partly because, as in the Hesby analysis, the district did not address the ultra-fine particles that researchers believe cause the most harm.

Angelo Bellomo, head of the district’s Office of Environmental Health and Safety, which conducts the health studies, said recent scientific reports have prompted him to reassess how his office evaluates sites near freeways. Now, he said, all of the analyses discuss ultra-fine particles.

Because of this, he said, he recently instituted a buffer of at least 200 feet between schools and freeways. He arrived at that figure because a study showed that ultra-fine particles are most prevalent within the first 200 feet from a major roadway.

Bellomo’s office’s analyses of the two pending schools near freeways indicated that they both suffered from significant pollution and recommended three steps to mitigate damaging effects: air filtering, reduced outdoor activity when air quality is particularly bad and a 200-foot buffer from the freeway.

He concedes that even with those measures, children and school employees still would be exposed to more contaminants than they would otherwise.

He said that if the school board wants to build on the edge of a freeway anyway, it will have to find that the benefits outweigh the health risks.

“It would be very difficult to justify such a finding,” Bellomo said. “We are trying to do a better job dissuading the real estate agents from even looking at properties that are close.”

Jim Gauderman, the lead researcher on a series of USC studies that found increased asthma and decreased lung function in children who lived near freeways, said science has yet to pinpoint how close to a freeway is too close. But he found significant detrimental effects on children who lived up to 500 meters away — slightly more than 1,600 feet.

He said air filters are no panacea. “They’re not going to work on ultra-fine particles, and they’re not going to work on gases,” he said. “They’re only going to work when the kid is inside. The minute the kid steps out or starts playing P.E. and breathing heavy, they’re not going to be useful.

“It just makes sense that if you’re going to have children spending a lot of time in a location and you know that location is polluted — and I don’t care if it’s air, water or whatever — that you would try to avoid that situation at any cost. Those kids are going to be there at four, five, seven years. That’s a lot of time when you accumulate it.”

The district has not addressed whether to protect the children and staff at the dozens of existing schools that are close to freeways. The schools are clustered in East Los Angeles and the northeast San Fernando Valley, areas with more than their share of both freeways and poverty.

Bellomo said his office is considering what to do about existing schools. The best solution, he said, is stricter regulation of freeway contaminants because it would protect not only the students but also the thousands of residents along those traffic corridors.

When Amalia Campos enrolled 5-year-old Claris Perez at West Vernon Elementary in South Los Angeles this summer, a form asked whether her daughter had any chronic health problems. “Asthma,” she wrote.

Campos didn’t know about the effects of freeway pollution. No one at the year-round school, which borders the 110 Freeway, told her about the studies, she said. But then, neither did the doctors who diagnosed and have treated Claris’ asthma since she was 2. “They should let parents know about the risk,” said Campos.

Claudia Garcia was standing outside the campus recently, waiting to pick up several children whom she cares for after school.

She had heard about the studies regarding the health effects of road toxins.

“The truth is, I wouldn’t want my daughter going here because of that. I’d like to find her a better school,” she said, looking down at Clara Hernandez, 3. “Maybe I’ll move.”

Posted by M at 15:58:53 | Permalink | No Comments »

Risky Loans Help Build Ghost Town of New Homes

Damon Winter/The New York Times
City Councilman James Sanders Jr., with empty new town houses.
By DAVID GONZALEZ Published: September 24, 2007

Along the streets of Far Rockaway, many recently built two- and three-family town houses sit waiting for even one family to move in. Some have boarded-up windows, while others have clumps of garbage in driveways that have never seen a car. Desperate developers hoping to cover their bets — and stem their losses — tape up both For Rent and For Sale signs inside windows that face nearly deserted streets.

Damon Winter/The New York Times
City Councilman James Sanders Jr. talking with constituents in southeast Queens. Mr. Sanders said his district has been hit hard by a credit and foreclosure crisis.

The same blocks were once home to sprawling single-family houses with wraparound porches. But during the superheated real estate market of just a few years ago, longtime residents sold out to developers who rapidly demolished the old to build rows of plain vanilla town houses sold, it seemed, to anyone who could sign a mortgage application.

But as the market cooled and credit got tighter, many of the new homes sat empty. On a few blocks, developers have built nothing but plywood walls to hide the weed-choked lots after the old houses were torn down.

 

“Folks just went crazy and got into the feeding frenzy,” said City Councilman James Sanders Jr., whose Far Rockaway office is wedged between undeveloped lots and mostly vacant town houses. “They thought money was going to come to everybody left, right and center. Irrational exuberance is what I call this.”

The empty homes and undeveloped lots, he said, are part of the unacknowledged effects of the larger credit and foreclosure crisis in minority neighborhoods, where subprime and predatory loans were common. Real estate values rose steadily, as did the optimism of aspiring first-time buyers, who entered into mortgages without fully understanding the terms of the loan or the responsibilities of ownership. When budgets got tight, they could always refinance, they were told.

Not anymore. Now, in large swaths of Mr. Sanders’s district in southeastern Queens, For Sale signs are as common as trees, as people try to bail out before losing what little equity remains in their homes. Similar scenes are found in central Brooklyn and the northeast Bronx, strongholds of minority homeowners whose fortunes have declined. While regulators have long been reluctant to rescue individuals they considered victims of their own greed or bad decisions, entire communities are now facing the consequences.

“Whole neighborhoods are wiped out, crime increases, the neighborhood’s reputation goes down, quality of life is undermined, and people can’t sell their houses,” said Susan Saegert, a professor at the Graduate Center of the City University of New York, who recently completed a study of homeowners facing foreclosure. “That has already happened in Ohio and the Rust Belt. And it is starting to happen in New York.”

This has not come as a surprise to housing policy analysts and advocates who have been warning about the disastrous consequences of the freewheeling subprime market. At least five years ago, they sounded alarms over the spike in foreclosures among elderly homeowners who had been persuaded to take out costly refinancing loans to do repairs or raise money for emergencies. More recently, they saw a surge of first-time buyers taking out $500,000 mortgages at unfavorable terms even though they earned only $50,000 or less annually.

Sarah Ludwig, the executive director of the Neighborhood Economic Development Advocacy Project, said many people — first-time buyers who relied upon one-stop shops that provided a mortgage broker, appraiser and lawyer, and homeowners who refinanced their existing mortgages — were lured by offers of low monthly payments on adjustable rate loans. But those loans could become unaffordable once the interest rates reset, as is expected to happen in the coming months for many mortgages that began in 2005.

Ms. Ludwig’s group estimates that by year’s end, at least 14,700 homeowners in the city could be in default, mostly in minority neighborhoods, which she said were singled out for these loans.

“We have seen for the last 10 years a very serious problem with the concentration of high-cost loans, foreclosures and people losing their homes,” she said. “What is the toll of these loans?”

In many cases, when the true costs are revealed, the brokers who arranged the mortgages at unfavorable terms have long moved on with their fees, while the original lenders have already sold the loans on the secondary market to banks that used them to back securities. Increasingly, housing advocates have taken to task the big banks that scooped up these high-risk loans.

“The mortgage broker and the lender know this would not work if Wall Street had not been willing to buy these loans,” said Oda Friedheim, a Legal Aid Society lawyer in Queens who deals with many homeowners. “I look at this as a civil rights issue in those neighborhoods where people thought having a home was key to building individual wealth. But what happened is the wealth people built through their hard work has been transferred to Wall Street.”

Predatory lending was just part of a larger problem facing people whose budgets were already stretched thin, Dr. Saegert found in her study. In many cases, she said, family responsibilities pushed stressed homeowners over the edge. “We saw people who had relatives move into an apartment in the house and not pay anything,” she said. “They use resources but don’t contribute, and that just stretches you out more. We had one older couple who took in grandchildren when their daughter died, but they were on a fixed budget and had no way to take on the extra jobs to support them.”

She noted that while people often felt shame at their financial predicament, their efforts to get help were often rebuffed by companies who handled the payments. Unaware of local housing groups that could counsel them, many homeowners skipped paying other debts, ran up huge credit card bills or fell victim to so-called foreclosure rescue scams that tricked them into signing over their deeds.

“Their state of mind is the worst,” Dr. Saegert said. “The people who can legitimately help them are already overwhelmed and not looking for new clients. The people who are not legit are looking for them and they treat them nice. That is why people end up signing papers now not even thinking about it.”

When Carolene Brown and her husband, Patrick, faced foreclosure on their two-bedroom home in the Bronx, hardly a week went by that they were not visited by a friendly stranger offering to help. Five times, she said, they paid $500 in cash to swindlers, who claimed they could stop the foreclosure. In time, a friend of her husband’s offered to help them save the house. Instead, she said, they wound up signing over the deed to him and had the house sold out from under them.

“People always came to us to help,” said Ms. Brown, who said she has contacted prosecutors to help her reclaim her home. “I’m a strong person, and I do not like to talk about certain things. My family is big, and they could have helped me out. But I do not like to complain and ask for stuff. I always said I’d try to make this on my own.”

Councilman Sanders has heard that often.

“People always believe they can turn it around,” he said. “But in the end, they’re out of here and go to live with one of their children or wherever people go when they’re dying of shame.”

Along the many side streets of Arverne, where low-flying planes approaching Kennedy Airport regularly drown out conversation, Mr. Sanders pointed to block after block where homes were for sale or where failed developments turned into rushed rentals. Even closer to his office in Far Rockaway, unsold town houses have been rented to people he said are receiving government subsidies.

“That creates a different problem of changing the composition of the community,” he said. “They tip it from working class and middle class and into a concentration of poverty. You put people into homes who never learned how to manage living in one.”

Down one block of such homes, young men darted inside at the sight of strangers. Outside another drab development, overflowing garbage cans sat atop dusty patches of weeds and gravel.

“There always seemed to be an endless supply of people willing to buy these,” Mr. Sanders said. “Now the chickens have come home to roost. And the community is the one that’s hurt.”

Posted by M at 12:04:15 | Permalink | No Comments »