CONTROVERSIAL CARWASH SPURS ZONING REFORM BID.

Byline: Holly Edwards Staff Writer

ARLETA - A loophole in city zoning laws has allowed construction of a controversial 24-hour self-service carwash on a key corner of the Arleta commercial district, prompting city officials to call for a revision of the zoning code.

Though the carwash is opposed by the local council office, nearby apartment dwellers and most of the community, city officials said there is nothing they can do to halt the project.

``This has been extremely frustrating for everybody, but we have no real alternative than to allow the thing to be built,'' said Dale Thrush, planning deputy for Council District 2, a district without a council member since Joel Wachs resigned Oct. 1.

While a city zoning administrator told the carwash developer earlier this year that a conditional use permit was needed for the project, city officials later discovered the carwash was permitted under existing zoning laws, said Robert Janovici, chief city zoning administrator.

Though there is an apartment building right next to the planned site of the carwash at 8701 Woodman Ave., zoning laws governing so-called commercial corners require conditional use permits only for commercial projects that would impact single family residences, Janovici said.

As a result of the Arleta case, he said, the city is expanding the zoning laws governing commercial corners to include protection of multi-unit residences. City officials are also revising laws regulating where self-service carwashes can be built.

Unfortunately, Janovici said, the changes will not help Arleta residents who fear the carwash will create a noise problem and draw crime and drug dealing.

``We learn through situations that are undesirable,'' Janovici said. ``I think it's a viable zoning code because it can be changed.''

Meanwhile, Fred Gaines, an attorney representing carwash opponents, said he believes the case calls into question the authority of the North Valley Area Planning Commission. The commission was created as a result of city charter reform and is designed to give the community more local control.

While the local planning commissioners rejected the project and said they believed a conditional use permit was needed, city officials determined the project was legal and gave the developer a building permit.

``Here the planning commission makes a decision, and the city overrules it and tells us to go jump in a lake,'' Gaines said. ``Are they giving us local control or not?''

Sandor Winger, chairman of the planning commission, said that as a result of the carwash case, the commission has asked the planning department to consider the impact on the community when ruling on any self-service carwash proposal.

Gaines said he has filed an appeal with the Building and Safety Commission on behalf of his clients and may take further legal action.

But construction of the carwash has already begun, and city officials said they expect it to be completed by February.

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Map:

Carwash 8701 Woodman Ave.

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