ZONING APPEALS Board rejects variance for carwash

The businessman said he would continue trying to develop the property.
By ROGER G. SMITH
CITY HALL REPORTER
YOUNGSTOWN -- Canfield Road residents wouldn't mind a neighborhood-friendly business in a vacant spot near Bears Den Road.
But they vow to fight any new attempt to build a business there if it means noise, traffic or water problems.
The city's zoning appeals board unanimously rejected a businessman's request for a variance Tuesday. Douglas Rogers wanted to build a self-service carwash and lottery stand on the spot, next to a small plaza.
Rogers sought a variance that would reduce the required minimum lot size from 35,000 square feet to 21,722 square feet. But a parade of area residents used a variety of arguments -- from noise to water to crime -- to persuade the zoning board to reject the appeal.
Rogers said fears of noise and crime were exaggerated. Rogers said he has no problems at a similar carwash he operates at Market Street and Western Reserve Road in Boardman.
He said he would prevent water from draining onto neighboring land.
Will revise plans
Rogers said he would continue trying to develop the parcel commercially despite the rejection, with just a lottery stand or perhaps something else.
"Something is going to go on there," he told the board.
Residents will wait to see what is proposed next, said JoAnn Stock and Doug Pesa, Canfield Road residents who organized the opposition.
Neighbors will oppose any operation that would hurt the neighborhood, they said, especially one that compounds traffic or water problems.
Stock brought 10 police reports from the past 18 months documenting car accidents at Canfield and Bears Den, an already busy intersection.
A few Hermosa Drive residents, who live behind the proposed site, told stories of standing water and basement flooding. Developing the land would only make it worse, they said.
Concern for home values
Michael Krause, deputy director of the Youngstown Metropolitan Housing Authority, said the agency owns several parcels nearby. YMHA plans to build homes on those sites eventually, he said. A carwash would hurt the values of those homes, he said.
A couple of city police officers who live in the area spoke about how 24-hour carwashes draw noisy radios. They also draw "thugs and drugs," said officer Tony Tulipano.
"It's not a good type of business in that kind of residential area," said detective Sgt. Wayne Ross.
Zoning board member Wallace Dunne said residents have a right to protect their neighborhood, so he sided with them. Board member Irv Lev said traffic troubles convinced him, and also that the parcel was too small for the carwash.
rgsmith@vindy.com