HomeMy WebLinkAboutDept Report 5-22-06
CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
May 22, 2006
2h. Congregation Shaarey Tefilla Synagogue
The applicant seeks approval for the following special use approval:
Docket No. 06030014 SU ZO Chapter 5.02 special uses
The site is located at 3030 W. l16th Street and is zoned S-l/Residence within the West 116th Street
Overlay. Filed by Joe Calderon of Bose McKinney & Evans LLP.
\0 General Info:
\~\ The petitioner seeks special use approval to
\\\\\ construct a synagogue & parking lot with lighting,
d'~l signage, and landscaping. The item has appeared
d before the Technical Advisory Committee to have all
technical issues resolved.
Analysis:
A place of worship is a complementary use to a
residential area, according to the Comprehensive
Plan. This site is just west of University High School.
Findings of Fact: Special Use
~j 1. The premises in question is particularly
.. ~ physically suitable for the proposed Special Use
r ~$ ~ be~ause: the si.te is und~velo'ped and is located in a
j <:3! ... -;/.AI r rapIdly growmg resIdentIal area, where a
complementary use (place of worship) may be necessary.
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2. The Special Use will not injuriously or adversely affect economic factors, such as cost/benefit
to the community and its anticipated effect on surrounding property values because:
Places of worship are complementary uses to residential areas, since they are usually low impact and
generally non-invasive.
3. The Special Use will be consistent with social/neighborhood factors, such as compatibility
with existing uses and those permitted under current zoning in the vicinity of the premises under
consideration and how the proposed Special Use will affect neighborhood integrity because: the
synagogue will fit into the context of the area and will be set back greater than 100-ft from the street.
4. The Special Use will not injuriously or adversely affect the adequacy and availability of
water, sewage and storm drainage facilities and police and fire protection because: utilities are in
place since residential neighborhoods and a private high school surround the property.
5. The Special Use will not adversely affect vehicular and pedestrian traffic in and around the
premises upon which the Special Use is proposed because: a pedestrian path will be created along
116th street to link to the existing path, per the Alternative Transportation Plan. The traffic flow will be
accommodated by on-site traffic flow and with 116th Street road improvements by the City.
6. The Board has reviewed the requirements of Ordinance Z-160, Section 21.03 (1-26) as they
relate to this Special Use, and does not find that those criteria prevent the granting of the Special
Use: the synagogue complies with all criteria.
Recommendation:
The Dept. of Community Services recommends positive consideration of Docket No. 06030014 SUo