HomeMy WebLinkAboutDept Report 4-24-06
CARMEL BOARD OF ZONING APPEALS
DEPARTMENT REPORT
April 24, 2006
6h. 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. 116th Street and is zoned S-I/Residence within the West 116th Street Overlay.
Filed by Joe Calderon of Bose McKinney & Evans
LLP.
General Info:
The petitioner seeks special use approval to construct
a synagogue & parking lot with lighting, signage, and
landscaping. The item has appeared 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
1. The premises in question is particularly
physically suitable for the proposed Special Use
because: the site is undeveloped and is located in a
rapidly growing residential area, where a complementary use (place of worship) may be necessary.
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 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 ofthe 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 Su.
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