Loading...
HomeMy WebLinkAboutDept Report 10-22-07 CARMEL BOARD OF ZONING APPEALS DEPARTMENT REPORT October 22, 2007 11. Lu bavitch of Indiana The applicant seeks the following special use approval: Docket No. 07070012 SU Appendix A: Use Table Religious Uses in a Residential District The site is located at 2640 West 96th Street and is zoned S I/ResidentiaI. Filed by E. Davis Coots of Coots Henke & Wheeler, PC for Lubavitch ofTndiana. -I o ~ Z IT1 ;;a o General Info : This item has appeared before the Technical Advisory Committee on July 18 and \vill work with this committee to address and resolve all technical issues, such as decellanes, architectural materials, ctc. Thc petitioner seeks special use approval to construct a place of worship & parking lot with lighting, signage, and landscaping. This petition was previously heard bcfore thc Board of Zoning Appeals, and received a negative rccommendation in October of 2006 for a variance of development standards, and no recommendation for the requcsted Marion Co! Indiana olis use. Analysis: A place of worship is a complementary use to a residential area, according to the Comprehensive Plan. Just east of this site is College Park Baptist Church, and just west of this site is Green Tree Country Club Estates residential subdivision. 96lh Street is considered a residential parkway. This petition was filed last year and was denied by the Board of Zoning Appeals. The revised site plan and elevations present a building that is more appropriate adjacent to a residential district. The previous site plan indicated a building measuring 16,000 square feet, on two tloors. The current building would be one tloor, and would measure 12,244 square feet, with a basement. The majority of the building would be twenty feet in height, closer in height to adjacent two-story residences. The subject site would also be subdivided into two parcels, giving the proposed facility the necessary finy feet of frontage. Therefore, no additional variances would be necessary. 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 arc usually low impact and generally non-invasive. The synagogue will also be located on 96th Street, a major east/west corridor. 3. The Special Use will be consistent with social/neighborbood factors, such as compatibility with existing uses and those permitted under current zoning in the vicinity of the premises undcr consideration and how tbe proposed Special Use will affect neighborhood integrity because: the synagogue wiU fit into the context of the area, being adjacent to an existing church, single-t~llnily residential subdivision, and multi-family dwelling units south 01'96111 Street. 4. The Special Usc 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 areas and a church sUlTound the property. 5. The Special Use will not adversely affect vehicular and pedestrian traffic in and arollnd the premises upon which the Special Use is proposed because: a pedestrian/bike path will be created along 96lh Street, per the Alternative Transp0l1ation Plan. The traftic flow will be accommodated by on-site parking site design and with 96tl1 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. 07070012 S U.