The Greenwood Board of Zoning Appeals on Aug. 11 approved a variance to increase the maximum front-yard setback along State Road 135 from 80 feet to 96 feet for a proposed 20,000-square-foot commercial building in the Schwartz Crossing subdivision, contingent on the developer replatting the block so the east-side setback and dumpster location will comply with the UDO. The board voted 5-0.

The variance petition was presented by Greg Ilko of Crossroads Engineers on behalf of the development interests. Ilko said the original filing included three variance requests but he would “formally withdraw variance 1. I would formally withdraw variance 3,” leaving only the request to increase the State Road 135 setback to 96 feet. Ilko told the board the project team would replat the block so the frontage road would not be the front yard for the proposed lot and that shared parking and access easements would be shown on the final plat.

The decision matters because it alters the required building-to-street relationship on a primary arterial and affects future site circulation, pedestrian access and the character of the commercial block. A nearby property owner’s representative warned the change could “be injurious to the public health, safety, morals, and general welfare of the community,” arguing that deeper setbacks encourage vehicle-dominant frontages and reduce walkability. Board members and staff discussed parking layout, possible north access behind the building and whether the block should be subdivided to address the east-side setback and dumpster location.

Petition details: Ilko described the subject parcel as Block A of the Schwartz Crossing commercial subdivision, roughly 2.4 acres within a larger commercial block of about seven acres. The petition initially sought relief from three sections of the Unified Development Ordinance (UDO): (1) increase the east/front setback from 80 feet to 283 feet, (2) increase the front/west setback from 80 feet to 96 feet along State Road 135, and (3) permit a dumpster enclosure in a front yard. Ilko withdrew the east-front setback and dumpster requests at the hearing and asked the board to approve only the 96-foot setback along State Road 135.

Opposition and staff: Cherry Lancer of Lancer Associates, representing adjacent owner Tom Pennington (1771 Stones Crossing), spoke in opposition to the remaining setback variance. Lancer argued deep setbacks could create large parking expanses in front of buildings, increase pedestrian–vehicle conflicts and impair future coordinated access between parcels. City planning staff said they were “happy to see” the withdrawal of the east-side setback and dumpster requests and recommended, if the board approved the remaining variance, that the approval be conditioned on the block being replatted so the east parcel would meet required setbacks and the dumpster would be in a rear yard.

Board action and conditions: The board approved the variance for the State Road 135 setback on a motion by Mister King, seconded by Miss Peters, with the approval explicitly conditioned on subdivision/replatting of the block so the east-side setback and dumpster issues were resolved. The board also directed the corporation counsel/business office to prepare formal findings of fact and incorporate the staff report and the record for adoption at the next meeting.

What remains: The approval is contingent on the developer completing a replat that the petitioner committed to prepare. The petitioner and staff said final plat details—parking easements and any access agreements—will appear on the final plat. If the developer does not replat as conditioned, the variance would not apply.

Ending: The board closed the public hearing after hearing testimony and evidence, and the petitioner was advised to complete the replat and show required easements before returning for final adoption of the board’s written findings.