Whitestown board allows Aspen Creek Grill larger parking area, conditions additional landscaping

The Whitestown Board of Planning Appeals on March 6 approved a development‑standards variance allowing a larger parking area for a proposed Aspen Creek Grill in the Anson/Harmony retail area, limiting the site to 122 total parking spaces and requiring a 50% increase in landscaping (to be finalized with staff), the board said in a 5–0 vote.

Staff told the board that the Unified Development Ordinance (UDO) parking ratio sets a maximum of seven spaces per 1,000 square feet of gross floor area; at 7,000 square feet that yields a maximum of 49 parking spaces under the current table. The applicant requested 30 additional spaces (a 65% increase) and argued that comparable communities and existing nearby uses support more parking: Aspen Creek representatives cited seating of roughly 250 and potential shift staffing that increases demand.

Evan West, site civil engineer for the applicant, said the project teams could accept 22 additional spaces and work with staff to place planting islands and periphery landscaping in lieu of some spaces. "We would be the 22 spaces would be fine by us," West said. Heather Belton, representing Aspen Creek, said the company’s Noblesville location uses 48 spaces plus overflow and that some Saturdays and weekends fill the lot.

Planning staff presented comparisons to nearby communities: Carmel’s ratio of 1 space per 2.5 patron seats (which would generate ~50 spaces for 250 seats), Brownsburg’s 1 per 4 seats (~63), and Noblesville’s 1 per 50 sq. ft. (~40). Staff recommended a compromise of a 50% parking increase with corresponding landscaping improvements. Several board members said the area already contains large parking fields (hotel and big‑box retail nearby), and members asked staff to negotiate the landscaping details so that new plantings would not block visibility from the adjacent thoroughfare.

The board’s motion to approve limited Aspen Creek parking to a total of 122 spaces and require a 50% increase in landscaping (final plan to be negotiated with staff) passed 5–0. Staff will coordinate the landscaping quantity and locations with the applicant; the UDO allows equivalencies (larger‑caliper trees in exchange for quantity) and staff noted that tree caliper/placement could be used to meet the requirement.

Ending: The applicant will submit a revised site and landscape plan to planning staff for administrative approval consistent with the conditions; staff and the applicant will confirm the recorded easement for overflow parking with the neighboring hotel referenced during the hearing.