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Planning commission approves landscape-waiver for proposed Chase Bank near SR 135 and Smoky Road
Summary
Commission approved a waiver that allows a reduced landscape buffer (about 8.5–13 feet) for a proposed 0.89-acre Chase Bank site because utilities, drainage and INDOT right-of-way constrain a full 15-foot buffer; vote was 8-0.
The Greenwood Advisory Planning Commission voted Feb. 10 to approve a landscape-waiver for a proposed Chase Bank outlot at the southeast corner of State Road 135 and Smoky Road, allowing landscaped buffer widths to vary from about 8.5 feet to 13 feet where the Unified Development Ordinance normally requires a 15-foot buffer.
Chad Mayes of Kimley-Horn and Associates, presenting for the project team, said the proposed bank would sit on a 0.89-acre outlot and include a 3,410-square-foot building with 28 parking spaces. He said existing utilities, an on-site storm conveyance feature and an asphalt trail that follows the site perimeter constrain the available planting area on the Smoky Road frontage.
Planning staff, represented in the hearing by Omar Nelson, recommended approval. Nelson told commissioners the ordinance requires an additional 10-foot buffer in this location on top of the five-foot baseline (for a total 15-foot landscape width) because the site abuts a primary or secondary arterial, but staff found the proposed 8.5-to-13-foot buffer still provides a meaningful separation for pedestrians. Nelson also said the right of way adjacent to parts of the site is controlled by the Indiana Department of Transportation (INDOT), which further limits what can be built or planted without state coordination.
Commissioners asked about pedestrian connectivity and whether a crossing to development north of Honey Creek would be provided; staff responded that Lennar’s planned residential development north of the site is conditioned to include a safe pedestrian crossing and that both developments will include 10-foot asphalt trails. Commissioners also discussed recent changes to the intersection design; staff said INDOT recently shifted plans from signalization to a roundabout at the intersection, and that the applicant has coordinated with the state on right-of-way implications.
A commissioner moved to grant the waiver from Unified Development Ordinance Chapter 10 (the additional buffer requirement in section 10-03-06(j)(2)(e)), finding the petition met the waiver criteria in the Greenwood code. The motion was seconded and passed on an 8-0 roll call.
Staff materials submitted to the commission and summarized at the meeting list constraints that include underground fiber, overhead electric, municipal utilities and an existing stormwater feature that limit the planting area. Staff recommended conditions of approval consistent with the waiver request and site constraints.
The commission’s approval allows the applicant to proceed with a varied landscape buffer along Smoky Road and SR 135 but does not change ownership of right of way or eliminate the need for any required INDOT approvals.
