[{"_1":2,"_111":-5,"_112":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87,99],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6367643,"mediaKeyId","2158528-5eac3abf7949be22a702d99874035df7","parentId",2158528,"title","Hearing officer approves Story Cottage memory-care group home at Westfield Boulevard after public opposition","audioSeconds",1584,"startMs",1511000,"endMs",3095000,"viewUrl","/Search/View?dp=1&key=2158528-5eac3abf7949be22a702d99874035df7&start=1511&end=3095","thumbnailUrl","https://assets.pipeline.soar.com/2158528-5eac3abf7949be22a702d99874035df7/thumbnail_1511000.jpg","articleUrl","/articles/6367643/Carmel/Hamilton-County/Indiana/Hearing-officer-approves-Story-Cottage-memory-care-group-home-at-Westfield-Boulevard-after-public-opposition","mediaUrl","https://secure.pipeline.soar.com/6367643-e716c3beba1de5ee1d82496d4967e560/orig.mp4?Expires=1771178682&Signature=Gl8gxQnldZ5d6rNNBmZke4FqEYFsAcuLyODPO-41Zq9feXzJukh7XfZ4CusJw8KVNwFVzuNgqo-KGUFTMfFxj19Uv8yQhqzW01ZsJgos46zn0xwBisnpKVIl632-5alLIGaCZ3lvVnUkenU~TmN4miKQ0UuWZuRsv1mfJhq7KxWgO2X-~or0TYrurXsxu05qm4DU6rrXjuWwycF9YGEC52AyJ2cdQwfppqPE6K5ypYb3REl4S60DNbj5PkJbgjsRGa5F-yuwOYy2XRvfuEb2sUMw4fGlp-hWihni7K4ISM8IVYMmKg2J7JXr0U~Th7NVOrs4LrrFLVA-PJ8XJt6kxg__&Key-Pair-Id=KUT5TJCACFTXG","author","City Council of Carmel IN","date","2025-01-28T11:08:06Z","article","A hearing officer for the Carmel Board of Zoning Appeals approved a special-exception permit for Story Cottage, a proposed memory-care group home at 11180 Westfield Boulevard, allowing the developer to build a residential group home for up to 12 residents.

The approval came after a presentation by the applicant’s land‑use representative and developers and extended public comment from neighbors worried about traffic, safety and property values. Planning staff recommended favorable consideration while noting several remaining technical review comments that must be addressed before final permitting.

John Davoshaewicz, the applicant’s land‑use representative, described Story Cottage as “a boutique memory care concept” that would provide a “safe home‑like environment” with individual bedrooms, community spaces and tailored activities. He said the proposed custom home would be about 6,000 square feet on a 1.2‑acre lot and include up to 12 bedrooms to house a maximum of 12 residents. The materials submitted with the application included an estimated construction cost noted as \"approximately $180,000,0.0\" in the packet; the figure was not clarified during the hearing.

Planning staff told the hearing that the Unified Development Ordinance (UDO) treats group homes as a residential use and directs favorable consideration for 9–12 person group homes when the director of community services does not oppose the petition. Staff reported reviews by engineering, utilities and fire departments remain outstanding and recommended that any approval be conditioned on resolving those review comments.

Several neighbors spoke in opposition. Tom Grossman, who lives adjacent to the property, referenced safety concerns tied to nearby creek and traffic, recounting a historical wandering incident in the area. Will Sherman and Ryan Kelly said they bought homes in the neighborhood expecting single‑family residential character and expressed concerns about business encroachment, higher taxes and increased emergency vehicle activity. Jessica Gutwein said she worried the change would alter the low‑density, family character of the R‑1 neighborhood.

Davoshaewicz and the applicant team responded that the site would remain zoned R‑1, that group homes are an authorized residential use under local law, and that the proposed facility would provide 24‑hour caregiving (typically three daytime caregivers and two overnight). He said outdoor space would be fully fenced and that residents would not have private vehicles, reducing routine traffic generation compared with an average single‑family occupancy. He also told the hearing the applicant provided evidence to planning staff indicating no anticipated negative effect on adjacent property values.

After hearing testimony and staff recommendations, the hearing officer said, “Therefore, I approve the request.” The approval was accompanied by the condition that outstanding technical review comments (engineering, utilities, fire and related items) be addressed in the normal permitting process.

The applicant indicated the homebuilder would be RJL Custom Homes; project proponents on the record included Senior Home Companions and Story Custom Development. Opponents noted nearby Wood Valley Estates and other single‑family neighbors as key stakeholders.

The decision permits the applicant to proceed into the remaining review and permitting steps; outstanding technical comments and final engineering signoffs remain conditions of the approval.","mediaType","Video","parentTitle","Board of Zoning Appeals Hearing Officer - January 27, 2025","oneSentenceSummary","A hearing officer for the Carmel Board of Zoning Appeals approved a special‑exception permit for Story Cottage, a proposed 12‑bed memory‑care group home at 11180 Westfield Boulevard.","taxTitle","Carmel, Hamilton County, Indiana","taxId",3929,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6367628,"BZA actions: short‑term rental, accessory building and several variances approved; list of outcomes",192,12000,204000,"/Search/View?dp=1&key=2158528-5eac3abf7949be22a702d99874035df7&start=12&end=204","https://assets.pipeline.soar.com/2158528-5eac3abf7949be22a702d99874035df7/thumbnail_12000.jpg","/articles/6367628/Carmel/Hamilton-County/Indiana/BZA-actions-shortterm-rental-accessory-building-and-several-variances-approved-list-of-outcomes","https://secure.pipeline.soar.com/6367628-22146bcb1dc08f61d23da16f484055ec/orig.mp4?Expires=1771178682&Signature=S2xKMLcWr77czFbZLc5AZXJhTZCkdtLJfQHXXfkCCR4SKIUFjiUx322ZV2AFO6o~KQ9-zwjaxIyRDE4TJ1gLv3XPzwhON2LgTmqtmfBOZX1XlhzBggadLNLwRUV3YqSdhh5rqRIhB5C6tl0I53I6ooJxEM1m-nkCyfteuLVulqiW8aXRdelHCSjBrVDrQouiXoO8mckS76lGMngAnu3IcjVWOVJkoAgzOFoHurZO~Y07HnMO00qnVJ5NfOPvok9b~HgfvIR7pKnigjMZy2VsJns-Inmg569t1QzAQUlcOoA5G5XqEMpBV1OEMjAAHAncxgJlJK0HJ6nF1IVsfKA~EA__&Key-Pair-Id=KUT5TJCACFTXG","The Carmel Board of Zoning Appeals hearing recorded a series of routine approvals on property variances and special exceptions. The hearing officer approved several petitions after planning staff reported no outstanding policy objections; one matter (a sign variance for Connection Point) was transferred to the full BZA for de novo review after a dispute over landscaping conditions.

Votes at a glance (docket ID — short description — outcome):

- STVR (short‑term residential rental petition) — petitioner verified as permanent resident; special exception valid for one year and approved — approved.

- Cavallaro accessory building variance (pz202400228v) — additional garage attached by a portico at 2535 Durban Drive; HOA approval received and materials/colors to match existing house — approved.

- Schultz front‑porch setback variance (pz202400231v) — request to reduce front setback from 35 feet to 24 feet (11‑foot variance) with condition that petitioner apply for replat to remove the platted 30‑foot building line — approved subject to replat approval.

- Theo fence height variance (pz202400232v) — corner lot request to increase allowed fence height from 42 inches to 48 inches to contain large dogs; HOA approval in file — approved.

- White residence rear setback variance (pt202400246v) — replace existing deck footprint and preserve right to add a 3‑season porch later; requesting 16.5‑foot rear setback where 20 feet required (approx. 3.5‑foot variance) at 13695 Autumn Lake Overlook — approved.

- LeMay pool lot‑coverage variance (pg202400248v) — petitioner working with engineering on permeable pavers and pump noise; petitioner seeking variance up to 55% lot coverage (current design ~47% with pervious pavers) and HOA approval granted contingent on variance — approved with conditions addressing drainage design and pool pump noise.

Other procedural notes: The Bank of America lighting item was not reached before adjournment. The Connection Point sign variance (pc202400243v) was transferred to the full BZA for de novo review after the petitioner objected to a landscaping condition proposed by staff; the full board date mentioned was Feb. 24 if the petitioner requests transfer or if the hearing officer transfers it.

Each approved petition was reported as having planning staff support in the hearing record; where conditions were discussed (Schultz front yard replat, LeMay drainage and pump design, White encroachment consent to encroach), the hearing officer tied approval to completion of required follow‑up work or documentation.","A series of routine variances and special exceptions were approved by the Carmel BZA hearing officer; most had planning staff support and required follow‑up technical paperwork or replat approvals.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6367634,"Parkwood Crossing seeks to remove underused parking, add green space; Carmel staff and BZA approve variance",291,614000,905000,"/Search/View?dp=1&key=2158528-5eac3abf7949be22a702d99874035df7&start=614&end=905","https://assets.pipeline.soar.com/2158528-5eac3abf7949be22a702d99874035df7/thumbnail_614000.jpg","/articles/6367634/Carmel/Hamilton-County/Indiana/Parkwood-Crossing-seeks-to-remove-underused-parking-add-green-space-Carmel-staff-and-BZA-approve-variance","https://secure.pipeline.soar.com/6367634-670ee1c678322bd93a05af6756b0986e/orig.mp4?Expires=1771178682&Signature=DapgZJyfhsSGyRn9v--vS8~yjWG15b2pbrd8I1qRy7JilB~eCAhis4P4Ifh1MNtHqP665hR4kj-pSQboKVo9KcXniXHZke7hrsPyiAr1oeArGpuHQfM6c5neo5EvqBP8TTarLkNtJoOeu9DmwNYUmDHNEaGEiYqKq848hoxHVPYneqdFCBWQCPja9YnL2FdHGF8w4CGeRYTtUsdH4JLvCbbuQBIwkW-8DZeqKdYkXPei6gBmnD2DZBqpbJ2ySEx2~VBjgriH2bzsTLQkyl3NeRM2s1aonhK0qDLn3il~VlDj3QIS22RkCcVCmoZFlHP3WxJQRDxonHXSdtPZyECypg__&Key-Pair-Id=KUT5TJCACFTXG","The owners of Parkwood Crossing told the Carmel BZA they will remove underused asphalt parking on the east side of College Avenue and replace it with landscaped green space, and the board approved a parking‑ratio variance to permit the change.

Brian Shewert, a civil engineer with \"Kimberly Horner and Associates,\" told the hearing the project will remove approximately 86 spaces south of Building 8 and west of Building 9 to create more amenity and green space. The east side of College currently is subject to a College Hills PUD parking requirement of 3.5 spaces per 1,000 square feet; the west side (Meridian Corridor zoning) requires about 2.9 spaces per 1,000. The planned changes would leave the complex with an approximate ratio of 3.37 spaces per 1,000 after the work; the petitioner argued that 2.9 per 1,000 is sufficient and that their proposal leaves substantial surplus capacity.

Shewert said the developer did a parking study and found large portions of the lot underused even in peak hours; the petitioner emphasized the move is a deliberate de‑densification to provide more green space rather than the more common request to add parking. The property owner — represented at the hearing by Patrick Moyers — and the owners association support the change. Planning staff said the petitioner provided a traffic/parking study and recommended positive consideration; the BZA approved the variance.

City staff and the hearing officer noted reviews from technical advisory committees were on file and planning recommended approval given the added landscaping and the parking study showing acceptable occupancy. The petition will proceed to the normal permitting and construction review steps.","Parkwood Crossing developers presented a plan to remove about 86 underused parking spaces on the east side of College Avenue, replacing them with green space. They asked to align the east side parking ratio with the west side; planning staff and the BZA approved the variance after receiving a parking study and owners association support.",{"_33":100,"_35":36,"_37":38,"_39":101,"_41":102,"_43":103,"_45":104,"_47":105,"_49":106,"_51":107,"_53":108,"_55":56,"_57":58,"_59":109,"_61":62,"_63":64,"_65":110,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6367639,"Connection Point sign variance tabled, transferred to full BZA after landscaping dispute",350,928000,1278000,"/Search/View?dp=1&key=2158528-5eac3abf7949be22a702d99874035df7&start=928&end=1278","https://assets.pipeline.soar.com/2158528-5eac3abf7949be22a702d99874035df7/thumbnail_928000.jpg","/articles/6367639/Carmel/Hamilton-County/Indiana/Connection-Point-sign-variance-tabled-transferred-to-full-BZA-after-landscaping-dispute","https://secure.pipeline.soar.com/6367639-ee5d6177e7746d5128aa7ee2190cffba/orig.mp4?Expires=1771178682&Signature=Ig-C21w3PW4rnCXwnEdxF61lLnek7xBAjDAlWfR-gU-uJdVMCmKJtZdgjiqmZ2-TOBNegd083aCR24OhKxZI65XxpL-5~sQ0JIMx1zbDPbSN9TGR-yUiMyeKeUlB5qBH6w5iUZYV7OHSTs44j~JhEmy~0ATLj2bAKCbBWZzpaxTq~4kxoNiHi9Xt-LZvNtMe90Xn9e7N6TFs~TfroQLXYBlGJWJvNyGgt-SLlANm9vk6aIaT~LDcDBElpN23a7TOh56pTJx1DulhE-V58lOOtHOUZiDL-74NPFQeCCUfxE6Wo3MuPf4-70-4n0qZ8a2cYO6xVZuTPgg~II4cThlNdQ__&Key-Pair-Id=KUT5TJCACFTXG","Connection Point’s request for a sign‑height variance was not decided at the hearing and has been transferred to the full Board of Zoning Appeals after dispute over landscaping conditions.

Sarah Zimmerman, representing Connection Point, told the hearing the installed sign exceeds the permitted vertical allowance by about 8.6 inches because of a measurement discrepancy between the vendor’s installation and the technical advisory committee submittal. Zimmerman asked the BZA to consider the variance without requiring additional landscaping that the city had requested to screen the sign.

Planning staff recommended approval of the modest height variance but also recommended landscape compliance if approved; staff asked the BZA attorney to weigh in on whether a landscaping condition would be reasonably related to a signage variance. Staff said the petition’s horizontal signage percentage complied with the UDO but the vertical measurement put it slightly out of tolerance.

Connection Point’s counsel and representative said the requested landscaping — seven oak trees — could block their building’s façade and would impose unplanned costs. Counsel Steve Unger said that under the BZA rules and statute, if the petitioner does not agree with recommended conditions it may request the matter be transferred to the full BZA for de novo review.

Hearing officer Najjar (on the record as “Miss Najjar”) said the transfer to the full board can be made either by petitioner request or on the hearing officer’s own motion and that the transfer would result in a de novo review. The transcript records that a transfer request window of seven to ten days was mentioned and that the full BZA would consider the matter on Feb. 24 if timely transferred.

The hearing officer decided to transfer the petition to the full BZA for de novo review. The transfer leaves open whether the full board will impose the landscaping condition; the petitioner was advised to provide cost estimates for the trees if the matter proceeds to the full board.","Connection Point asked for an 8.6‑inch sign height variance and requested approval without the landscaping the city sought. The hearing officer transferred the matter to the full Board of Zoning Appeals for de novo review; the next full board hearing date was cited as Feb. 24 if transfer is requested.","actionData","errors"]

Article not found

Hearing officer approves Story Cottage memory-care group home at Westfield Boulevard after public opposition

BZA actions: short‑term rental, accessory building and several variances approved; list of outcomes

Parkwood Crossing seeks to remove underused parking, add green space; Carmel staff and BZA approve variance

Connection Point sign variance tabled, transferred to full BZA after landscaping dispute