Hearing officer approves Gordon short‑term rental exception for Queens Manor property

Hearing Officer approved a special‑exception permit allowing Jacob and Mary Gordon to rent an attached addition to their home at 11100 Queensway Circle in the Queens Manor neighborhood as an owner‑occupied short‑term residential rental, valid for one year.

The petition drew multiple speakers at the Board of Zoning Appeals hearing, with the petitioner’s attorney arguing the home addition was built for family use and would be rented only occasionally, and planning staff saying the requested use is a residential special exception and not a business use under city rules. Opponents cited neighborhood covenants and potential traffic, noise and property‑value impacts.

The petition was presented by Stephanie Maris, attorney for the Gordons, who told the hearing the addition was built “for their personal use and to share with family and friends” but would otherwise sit unused and that the Gordons plan to vet renters and use a property management company. The petitioner, Jacob Gordon, also addressed the hearing and described his role in neighborhood security and oversight. Gordon told the hearing, “I’m a person of character and integrity,” and said he and his wife would be present or have local management when guests stay.

Neighbors opposing the exception stressed that Queens Manor lots are large, single‑family estate lots subject to long‑standing covenants. Sue McGill, a Queens Manor resident, said the covenants permit only single‑family occupancy and warned that a short‑term rental “is incompatible with long existing use for our neighborhood.” James Carlberg and other neighbors said the property is essentially an estate compound and that renting the addition could amount to a commercial use prohibited by private covenants.

City Attorney Benjamin Legge told the hearing the hearing officer may consider covenants in the special‑exception review but that covenants are a private civil matter between property owners. As Legge summarized during the hearing, “the special exception is applicable only to the extent that it complies with the covenants.” Planning staff also told the hearing that Carmel code enforcement reviewed the site and had no issues, and that the short‑term residential exception is treated as a residential use; staff recommended consideration and noted that any approval is valid for one year and would require reapproval after that period.

After hearing testimony and receiving the department report, the hearing officer adopted the petitioner’s findings of fact and approved the special‑exception permit for docket PZ202500050SE with the standard one‑year validity period.

The record shows a mix of support and opposition from neighbors; several letters both pro and con were filed. Opponents asked for restrictions if approval were granted; the hearing officer noted the approval was a one‑year permit and that code enforcement would handle any reported violations.

Votes at the hearing were not recorded with individual member tallies in the transcript; the hearing officer announced approval and adoption of the findings of fact.

The Gordons’ permit is valid for one year; any future renewal must be submitted and considered again by the board.