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

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.