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Commission approves carriage house and variances for Heron-Morton lot after design debate
Summary
The Indianapolis Historic Preservation Commission approved a certificate of appropriateness and two variances allowing construction of a carriage house at 1827 N. Pennsylvania St., after commissioners and staff debated whether the design should be more "transitional" and whether changes should be required.
The Indianapolis Historic Preservation Commission on the June meeting approved a certificate of appropriateness and two variances to permit construction of a carriage house at 1827 North Pennsylvania Street in the Heron-Morton Place neighborhood.
Applicant Jason Wolf of Wove Design told the commission the carriage house is intended to provide living space for the owners’ adult dependent brother and that the structure is sited at the rear to allow for future primary-house development. “The purpose of this carriage house is to provide one of the owner's brothers with a place to live,” Wolf said. “He’s a dependent adult and is looking to have a place to live that's close by to them.”
Staff and neighbors offered differing views on details. Staff reviewer Morgan Malejo said the structure should “lean more transitional” in detailing because it sits between a modern primary residence and an adjacent historic house. Malejo listed suggested changes including 4-inch exposure lap siding, thicker door and window trim, double-hung windows with grids, trim headers and sills, opening the balcony, adding brackets under columns, and using an asphalt roof instead of standing seam metal.
The applicants and neighbors emphasized support and flexibility. Owner Samantha Burke described the carriage house as a purpose-built home for her brother, saying it “includes a private and roomy front porch” and design elements intended to meet his needs. The Heron-Morton Place Land Use Committee submitted a letter of support for the design, and other neighbors provided support letters and spoken comments in the hearing.
Commissioners discussed fenestration, the carriage-house balcony’s solid enclosure, and whether the structure’s materials and detailing would unduly limit future choices if a primary house is built on the lot. Commissioner David Baker said the proposed design could act as “a blank palette” adaptable to future work, and Commissioners Michael Bivens and Anson Keller said they were generally comfortable with the proposal while urging modest adjustments, particularly on the balcony and first-floor openings.
After discussion, staff read a backup recommendation to approve the certificate of appropriateness subject to eight stipulations (final construction drawings approval by staff, a required pre-construction meeting, site staking, and material specifications among them). The commission voted to approve the COA as read. Staff then read a recommendation to approve two variances of use: (1) to construct a secondary dwelling unit without a primary structure on the lot and (2) to allow the secondary dwelling unit without the lot owner occupying the lot as their primary residence. The commission voted to approve both variances.
Outcome and next steps: staff will enforce the stipulations in the COA and the applicant must comply with normal permitting and code requirements. The motions were approved by voice vote; no roll-call tally was recorded in the hearing transcript.
Why it matters: The decision allows a nonstandard pattern—building a secondary dwelling before a primary residence—on a lot in an established historic neighborhood and sets precedent for how “transitional” design is interpreted when modern and historic structures abut.
Votes at a glance: The commission approved the certificate of appropriateness for 2025 COA 151 per staff’s recommendation and approved variances filed as 2025 VHP 005.
