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Docket No. PZ-2024-00138 SE “Custer Short Term Residential Rental for 2525 E Smoky Row”
INTRODUCTION:
I have lived at 2525 E Smoky Row since January 2024. I initially purchased this property in severely distressed
condition in the spring of 2022. An extensive “gut to studs” renovation was completed when a Certificate of
Occupancy was issued in the fall of 2023. I began utilizing this home as a primary residence shortly thereafter. The
renovation greatly increased the assessed value and has had a positive impact on the property values and living
experience for neighboring residents. Several neighbors and area residents have voiced appreciation for the
remarkable turnaround of this property.
I utilized this home as a short-term rental under the guidance that 2023 Indiana Code 36-1-24 permitted such use.
Upon receiving the Notice of Violation, I promptly contacted the City of Carmel and have been actively working to
rectify the situation and bring my property into compliance.
SURROUNDING LAND USE:
The parcel to the west is a vacant naturally wooded lot owned by Carmel Schools. The Carmel High School
stadium complex is to the north, with a dry retention basin directly across the street. The property to the south is
owned by Beth and Matthew Poland. Our dwellings are separated Cool Creek and a distance of 780’, which
includes about 500’ of densely wooded flood plain. My nearest neighbors are Michael and Dubonnet Dransfield to
the east. Our homes are approximately 45’ apart. Michael Dransfield has provided a letter of support for the
special exception, which is included in this document.
PROPERTY DETAILS:
This 1,200ft² home has 2 baths and 3 bedrooms and can comfortably accommodate up to 6 guests. My petition is
that the entire residence may continue to be utilized as a short-term rental as it was already successfully utilized in
this manner and highly rated by guests as shows on reviews.
While the property is located on 2.06 acres, guests rarely venture far from the rear patio as the majority of the
property is heavily wooded. Guest reviews commonly highlight nice interior amenities such as tiled walk-in
showers, premium furnishings, filtered water, as well as being located near the Monon with quick access to
downtown Carmel. They also appreciate the wildlife, including a family of deer that frequent the property at all
hours of the day.
S UPPORT:
I personally manage 2 short-term rentals and have been an AirBnb host for a total of 3 years. I’m passionate about
providing an exceptional guest experience as evidenced by maintaining SuperHost status all 3 years and a rating of
4.91/5 stars from 172 reviews. These guest experience stats are amongst the top 5% of all AirBnb hosts, and a
testament to my commitment to providing a world-class guest experience.
My approach to managing my Airbnb property involves meticulous guest screening and adherence to strict house
rules to maintain a serene environment for neighbors. Guests are selected based on prior positive rental history,
recommendations, and safety checks from short-term rental platforms. The majority of my guests are families
visiting for events such as weddings, sporting activities, and local tourism, including events like Christkindlmarkt,
Palladium concerts, and Artomobilia. Their visits contribute economically to Carmel through increased patronage
of local businesses and attractions, thereby enhancing the city’s reputation as a travel destination and property
values.
In order to maintain the serene surroundings of this home and to keep my home in pristine condition, I enforce the
following house rules rigorously:
1.Parties are strictly prohibited.
2.Unauthorized gatherings are strictly prohibited. Any visitors must be approved by me prior to entering the
home.
3.Quiet hours are strictly enforced (9:30 PM – 6:00 AM on weekdays, and 11:00 PM – 6:00 AM on weekends).
4.For any one-night stays, identification for all guests is required.
These rules are clearly communicated to all guests through the booking process, check-in instructions, and on-site
postings. Any violations of these rules result in the immediate removal of guests from the property. So far, all
guests have followed these rules and I have had no violations of any rule at 2525 E Smoky Row.
OPERATIONS SIGNAGE POSTED:
Upon approval I will have a sign made and posted behind the glass of the front and rear doors (visible from the
outside) with phone numbers to call should there be an emergency or concern. Information regarding fire
extinguishers, utility shut offs, fire alarms.
HARDSHIP OF EXISTING ORDINANCE:
In the event the request for special exception is denied, I would be unable to rent my home on a short-term basis,
which has significant negative financial and personal implications. This particular home is not a good candidate
for the furnished mid-term rental market due to low rental rates and low demand (my posting on Furnished Finder
has had only 1 inquiry in a 12-month timeframe). Long-term rental strategies are not feasible since I use this as my
primary residence.
A denial of this special exception directly impacts my finances and reduces the income I use to support my 3
children, plus one foster child. Additionally, I’m not able to engage in a small business which I’m passionate
about. My role as a short-term rental host is fulfilling due to the high level of guest engagement and interaction,
which is not present with mid-term and long-term rentals. I especially enjoy being an ambassador of Carmel
providing recommendations on area restaurants, shops, and parks
A denial for this special exception could also affect small business in the area as Carmel would not be capitalizing
on the increase to local commerce generated by tourism.
CLOSING:
I respectfully petition for the continued use of my full home as a short-term rental as I am confident that it aligns
with the city's interest in promoting tourism and supporting local businesses while maintaining a high standard of
respect and consideration for neighbors and the community. This particular home is an ideal candidate being
situated on 2.06 acres and insulated from all neighbors, but one; and that neighbor has provided a letter of
support. Lastly, my track record as an adept and attentive business operator are evident in Airbnb reviews, 4.91/5
star rating and SuperHost status. Upon approval, I will continue to operate with the intent to provide an
exceptional experience for guests and neighbors.
Thank you for your time and consideration.
Mark Nathaniel Custer
Petitioner
Enclosed: Letter of Support from neighbor Michael Dransfield