The Planning Commission on Nov. 20 approved a substitute version of a housing and infrastructure text amendment that standardizes building height in R and RS residential districts and included a recommendation that Metro Council consider an exemption for neighborhoods inside the interstate inner loop.

Staff planner Dustin Shane summarized the substitute as setting a new baseline of 2½ stories and a 35-foot maximum in R and RS districts, with an allowance for 3 stories and up to 45 feet where 50% or more of the structures on a block face oriented to the same street already exceed 35 feet. Shane said the substitute also simplifies permitting for two‑family uses without allowing duplexes outright in single‑family zoning. He recommended disapproval as filed and approval with the substitute; the item is scheduled for Metro Council public hearing on Dec. 4.

Public commenters opposed the proposed 50% block‑face test. “That seems arbitrary and inequitable,” said Derek Lyle, a Salem Town resident who said the rule could prevent similarly sized infill development on narrow lots and effectively lock neighborhoods into lower heights. Brian Newman, also of Salem Town, urged the commission to exempt downtown‑loop core neighborhoods, arguing the rule would undermine density, walkability and architectural diversity in the city’s core.

Commissioners discussed whether the planning commission should build an inner‑loop exemption into its recommendation or simply note council discretion. Lisa (staff) said the department had not analyzed an exemption and cautioned that unstudied changes could introduce unforeseen impacts or require the council’s amendments to be referred back to planning if they loosen restrictions beyond the commission’s recommendation.

Commissioner Smith moved to disapprove the amendment as filed and to approve the substitute while adding a recommendation that Metro Council consider loosening the enhanced height restrictions within the urban core defined by the Interstate loop; after a second the motion carried by voice vote.

The substitute keeps a clear, testable standard (the 50% block‑face threshold) while the commission’s recommendation flags downtown neighborhoods for council consideration. The item will move to Metro Council for public hearing on Dec. 4; staff cautioned that if council’s amendments loosen the substitute beyond the commission’s scope, those changes may require re‑referral back to planning.