Carmel may resurrect (sort of) two-story building rule

Months after repealing controversial density requirements along a key city corridor, the Carmel City Council is poised to bring them back from the dead.

But supporters say the new proposal has enough flexibility that the old mandate's strangest creations — namely, a two-story gas station on Rangeline Road — should stay off the drawing board.

City planners on Monday briefed the council on a compromise that would re-instate a two-story minimum for buildings in some parts of the corridor but allow for a single story in others, primarily on the east side of the street.

The Range Line Overlay District, in place since 2005, was designed to encourage high-density development and walkability along a corridor that planners see as crucial to the success of the neighboring Arts and Design District. But the council in September struck down a rule requiring two stories of occupiable space, effective Jan. 1, amid concerns that it was too restrictive for many businesses.

The poster children for the change? A Turkey Hill gas station, a CVS Pharmacy and a KFC, all of which have struggled to find occupants for their vacant second floors.

"I'm all for building heights, minimums and maximums," said Councilman Rick Sharp. "But I'm also a die-hard Republican who believes in the market. I don't want to tell the developer, 'you have to put this space in' when the developer would decide on their own" if it could be profitable.

The new rules enjoy the backing of the Carmel Chamber of Commerce, whose member businesses had mixed opinions on the original overlay.

Chamber President Mo Merhoff said the original ordinance lacked the flexibility some businesses wanted but noted that an outright repeal wasn't popular with those who had already complied with the requirements.

"If you're suddenly going to say, 'you know what, never mind' — that's not very fair, either," Merhoff said.

Councilwoman Luci Snyder praised city planners for the proposal, noting that the road to the middle ground wasn't an easy one. "The term 'herding cats' seems appropriate," she quipped.

Here's how the new height rules shake out:

• For buildings west of Rangeline and north of Executive Drive: 2-5 stories.

• For buildings east of Rangeline between Executive Drive and Eighth Street: 1-2 stories.

• For buildings east of Rangeline and north of Eighth Street: 2-5 stories.

• For buildings south of Executive Drive, on both sides of Rangeline: 1-5 stories.

The Old Town District is exempt from the requirements.

Oddly, the only vocal opposition Monday night came from the ordinance's sponsor, Councilman Kevin Rider.

He took issue with a 35-foot setback requirement for businesses in an area designated for tree preservation.

"As many trees as we've planted in Carmel in the last 20 years, it's going to be a problem for me to support that," Rider said. "You're taking away 35 feet of their property."

Monday's meeting was dominated by public hearings, including that on the overlay district, with no action items.

Notable among other briefings — proposals to build a new subdivision at the southwest corner of 131st Street and Shelbourne Road, and a new mixed-use development, The District, on 30 acres near U.S. 31.

The latter, from developer Edward Rose and Sons, would include apartments and townhomes, housing for senior citizens, retail and a hotel between Old Meridian Street, Grand Boulevard and Main Street.

Call Star reporter Brian Eason at (317) 444-6129. Follow him on Twitter: @brianeason.