HomeMy WebLinkAbout03/15/1999 Work Session
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MINUTES OF THE WORK SESSION MEETING OF
THE SPRINGFIELD CITY COUNCIL HELD
MONDAY, MARCH 15,1999
The city of Springfield council met in work session in the Jesse Maine Room, 225 Fifth Street,
Springfield, Oregon, on Monday, March 15, 1999, at 6:00 p.m., with Mayor Maine presiding.
ATTENDANCE
Present were Mayor Maine, Councilors Ballew, Fitch, Hatfield, Leiken, Lundberg and Simmons.
Also present were Assistant City Manager Gino Grimaldi, City Attorney Tim Harold, Senior
Management Analyst Rosie Pryor, City Recorder Julie Wilson and members ofthe staff.
1. Status Report for the Springfield Commercial Lands Study (SCLS).
Susanna Julber presented the staff report on this issue. Ms. Julber also provided a handout
titled Springfield Commercial Lands Study. As part of the Metro Area's Periodic Review
Work Program, the city must prepare a Springfield Commercial Lands Study (SCLS). This
Study must comply with the requirements of Statewide Planning Goal 9, and to be of greater
use to the city, should set the framework for commercial development to the year 2015. The
overall objective of the SCLS is to contribute to a healthy and stable economy of Springfield
by ensuring that the long term supply of commercial land is adequate to meet the
community's commercial development needs in terms of both quantity and quality.
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The updated Commercial Lands Inventory suggests that the supply of quality commercial
sites in Springfield is not adequate to meet the projected demand for commercial land to the
year 2015.
Currently, there are between 77 and 82 vacant areas of developable commercial land
remaining in the Springfield Urban Growth Boundary, approximately a four year supply of
buildable commercial land based on a demand analysis completed by LCOG and city staff.
Of these vacant areas, roughly 30 acres is contained in one site; the old Springfield Airport
site. Further, many of the vacant commercial sites in the inventory are small and constrained,
with no real opportunity for successful commercial development to occur.
The CAC is now beginning to formulate policies and implementation strategies to ensure that
the commercial land supply in Springfield will be adequate to meet the projected demand. To
accommodate the forecasted demand for commercial land, policieS that are derived from the
SCLS could emphasize the following alternatives, or combination of alternatives. None of
the alternatives come without negative implications, and the following is not an exhaustive
list:
. Policies to encourage redevelopment
. Policies requiring rezoning residential or industrial land to commercial
. Policies to encourage mixed use development
. Policies to encourage the expansion of the UGB
Councilor Hatfield said the issue at hand is what direction we want to go as a city. He
discussed the categories of commercial use. He discussed the retail component (e.g., grocery
store) and a busine:;s such as Symantic Corp, which is not necessarily support toward the
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Work Session Meeting Minutes
March 15, 1999
Page 2
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residential area but does provide jobs to the residents of the area. The council needs to decide
how much commercial land is desired in Springfield. He also discussed the Natron site and
supply and demand issues.
Ms. Julber discussed the differences between commercial and industrial as it relates to
allowable uses and zoning. She discussed the Weyerhaeuser site and explained it was heavy
industrial. She then reviewed light medium industrial designation. Ms. Julber discussed the
results of what one business might generate, for instance, a particular business may generate
the need for a print shop nearby.
Councilor Hatfield discussed development and policy. He said the council needs to decide
how much commercial job development is desired. He said land needs to be made available
to meet with those needs.
A map depicting "vacant commercial land" was displayed and reviewed by Ms. Julber.
Mayor Maine said there is potential for redevelopment in the community. She discussed the
fact that some property may not be utilized in the best possible way. She suggested stafflook
at areas on Main Street as far as land that may have redevelopment potential.
Discussion included direction that staff should look into allowing mixed uses and
redevelopment is a number one item of discussion. It would be good to get an idea of what
the options are and see what works in different areas. There is preference for job creation and
opportunity for the Springfield community.
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Councilor Hatfield discussed permitted uses and the support for retail business.
Councilor Fitch discussed the need for incentives and encouragement so the proposal would
be viable. It is more costly to redevelop versus starting from the ground up.
Councilor Lundberg discussed the difference between industrial and commercial use. She
discussed commercial providing retail service, a product you are selling. She supported the
idea of job creation. She said there would always be support services nearby, such as a deli
business. She would like to see how the different businesses would work hand-in-hand. She
supported the idea of commercial and industrial working grouped together along with the
redevelopment concept.
Councilor Leiken discussed the need to look toward the future and also discussed needs for
new development.
Councilor Hatfield discussed the aspects of commercial redevelopment. He said many other
communities have three story retail buildings that work.' He thought we should look into the
possibility of encouraging multi-story development.
Councilor Simmons 'said there is work that can be done on industrial properties. He
suggested the best use for property should be evaluated. He discussed the importance of
planning along with enhancement of properties.
Ms. Julber said she was targeting June for a draft proposal.
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March 15, 1999
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Planning Manager Greg Mort discussed the time frame and said the time frame would be
dependent on the direction provided to staff.
It was suggested that staff examine redevelopment options closely along with incentive for
redevelopment. It could possibly be brought back to council for a work session meeting.
Councilor Ballew discussed buffer zones and barriers around commercial land. Mr. Mott
provided additional information related to buffer zones and barriers. Ms. Julber discussed
mixed use and provided an example of having a commercial core, mixed use with housing,
then low density around that mixed use and discussed the buffer created by this use.
Councilor Simmons encouraged that staff look at South of Main Street and referenced the
hillside / quarry area, property values and the mill race.
Councilor Maine said their best work will be on the polices that they develop and talk about,
in terms of encouraging redevelopment and what types of goals the council has in mind for
that. She thanked staff for the update and requested that their comments be provided to the
committee.
2. Mixed Use Development Ordinance Project - Update.
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City Planner Mark Metzger presented the staff report on this issue. "Mixed-Use
Development" is defined as the compatible mixing of commercial, residential or even light
industrial uses on one lot or in close proximity to one another. It's the approach that marked
development at the turn of the century when it was necessary for people to live close to where
they lived and shopped. Buildings in downtown area with apartinents over storefronts are
examples of such early mixed use in Springfield.
Like many communities, Springfield is rediscovering the value of "mixed-use concept, but
struggles with how to implement it. The Springfield Development Code does not contain the
language needed to allow the compatible mixing of commercial, residential or light industrial
uses, even where such mixing would be a valuable tool for development.
The city has received a grant for $20,000 to fund the creation of a Mixed-Use Ordinance
(zoning district) to fill the void in our Development Code. Work is progressing on the project
and a draft ordinance is expected by July.
Mixed-use zoning offers flexibility that is often needed to revitalize older commercial centers
and neighborhoods. Many believe that mixing commercial and residential uses has appeal for
new development as well. The challenge is to produce guidelines that allow flexibility when
it makes sense to mix uses while ensuring such mixing is compatible with the surrounding
neighborhood. Issues to be addressed in the ordinance include 1) what kinds of uses can or
should be mixed; 2) where should mixed-use development be allowed or encouraged; and 3)
how can building scale and forms be made compatible with one another.
Councilor Simmons discussed how interesting mixed use can be and said there was a need for
it in the community. He noted some benefits of mixed use such as easy access to get back
and forth from locations.
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March 15, 1999
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Councilor Hatfield discussed multi level buildings such as a building with retail business on
the first floor, residential/town houses on the second floor, etc. He said many major cities
develop in this way because it makes financial sense. The most likely areas for that to take
place would be in the downtown area along with Mohawk area. Mixed use can provide
financial incentive for redevelopment.
Councilor Lundberg said she liked the idea of residential above commercial. She liked the
idea offull time presence in an area. She said if the development can happen, the city will
not only address the mixed-use issue but safety issues too.
Mr. Metzger provided information regarding district centers and industrial settings. He
discussed the desire for quality development in the community and the use of mixed-use
designation as a tool.
Mr. Metzger provided a brief slide show of possible mixed use in a community. The group
then discussed design standards in detail.
Councilor Leiken discussed residential being near commercial along with some of the effects
that result from this mix. He discussed the need to pay attention to detail and regulation
related to this mixed use.
Mayor Mainereminded staff to continue to look at this issue with open eyes and keep all
factors in mind when further working on this issue.
ADJOURNMENT
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The meeting was adjourned at 7:00 p.m.
Minutes Recorder - Julie Wilson
Maureen Maine
Mayor
Attest:
Sit ~ (~"---
Juh WIlson
City Recorder
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