Springfield is in need of more housing, and a proposal for 14 one-bedroom units west of Mercy Hospital on Cherokee Street was described by multiple Springfield City Council members as just what the city needs.
The developer, One Hundred Two Glenstone Inc., is seeking to rezone lots containing four single-family homes along East Cherokee Street between Hampton Avenue and the TownePlace Suites at National Avenue and Cherokee to medium density multi-family residential. Plans call for a two-story building containing 725-square-foot, one-bedroom apartments, with 22 parking spaces behind the building on the properties, which total about 0.7 acres.
The development proposal was regarded both as a way to realize the step-down approach between higher intensity and commercial uses and single-family neighborhoods, while filling the need for “missing middle” housing. “Missing middle” describes housing that is between high-density apartments and single-family homes, such as duplexes and townhomes, a need highlighted in the city’s housing study.
P&Z, council differ on development’s value
When the development appeared in front of the Planning & Zoning Commission in mid-June, commissioners said the approach was not “stepped down enough.” They recommended denial in a 2-5 vote, with one commissioner absent and one not voting. For them, the reasoning was similar to what neighbors of the property highlighted in their comments at the neighborhood meeting ahead of the hearing — a preference for low-density over middle-density housing.
But to many council members, the difference between the two zonings was negligible. Daniel Richards with Lee Engineering said a simple medium-density rezoning would have allowed a maximum of 20 units, but the developer is asking for only 14 as a way to incorporate the apartments into the neighborhood while still making them economically feasible.
“This is more housing in our community, which we desperately need,” Councilman Brandon Jenson said. “At the end of the day, we just need units in our city.”
Additionally, the rezoning includes aesthetic components and a conditional overlay district to address neighborhood concerns and integrate the development into the neighborhood. The apartments will be limited to two stories in height and require a six-foot-tall, solid wood fence along the south property line next to the single-family homes.
While Councilman Craig Hosmer voiced hesitation about the transition between single-family homes and apartment buildings, his colleagues saw this as an opportunity to expand and diversify the city’s aging housing stock. As many single-family homes around Springfield currently are rented, Councilman Abe McGull highlighted that developments like these can give renters more options while opening single-family homes for those looking to own.
“We are looking for integration of individuals; less homogenized neighborhoods,” Councilwoman Monica Horton said. “I think that this is a home run that this particular development would be so close to Mercy, so this is like spot on … the types of workforce housing that we need.”
More:Planning & Zoning rejects “missing middle” housing proposal due to density concerns
Both Horton and Jenson encouraged the developer to consider offering housing to individuals of all income levels. The developer is also behind Latoka Flats, similar apartments just north of the Cherokee properties. Jenson asked the developer to consider setting Fair Market Rent prices as determined by the Department of Housing and Urban Development, something he found Latoka had set higher.
No members of the public other than the developer’s representatives spoke on the proposal, either at P&Z or council Monday evening. The neighborhood meeting with the developer was held Dec. 13, 2023.
Council will vote on the rezoning at its next meeting on July 22.
Marta Mieze covers local government at the News-Leader. Have feedback, tips or story ideas? Contact her at [email protected].
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