Multi-Family Development Task Force Minutes

October 2, 2008

Taskforce Members Present:  David Hutchinson, Robert Jones, Gene Walker, Ron Weis, Bob Hunt, Matt Bailey, Bob Torp, Matt Morrow, Jim Hansen, Jack Pugh, King Coltrin

Staff Present:  Ann Razer, Bob Hosmer.

Ann Razer opened the meeting.  Ground rules for the task force were reviewed.

Bob Hosmer gave an overview of recent trends in apartment construction in Springfield and in other regional cities.  The task force discussed the affect the matrix has had on the community during the past year. Task force members pointed out that use of the matrix has weeded out the poorer projects early in the process.  They commented that neighborhoods have not had to go through the process with questionable projects.  Some on the task force members felt the matrix might have lowered the number of multi-family projects by discouraging small, less experienced developers.

Task force members also discussed the difference between how the task force and the Planning and Zoning Commission view the matrix.  Members stated that they intended the matrix to be used as a tool, with staff and the Planning and Zoning Commission able to make adjustments by using the Opportunities and Constraints portion of the document.  King Coltrin, who sits on the Planning and Zoning Commission, agreed that the Commission also saw the matrix as a tool, as a guide, and not as a rigid numerical determinant.  Task force member stated that City Council sees the matrix as a strict determiner of appropriate density, or as a rule to be followed.  Task force members intend to draft a statement explaining their view of how the matrix should be used.

At this point the task force began discussing the issues in the staff memo.  The first issue discussed was #1 – Transit Corridors.  Staff has noted the relationship between transit usage and residential density along transit routes.  Staff recommends preparation and implementation of a strategy to encourage transit-oriented development along identified corridors. This would be done as part of an update to the Growth Management – Land Use portion of the adopted comprehensive plan.  Some task force members stated that higher densities should only be allowed on corridors already built to the proper capacity.  Task force members made the following comments: transit corridors need sidewalks, an impact fee system is needed to insure that all developers pay equally for infrastructure improvements, developers cannot afford to build apartments along existing corridors because land is too expensive, the City needs to improve roads before development occurs.  Task force members initiated a discussion of whether or not the City would rezone property to agree with recommendations in a corridor study.  Staff commented that property owners would initiate rezonings.

The task force requested that staff bring an example, perhaps from Charlotte, North Carolina, to the next meeting for further discussion.

There was no vote on Issue #1 – Transit Corridors.

The task force then took up consideration of Issue #2 – Design Guidelines - Require Playground Equipment.  After a brief discussion a motion was made and approved to not require playground equipment in all multi-family development.

The task force then took up Issue #4 – Opportunities and Constraints. Staff has proposed additional language to explain when consideration of the Opportunities and Constraints would lead to a recommendation to increase or to decrease the density recommended by the matrix calculation.  The task force suggested and debated the idea of assigning points to the items listed under Opportunities and Constraints.  Several task force members continued to be concerned that use of the matrix calculation as a rule, rather than as a guide, would prevent the decision makers from using common sense.  Task force members were concerned that the matrix could not be designed to cover every possibility that might occur.

At the next meeting the task force will discuss whether or not to have points for the Opportunities and Constraints.

A motion was made and passed to ask staff to do two things: (1) suggest a point value (-2 to +2) for the Opportunities and Constraints and (2) to consider whether or not to continue to have points on the matrix.

The meeting adjourned at 7:50.

The next meeting of the Multi-Family Development Taskforce will be Thursday October 16, 2008, 6:00 to 8:00 in the 1st floor conference room in the Busch Municipal Building.  The first floor conference room is next to the lobby on the first floor.

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