With a risk of losing commercial development to nearby communities looming, Springfield City Council members May 11 rezoned 39 acres on the west side to welcome retail plans by Menard Inc.
Council voted 7-2 to create a highway commercial district for development of a Menards store and adjacent retail center expected to create 200 jobs and $30 million in taxable income during its first year in operation.
Councilwoman Jan Fisk warned deals like this would be made somewhere and Springfield shouldn’t miss out.
“I hear comments that allowing this property to commercialize is wrong: ‘We’re not actually adding any new jobs or sales tax revenue. We’re just taking it away from existing, similar stores.’ In that case, we might as well put up our borders and say, ‘Enough is enough. We don’t need any more new businesses,’” Fisk said. “You know, Republic, Mo., is closer to this property than you think. I would like to say hi to Gail Noggle. She is Republic’s director of planning and development, and I know she is watching what we do tonight. And she is ready to pick up the pieces if need be. Gail, I know you have Menards on speed dial on your phone, but, my friend, you can delete that number tonight because Springfield is not only open, but it’s wide open for business.”
Council members Justin Burnett, Kristi Fulnecky and Ken McClure joined Fisk in speaking in favor of Menard Inc.’s plans, while Mike Schilling and Craig Hosmer – who voted against the proposal – voiced their concerns for the land northwest of the Sunshine Street and West Bypass intersection.
Schilling said the problems the development could cause outweigh potential benefits, and he questioned the city’s move to annex the property in March, well ahead of the rezoning vote.
“The hubbub that’s created, the cacophony of increased traffic, congestion, noise, lighting and all that goes with that kind of development, I don’t find very appealing and in keeping with being a good neighbor,” Schilling said, noting his concern about the company’s record regarding water pollution.
During the April 27 public hearing, several neighbors opposed to the plans cited fear of water pollution and the land’s proximity to Wilson’s Creek, which is within a mile. One nearby resident, Steve Edmondson, pointed to a $2.5 million fine levied against Eau Claire, Wis.-based Menard Inc. 10 years ago for violations of Wisconsin’s water pollution laws.
Hosmer pointed out city planning and zoning commissioners already voted 5-4 against the rezoning at 3705 W. Sunshine St.
“First of all, we have to understand that planning and zoning doesn’t look at these things with an eye toward protecting neighborhoods,” Hosmer said. “It looks at these things as developments, and when planning and zoning makes a determination that this is not the correct project, I think we have to take that into consideration.”
The property, which had been zoned suburban residential and general commercial, sits just north of the planned $78 million Springfield Plaza retail and office complex, but it has residences on three sides. Both supporters and opponents cited appropriate land use as considerations for their votes.
Addressing neighbors, Fulnecky said she determined commercial development on that property would be fruitful for the area and the city.
“I’ve talked to neighbors on both sides, and as a council, we are to determine what is the best use of the land, so it all comes down to that. And I really think the best use of the land is rezoning,” she said, acknowledging infrastructure improvements and related jobs are needed. “We’ve lost some manufacturing jobs lately, and I think we need to be clear about what our priorities are.”
Burnett said his vote supported business development.
“If we were to reject this proposal, I think we could be seen as antibusiness, which is not something I could support personally or a sentiment that I think is accurate,” he said.
The west Springfield Menards is the retailer’s second planned store in the Queen City. In August, Menards signed a $4 million contract with Springfield Public Schools to purchase the former Hickory Hills Elementary property at the corner of U.S. Highway 65 and Chestnut Expressway.
Menards spokesman Jeff Abbott said the company hadn’t closed on either property yet – the West Sunshine sale was contingent on the rezoning – and he wouldn’t know when construction could begin on the stores for a few weeks. SPS officials say its sale is expected to close May 15.
A traffic study by Menard Inc. shows most retail customers would come from the east and west. The data helped shape infrastructure improvement plans on the proposed site, 3705 W. Sunshine St.
Rezoning hat trickThree other zoning changes were approved – each with a unanimous vote – including a request that forwards a sizable project for Miller Commerce.
On vacant land just north of South Creek along East Sunset Street, council rezoned a 3-acre tract to residential-medium density from residential-single family. Matt E. Miller, owner of Miller Commerce, said the land connects with 3.5 acres owned by South Creek Crossing LLC already zoned medium density. While plans are still developing, Miller Commerce plans to build 100 luxury apartments with access to the Ozark Greenways trail along South Creek between Campbell and Jefferson avenues.
Miller said the planned investment is $7 million to $10 million, and H Design Group LLC has signed on as architect.
“There are not that many pieces of land in the city, in the middle of it all, that are appropriately sized for this kind of project,” Miller said, adding apartment construction, behind the new Party City store underway, could begin by year’s end.
Council also rezoned 1.7 acres of general retail for a planned development on the east side of Meek’s Lumber, 3250 E. Sunshine St.
At an April 27 public hearing, developer representative John Williams of CJW Transportation Consultants LLC said two potential restaurants could fill the space that has been used for outside storage and parking.
One nearby homeowner, Amy Spurgeon, spoke against the plans citing safety and nuisance concerns.
Property owners Michael and Hannah Textor received approval on their zoning request for two adjacent properties at 1215-1225 N. Benton Ave. to allow for a bed and breakfast. The Textors have organized the properties under Historic Patterson House LLC.
Councilman Hosmer, a regular critic of developers’ blight requests, said he thought the 10-year freeze on property tax abatements at 1225 N. Benton Ave. was appropriate.
“It’s a smart use of blight, and I would hope we would take more looks at these instead of the wide-open blight designations that we sometimes do,” Hosmer said.[[In-content Ad]]
