Proposed Pythian apartments highlight stormwater concerns

Affordable-apartment developer Joe Carmichael wants to be a good neighbor, but given city officials’ pause on stormwater projects, nearby residents of Carmichael’s latest planned development aren’t lining up to throw him a welcoming party. Rather, they’re asking him to wait until the city can address the area’s stormwater runoff issues.  

Carmichael, co-owner of Affordable Homes Development, is waiting for Springfield City Council to weigh in on his rezoning request, which would allow the company to move forward with plans for a 55-unit complex at the northwest corner of Pythian Street and Cedarbrook Avenue.

The problem is the property sits uphill from a host of neighbors to the south. And the city already has a stormwater needs list that totals 600 projects valued at roughly $700 million.

At a Sept. 22 public hearing, four residents of the Glenwood Village neighborhood south of Cooper Sports Complex and adjacent to Affordable Homes’ planned development said stormwater runoff already threatens property values, and apartments atop the hill can only worsen matters.

The voices of concern mark the third time in less than three months neighbors of proposed developments have cited stormwater as a primary reason for opposition. In late July, John Calvin Presbyterian Church faced resistance to changing the zoning at Cox and Republic roads as it positions the property for sale, as did TLC Properties in August when it sought to amend its zoning for an addition to The Abbey apartments at Delaware Avenue and Primrose Street.

“We are being told over and over our voice is being heard, but if that is the case, why are we still flooding?” Glenwood Village resident Lisa Goetz said at the hearing. “I understand we are on a budget. But I don’t have it in my budget to keep making repairs to my home because of water damage.”

Citing a weak economy, officials opted not to seek a renewal of the Springfield-Greene County Park Board’s 1/8-cent stormwater tax that recently funded improvements at Fassnight Park, Close Memorial Park and Sequiota Park.

“The Park’s stormwater tax sunset a little over a year ago. We now have no funds in the budget for stormwater,” City Manager Greg Burris said at the meeting.  

With the rate of development sporadic and sometimes straddling city-county boundaries, not all subdivisions have had to play by the same rules over the years.

“In some ways we are paying for the sins of the past,” said Todd Wagner, a professional engineer with the city.

When Glenwood Village was built in the early 1960s, he said the subdivision was still in the county and few gave much thought to stormwater detention. In the mid-1980s, a couple of detentions were built to address significant water runoff.

“The city built them as big as it could make them, but if it rains 8 inches in one day, they’re not enough. If it rains 2 to 3 inches in one day, they work great,” Wagner said, noting current city ordinances prohibit new developments from exacerbating existing stormwater problems.

He said a large detention basin is needed just north of Carmichael’s proposed apartments, and Public Works’ staff know right where it would work best. But not only is there no money for the project, the downtown airport to the north is concerned about the water fowl it could attract.

“We have to balance the rights of the property owners,” Deputy City Manager Tim Smith said.

Citing liability concerns if the municipal officials limit a property owner, city staff and the Planning and Zoning Commission recommended approval of Carmichael’s proposal. The developer’s plan includes a detention basin on the nearly 6-acre property to catch the expected runoff.

In essence, Affordable Homes’ plan meets city standards and, on paper, doesn’t complicate the existing problem.

As for money, a lack of funds is part of a bigger municipal challenge. The city and county face $1.6 billion in upgrades to wastewater and stormwater infrastructure to meet environmental standards under the Clean Water Act.

Officials currently are working on an integrated plan to address requirements altogether and save money on the estimated tab. Once in place, they intend to seek voter approval for a tax to meet federal regulations in a singular, orchestrated effort.

Wagner said the detention basin needed north of the Carmichael property is part of $200 million in priority stormwater projects that could be funded with approval of the integrated plan. But for now, in certain pockets around the city, stormwater problems persist.

Carmichael, like zoning applicants before him, said he would work to ensure the proposed development limits the stormwater issues.

“We are committed to having more than adequate stormwater control on this property,” Carmichael told council members at the public hearing. “If you all approve this, it is our intention to have some more discussion with the neighbors with regard to their issues and suggestions about how we might be good neighbors.”

A second reading on the proposal is scheduled Oct. 13. Council previously approved zoning requests for John Calvin Presbyterian Church and TLC Properties.