Springfield staff outline housing and design code changes aimed at easing mixed‑use development

City staff presented the Housing and Design Code Update at the Springfield City Council work session on Oct. 6, describing proposed changes intended to meet state rules and to make mixed‑use housing development clearer and more feasible.

Hailey Campbell, the project presenter, summarized three concepts council had not yet reviewed: simplify design standards in mixed‑use districts, align commercial districts with the state pedestrian‑oriented rules found in OAR 660‑012‑0330, and simplify the schedule of permitted uses in mixed‑use zones by using broader categories rather than many narrowly prescriptive use entries.

Campbell said the review aims to bring the city into compliance with “clear and objective” standards required by state housing statutes and rules and to remove duplicative or overly prescriptive standards that can hinder housing production. She said the consultant Cascadia Partners produced a code and plan concepts report and that staff plan to return in December or early 2026 with draft code amendments in two phases: mixed‑use districts first, then clear‑and‑objective standards.

On pedestrian‑oriented requirements, Campbell cited OAR 660‑012‑0330 and said the state rule requires land‑use regulations promoting compact, mixed‑use and pedestrian‑friendly development, and that regulations must be updated before or concurrent with the next transportation system plan due in 2029. She said the rule explicitly requires prohibiting parking between the building and the street and establishing main‑entry orientation standards; staff are proposing to apply those standards in additional commercial districts where more housing is now allowed.

Campbell also discussed infrastructure constraints. The water provider (referred to in the presentation as “Sub”) reported that Main Street has adequate capacity for multifamily or mixed‑use up to three stories but that buildings above three stories may need pumps and additional fire‑capacity upgrades. Stormwater infiltration, undergrounding utilities, and parking/driveway access on higher‑classification streets were listed as technical considerations that could affect design choices.

On height and market economics, Campbell said 5–7 story apartment buildings are unlikely in the near term because construction costs are 20–25% higher for those buildings, while 3–4 story buildings could be feasible. She said the current neighborhood‑commercial maximum height (20 feet) would prohibit buildings taller than two stories and that proposed changes would enable 3–4 story buildings in some commercial areas while also proposing adjustments to height step‑down requirements where properties abut lower‑density residential zones.

Council members generally supported simplification and clarity. Councilor Rodley and others emphasized preventing new code requirements from creating additional barriers to development, and Councilor Stout asked staff not to add unnecessary prescriptive standards that might make development less feasible. Councilor Moe said he favored buildings closer to the street and larger windows, though he acknowledged practical tradeoffs such as privacy and underground utilities.

Campbell said staff will meet with property owners and stakeholders later in the month, bring additional feedback to council in December or early 2026, and may schedule a governance committee meeting. She identified the next steps as producing draft code language for council review and focusing the work in manageable phases to keep packets smaller for future meetings.