Springfield staff laid out a set of proposed code changes Tuesday intended to promote higher-density housing in commercial corridors while protecting employment land and minimizing conflicts where housing abuts industrial areas.

Chelsea Hartman, a senior planner working on the climate-friendly areas (CFA) project, told councilors staff was proposing a 15-foot maximum building setback on lots that front arterials in the CFA overlay to encourage buildings closer to the street and protect ground-floor commercial exposure. Hartman noted that state law (Senate Bill 1537) allows temporary flexibility on certain land-use rules through Jan. 2, 2032, which affects how local standards interact with state-mandated adjustments.

Councilors debated tradeoffs. Some said a 15-foot maximum helps preserve retail frontage and mixed-use character; others warned such a cap could create additional barriers to development. Councilor Buck said the maximum "does protect the retail space" and gives certainty for maintaining ground-floor commercial uses. Councilor Rodley and others favored flexibility, asking staff to consider removing the mandatory maximum and monitoring outcomes.

Staff also proposed allowing standalone multiunit housing on Main Street parcels under one acre, applying minimum density standards (for example, 15 units per net acre for mixed-use) and increasing allowable neighborhood commercial heights to permit roughly four-story mixed-use buildings. To expand buildable area, staff suggested reducing the height step-down requirement adjacent to residential zones from 50 feet to 25 feet and increasing maximum lot coverage in neighborhood commercial districts.

Councilors raised measurement concerns: units-per-acre metrics could incentivize many small units (studios) rather than family-sized units. Councilor Rodley suggested tracking bedrooms per acre or other metrics that reward family-sized housing; staff agreed to explore alternatives and incorporate those questions into a broader housing-capacity analysis planned for 2026.

The council also discussed compatibility where residential or mixed-use abuts industrial zones. Staff proposed 20-foot interior setbacks (reducible by 50% with masonry or decorative walls), additional screening and landscaping, and reduced heights in such cases. Councilors asked staff to return with more analysis on noise and air-quality impacts and to discuss these compatibility measures in early February.

Staff will return with refined proposals, developer feedback and compatibility options at a future work session. The council did not adopt code changes at Tuesday's meeting; the discussion provided direction to staff on preferred tradeoffs and issues for further analysis.

Next steps: staff to refine options on setbacks, density metrics and compatibility standards and to present additional analysis at a February work session.