The Sunshine-National Corridor Debate and Examining Green Corridors

by Donna Hemann

Neighborhoods not governed by HOAs (University Heights [UH] is not) and which have busy arterial streets within their borders, are often ripe for a city's efforts to "help them improve." Sometimes parts of neighborhoods or their entirety need improvement for a variety of reasons and other times "improvement" means a city sees an opportunity to potentially generate revenue or create other benefits by allowing development, particularly commercial, within a neighborhood.

The City is currently looking at potential development along Sunshine/National. It is a layered and complicated issue and UH is bordered by both streets. Even defining what our UH neighborhood is can be challenging. It is an historic neighborhood founded in 1925 whose development was largely driven by renowned architect Carl Bissman. Properties were sold with deed restrictions which prescribed architectural standards and required that construction be of single-family homes only. These are the types of functions that HOAs perform today and most neighborhoods under HOA governance follow these guidelines. The excellent, high-quality architecture and standards undoubtedly contributed to some of the positive, unique features the neighborhood boasts today. According to neighborhoodscout.com, UH has "an above average home appreciation rate" and "is a true standout for a variety of reasons."

At its inception, UH's borders were the west side of National, north side of Sunshine, east side of Kimbrough and south side of Brookside. In 2019, some UH residents chose to pursue becoming a 'registered neighborhood' with the city of Springfield. Registered neighborhoods are eligible for various things such as no-cost annual clean ups, Great Neighborhood grants, tree planting and notification of applications for zoning changes in their area. The City has a certain size they want registered neighborhoods to be and thus UH, as far as the City's designation is concerned, grew to encompass the area from the west side of Kimbrough to the east side of Campbell which altered its residential only status. What does the City get in exchange for its designation and perks? Historically, it has asked for neighborhoods to partner with it, in a sense, in development. It has served as a sort of go-between for residents and developers, encouraging neighborhoods to 'compromise' with what developers want. An argument can be made that in some cases this can be a win-win-win for city, developer and resident. In other cases, caution must be taken to prevent a win-win-lose, with neighborhood residents' property and quality of life being sacrificed for monetary gain by non-neighborhood residents.

A city's comprehensive plan should, in theory, help protect to some extent from this inequitable last scenario. But its protections are only as good as the allegiance to the plan. Notoriously, Springfield's comprehensive plans are as flexible as an Olympic gymnast. They are as subjectively interpreted as art. Without a firm document outlining certain parameters it is a contest among key players. Neighborhood residents must each decide what they want, what they believe is best, and advocate for that through appropriate channels either solo or with other like-minded people. Government is not more powerful than the people; government is of the people, by the people (thank you A. Lincoln). Stand up for what you believe in.

Currently, company BK&M, which bought many properties in our neighborhood to the west and north of the Sunshine/National intersection with the intention of gaining re-zoning from residential to commercial, remains intent on pursuing re-zoning, though a re-zoning application has not been filed as of today. Recently, its president stated that they would not develop it but sell it if they achieved rezoning.
As has been the case historically, various City representatives have asked UH to "compromise" in reaching a solution, despite BK&M razing multiple homes in advance of gaining a re-zoning, despite UH being designated by the City in its comprehensive plan as a "traditional neighborhood" with no compelling reasons for re-zoning, despite UH being a 'complete' neighborhood with an over saturation of commercial development at its 'new' west end that extends to the east side of Campbell, despite its unusually high property values along the very corridors the City is examining for improvement, despite a trend of renovation and revitalization of homes along our Sunshine border for residential housing.
Residents who are most involved in the issue continue to advocate for retention of our zoning within original neighborhood borders as it has proved a successful formula for keeping crime lower than the average non-gated Springfield neighborhood, and property values higher per square foot than most neighborhoods, including many gated ones.

While BK&M state they will not make sufficient profit by maintaining residential status of the residentially zoned properties they own, residents continue to underscore the benefits to the neighborhood and community of striving for some permutation of this, including building higher end executive rentals for medical professionals and refurbishing the existing properties for the same purpose or private ownership. There have also been discussions of UH buying the now vacant land at the corner and turning it into public green space/art installation, but the price offered to UH was 2.5 million dollars for two vacant lots, which was a non-starter for the Board. It is possible that the City could procure the vacant lots and use the land for an expanded turn lane and/or green space and some residents are discussing these possibilities with City representatives. BK&M would have to offer the City a much better price than it offered UH. BK&M's other rental properties are cash flowing according to President Ralph Duda so they could continue in that fashion.

This issue is unresolved, on-going and involves a legal appeal to a ruling on a private lawsuit filed against BK&M.. The appeal will be adjudicated this fall. A ruling by a judge that the properties must remain residential can, in theory, put this issue to bed. The University Heights Preservation Group continues fundraising for legal expenses to support this effort. Opportunities to donate are posted on our UHNA Facebook page.

What we do know for certain is that our residential borders to the north, east and south, with their trees of a hundred years or more and other greenery, are a type of "Green Corridor' offering many assets to UH homeowners and Springfield. 'Green Corridors' are stretches of vegetation that link larger natural areas and green spaces within cities. For us, UH properties link to the WaterWise Garden, the green space adjacent to Perry Tennis Courts, the 30-acre Phelps Grove Park, Fassnight Creek and the Fassnight Creek Greenway. Our connectivity enhances climate resilience, offers myriad mental and physical health benefits, reduces flooding, urban heat and noise, and creates significant traffic calming effects for long stretches of surrounding streets. Perhaps most valued of all, particularly for people living in this part of the City, is that our green connectivity provides support for wildlife and various ecosystems. The most celebrated occurrence in our neighborhood (with the possible exception of power being restored after an outage!) is the regular sighting of hawks, foxes, deer, possums, and other animals. Intuitively we gain peace and recharge in nature's presence, and it is a particular blessing to cohabitate with so many animals!

Now, various processes are happening that could impact UH residents' quality of life and we have many opportunities to engage with those. An on-going opportunity is to write City Council, the City Manager, and even key City staff and keep them abreast about your stand on any potential changes that could affect our homes and neighborhood. On July 22 and again on August 5, UH will hold a meeting at National Avenue Christian Church from 6-7:15pm to address questions posed by the City. These meetings, the third and fourth in the process, are preparation for a long-range UH neighborhood plan (see our Facebook Page for those questions). Bring your ideas, including what you value most about UH with plans for maintaining and enhancing those. Also, feel free to come and listen and get ideas! Stay connected to public policy issues that affect UH by participating on our private Facebook page, following this blog, and being a member of the Association.

University Heights just celebrated its 100th year and the neighborhood is stronger than ever! Help us maintain the quality of life we share here by joining in UHNA events and bringing your voice to public policy issues. Your voice counts!!