Planning & Zoning Commission - 2026-02-12
Meeting Intelligence Preview
Meeting Summary
Springfield Planning & Zoning Commission approved a mixed-use development with food hall and multifamily units at 1015-1037 South Grant Avenue (PD 394), a street vacation at 1300 Block North Lyon Avenue for Central Assembly of God Church parking expansion, and the Hawkins Mill Subdivision preliminary plat for 103 acres of workforce housing in North Springfield. A rezoning at 3319 North Glenstone Avenue was approved to enable a 77-unit apartment complex with commercial space.
Key Decisions (9)
Rezoning to PD 394 at 1015-1037 South Grant Avenue
Approved rezoning of 2.5 acres from PD 382 and Grant Avenue Parkway District subdistrict E to PD 394 for a 3-4 story mixed-use development with food hall and multifamily residential units. Developer: Andrew Doolittle. Transparency requirement corrected from 40% to 30% on page 21, subsection 2.
Vacation 843 at 1300 Block North Lyon Avenue
Approved vacation of Lyon Street right-of-way between Lyon, Arlin, and Calhoun Street for Central Assembly of God Church and Optima Properties to create off-street parking lot serving church facilities and Pipkin Middle School. Properties will be combined via administrative replat.
Hawkins Mill Subdivision Preliminary Plat
Approved 5-lot preliminary plat for 103 acres at 3299-3449 North Mount Vernon Road and 3130-73 North Summit Road. Lots range from 3 to 73 acres. First phase will be multifamily development on Lots 1 and 2.
Rezoning Z1-2026 at 3319 North Glenstone Avenue
Approved rezoning from medium density multifamily to general retail district to align with adjacent GR-zoned properties for mixed-use development by Greenway Development Group.
Conditional Use Permit 485 at 3259-3319 North Glenstone Avenue
Approved CUP to allow first-floor residential along Glenstone Avenue for 77-unit apartment development with commercial/restaurant space. Developer: Greenway Development Group (Brent Brown and Reagan Rip).
Rezoning Z7-2026 at 3635 East Ogg Street
Approved rezoning from planned development to general retail district for new pet boarding and pet daycare service (Canine Hideaway). Applicant: James Craig Meyer. Property is 2 acres being subdivided from larger parcel.
Rezoning Z9-2026 at 2610-2616 West College Road and 2630-2646 West Olive Street
Approved rezoning from HC Highway Commercial, RLD, and RTH to RLD low density multifamily with COD 285 for Preferred Family Healthcare to maintain existing duplexes and build new duplexes on vacant lots for supported living services.
Postponement of Z4-2026
Applicant requested postponement to February 26, 2026 meeting.
Postponement of Z11-2026 and Z12-2026
City-initiated rezonings postponed to February 26, 2026 for further staff investigation and discussion.
Zoning Changes (4)
1015, 1025, 1037 South Grant Avenue and 1020-1040 South Douglas Avenue
Andrew Doolittle
3319 North Glenstone Avenue
Greenway Development Group
3635 East Ogg Street
James Craig Meyer (Canine Hideaway)
2610-2616 West College Road and 2630-2646 West Olive Street
Preferred Family Healthcare
Development Activity (6)
Grant Avenue Parkway Mixed-Use Development
3-4 story development with food hall and multifamily residential units on 2.5 acres; includes prominent 45-degree architectural corner feature
Central Assembly of God Parking Lot
Off-street parking lot with stormwater retention; one house at 1331 Lyon to be relocated to 513 West Calhoun; shared parking with Pipkin Middle School and Optima Properties
Hawkins Mill Subdivision
103-acre subdivision with 5 lots; Phase 1 multifamily development on Lots 1 and 2; construction expected to begin spring 2026
Henderson Apartments
77 residential apartments, commercial/restaurant space, approximately 25 square feet of office space; L-shaped building designed to new code effective April 2026
Canine Hideaway Pet Boarding
Pet boarding and pet daycare service on 2-acre parcel
Preferred Family Healthcare Duplexes
Maintain 4 existing duplexes, rebuild 1 damaged duplex, construct new duplexes on 3-4 vacant lots for supported living services
Market Signals (5)
Housing Demand
Housing permits are down 300 per year since the Great Depression, creating cumulative workforce housing shortage in Springfield.
Housing Demand
Chamber of Commerce has repeatedly emphasized need for additional workforce housing, particularly near North Springfield industrial parks.
Infrastructure
Grant Avenue Parkway received $21 million federal grant in 2019 for design and construction, connecting Downtown Springfield to Bass Pro Shops complex.
Commercial Demand
Food hall development at Grant Avenue Parkway intersection indicates demand for neighborhood activity centers and mixed-use retail.
Sentiment
Developers Andrew Doolittle and Central Assembly of God praised for proactive neighborhood outreach, indicating improved developer-community relations.