Glenwood

Courtney Griesel, Economic Development Director, City of Springfield

The June meeting of the Construction Specifications institute-Willamette Valley Chapter featured an excellent presentation by Courtney Griesel, Economic Development Director for the City of Springfield, about the city’s ongoing efforts to revitalize the Glenwood area. For decades, Glenwood languished as the poor stepchild of the Eugene-Springfield metro area until Springfield voters elected in 2004 to establish the 700-acre jurisdiction as an urban renewal district. Since then, the city has moved steadily forward with planning to transform Glenwood into an attractive district in which to live, work, and visit through the implementation of forward-thinking, innovative strategies and projects. Ultimately, the hope is Glenwood will become a dynamic place rather than a nondescript traffic corridor to be traversed as quickly as possible between Eugene and Springfield. 

Courtney leads several of the city’s highest profile projects, which include the promise of catalytic developments in Glenwood. She explained how the City of Springfield regards Glenwood as integral to the larger metro economy. Its location along the Willamette River is central to the city’s vision of the district, which includes river-oriented development with public access to the riverfront and green fingers extending into the community. Current plans depict a mix of commercial and residential developments of relatively high density to capitalize upon Glenwood’s prime location, proximity to I-5, and situation along the already established EmX BRT corridor. The proposed design patterns will foster compact urban forms interconnected by a network of walkable streets and inviting open spaces. Notably, the city envisions residential densities exceeding 50 dwelling units per acre. It also regards Glenwood as a model for sustainability. Among other requirements, the city will mandate all stormwater within the district be handled on site. This will necessitate open spaces sized adequately to entirely manage runoff onsite through infiltration, evapotranspiration, and capture and reuse of stormwater. 

Courtney emphasized that Springfield does not foresee the commercial components of the proposed Glenwood mixed-use developments competing with established retail centers in Eugene or Springfield (such as Oakway, Gateway, or the 5^th Street Market District) but rather primarily serving the anticipated resident population. The goal is to minimize reliance upon vehicle trips by providing walkable access to needed goods and services. 

The New Franklin Boulevard 

The most visible project to-date within Glenwood is the just-completed first phase of the New Franklin Boulevard project at the corridor’s east end. Courtney described the challenging $13.5 million project in detail, from how the city utilized condemnation to acquire necessary right-of-way (paying above market-value to property owners) to its successful completion four months ahead of schedule. Its characteristic features are two large roundabouts arranged in a “dog-bone” configuration. Roundabouts remain somewhat of a novelty to local motorists, and perhaps confusing to some who may be unfamiliar with them; however, there are compelling reasons why they are sensible traffic-management solutions: 

Safer for Everyone

Modern roundabouts are the safest at-grade intersection. Pedestrians cross shorter distances and deal with traffic at slower speeds. The design of the new roundabouts, and eventually the entire New Franklin Boulevard, safely serves the needs of pedestrians, cyclists, buses, and motorists by physically separating the various modes of travel. Vehicular traffic speeds are moderated where the modes cross. 

Statistical information suggests roundabouts reduce collisions overall by 37%, with a 75% reduction in injuries, a 90% reduction in fatalities. Pedestrian-related accidents are reduced by 40% and those involving bicycles are reduced by 10%. 

Saves Time 

By yielding at the entry rather than stopping to wait for a green light, delay is reduced by as much as 89%. 

Costs Less 

Modern roundabouts eliminate traffic signals and fewer accidents decrease public and private costs.

Better for the Environment

60% less greenhouse gas is produced due to reduced idling and delays, fuel consumption, and air pollution. 

Aesthetic Value 

The central island provides an opportunity for landscaping and art, and there are fewer above-ground wires and poles. 

As roundabouts are increasingly commonplace, everyone will become more comfortable with using them and appreciate their benefits. 

Courtney credits her colleague, City of Springfield project manager Kristi Krueger, for shepherding the demanding project to the successful completion of its first phase. 

Glenwood Riverfront 

The 47-acre River Opportunity Area occupies the parcels within Glenwood between Franklin Boulevard and the Willamette River, and will be the focus of the dense, mixed-use type of development proposed by the Glenwood Refinement Plan and the primary point of reconnection with the river. The current plans include what would be a first-of-its-kind parking garage made of cross-laminated timber (CLT). The structure would accommodate 370 parking spaces on four levels. As I mentioned in a previous blog post, testing of the proposed design is in progress, presently focusing upon measures to ensure the structure’s durability. Courtney mentioned funding for the project is coming from the U.S. Economic Development Administration, Oregon Best (VertueLab), and the urban renewal district. 

In addition to the New Franklin Boulevard and riverfront planning projects, Springfield has worked on other fronts to give Glenwood a new lease on life. Leveraging proceeds from the urban renewal district, the city has paid to extend a main sewer line down McVay Highway and purchase property to facilitate development of two hotels (the Candlewood Suites and Fairfield Inn & Suites). The city granted Franz Bakery tax waivers to secure its commitment for a $20 million expansion of its facility in Glenwood, a key development toward ensuring Glenwood’s viability as a locus for employment. 

The momentum in Glenwood is clear and bodes well for the future of the district. It also presents us with an excellent case study about how to accommodate growth within the Eugene-Springfield metro area through compact and sustainable means. Glenwood is primed and ready for exactly the kind of development we need today. I’m excited to witness Glenwood’s continuing transformation. Thank you, Courtney for an informative report! 

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The June CSI-WVC meeting traditionally also includes a presentation of awards recognizing outstanding contributions by chapter members during the preceding year. Outgoing president Tom Jordan, CSI, LEED AP, bestowed the following awards: 

• Chapter Services Awards: David Jones, Jim Chaney, Marina Wrensch, Michael Woodmansee, and me(!) 
• Chapter Distinguished Service Award: Linn West (most definitely well deserved!) 

Current CSI Northwest Region president Perry White, CSI, CCPR was on hand for the meeting, and he took the opportunity to also present me with a Region Publications Commendation for my work on SW Oregon Architect, Twitter, and Facebook. Perry happens to be my blog’s biggest fan, never failing to retweet and promote my latest SW Oregon Architect posts. Thanks Perry! 

Additionally, the meeting witnessed the annual passing of the torch by the outgoing board members to the new, which include new chapter president Kate Miller, CSI, Assoc. AIA. Having just attended the CSI West & Northwest Regions Conference at the Alyeska Resort in Alaska, Kate announced the Willamette Valley Chapter will host the 2020 iteration of the bi-region event. The current plan is to conduct the conference at Sunriver rather than in Eugene, so that everyone (that includes you Willamette Valley Chapter members!) can enjoy several uninterrupted days learning, networking, and soaking in the Central Oregon vibe. I know I plan to be there and I hope all of you will as well.