Springfield Motors (Buick) Redevelopment

Springfield Motors (Buick) Redevelopment concept (rendering as presented during the 4-26-21 meeting of the Springfield Economic Development Agency)

I attended last Monday’s Springfield Economic Development Agency (SEDA) meeting expecting to find who the agency chose for the massive Glenwood revitalization project I reported on a couple of weeks ago. Instead, the members of the SEDA board retreated to an executive session to mull over the Glenwood proposals(1); however, they did not do so before I learned about an entirely different project. I found that project—the proposed redevelopment of the former Springfield Motors (Buick) site located at 702 A Street in downtown—of great interest, in many respects of equal significance to the future of Springfield as either of the massive Glenwood proposals. 

The Scherer family—owners of the property and former operators of the Buick dealership before closing the business in 2019—wishes to see the site sustain its legacy as a positive and vibrant part of downtown Springfield. They have worked with SEDA since the closure of the dealership to identify mutually beneficial goals, particularly the desirability of introducing market-rate housing as part of a mixed-use project on the site. SEDA introduced the Scherers to Northwest Sustainable Properties (NWSP), a Portland developer with a successful track record of thoughtful projects supportive of the ethos and cultural scene of the Portland neighborhoods in which it has built. The Scherer family and NWSP are now working together under the banner of Blue McKenzie, LLC with the hope of replicating Northwest Sustainable Properties’ Portland successes in downtown Springfield. 

SEDA furnished Blue McKenzie with a grant in 2019, which funded a necessary feasibility assessment. Blue McKenzie settled upon a proposal involving the 8-story, mixed-use mass timber building concept depicted in the rendering above. Blue McKenzie estimates the project’s development cost to be approximately $27 million. The new building would occupy tax lot 2300 (which served as a parking lot for the former dealership—see the map below) and include ground-floor commercial space (approximately 5,000 sf) with 7 stories of apartments above (approximately 85 units). Based solely on what I see in the rendering, it seems the shuttered dealership’s Streamline Moderne showroom building will be repurposed, perhaps as an eatery or drinking establishment. Blue McKenzie anticipates a mid-2022 construction start, with completion occurring the following year. 

The proposed development site is Lot 2300. The former Buick dealership's showroom building occupies Lot 2200.

Monday’s meeting included an affirmative vote by the Board authorizing the City Manager to negotiate and execute an agreement to loan $2,000,000 to Blue McKenzie LLC for acquisition and predevelopment work. The execution of a memorandum of understanding between SEDA and Blue McKenzie in March preceded this vote. In addition to outlining the structure of the initial $2 million loan, the MOU further proposes a second, long-term SEDA loan of up to $10 million to assist with construction funding. The terms of the second loan agreement would include immediate repayment of the initial $2 million loan ($8 million net). Additionally, the project would be fully taxable upon completion, as opposed to any deferral of property tax payments (such as that offered by the City of Eugene through its Multi-Unit Property Tax Exemption program). 

City staff recommended SEDA’s participation in the financing of the project for several reasons: 

• The introduction of a new construction type and residential product lacking comparables in the downtown Springfield real estate market. 
• Current rental rates, which lag both the escalation in development costs and Springfield’s growth in population. 
• Recent data for comparable projects in other communities indicating a trend toward higher rents. 

These factors contribute to perceptions of investment risk by commercial lenders. SEDA’s backing would help mitigate these concerns. 

The project may be subject to State prevailing wage laws if its funding includes the second, $10 million construction loan. 

I wasn’t paying enough attention during the meeting to exactly remember, but I believe the design team includes LRS Architects of Portland and the San Antonio, Texas firm of Lake/Flato Architects. Additionally, Siteworks Design/Build—which is led by JP Veillet, who also founded Northwest Sustainable Properties—has a hand in the proposed plan. That’s a lot of design firepower for what in the grand scheme of things is a relatively modest project. 

Whether the concept will pencil out is an issue. The past year’s alarming rise in the price of building materials threatens the viability of not only Blue McKenzie’s proposal but other prospective developments as well. 

I’m encouraged by SEDA’s enlightened support of the Blue McKenzie proposal as well by the desire of the Scherer family to reinvest in downtown Springfield after operating their landmark business there for so many decades. This mixed-use concept is precisely the kind of development the City of Springfield should welcome with open arms: smart, urban, mixed-use projects adding much-needed housing stock and amenities that contribute positively toward walkable communities and compact growth. If it is successful, it will undoubtedly beget similar projects attracted by the steady rejuvenation of Springfield’s historical core. 

(1)    To the best of my knowledge, the SEDA board has not announced their choice between the proposals submitted by Glenwood Development, LLC and LOCALIS Partners.

Is Bigger Better for Glenwood?

Proposal by Glenwood Development, LLC. The 20-story hotel would be the tallest building in the Eugene-Springfield area.

Last Monday evening’s meeting of the Springfield Economic Development Agency (SEDA) featured presentations by two teams vying for the opportunity to develop a 9.5-acre riverfront parcel in Glenwood brimming with potential. I joined the virtual audience online to see the proposals, either of which holds the potential to trigger a radical transformation of the metro area’s long-neglected, shabby backwater.  

 

Even though I watched already knowing a bit about both proposals,(1) I was still blown away by the ambitious visions presented by the two team. Both contenders—Glenwood Development, LLC, and LOCALIS Partners--propose massive projects. The enormity of the proposed budgets and the projected paces of development are likewise staggering: Glenwood Development, LLC estimates it would spend between $311 million and $340 million, and complete all construction by January 1, 2025. LOCALIS anticipates spending roughly $400 million, executing its project in three phases over an equally short period. In recent memory, few projects in the Eugene-Springfield market have rivaled the magnitude of the two proposals, with the possible exception of the Sacred Heart Medical Center at RiverBend.

 

Significantly, because Glenwood is an IRS-sanctioned Opportunity Zone, both Glenwood Development, LLC and LOCALIS Partners anticipate extensive backing from interested investors. Investment funds are attracted by the tax benefits associated with moving capital to investments in an OZ. I can’t profess to understand the mechanisms involved, but I believe one upshot is there would be no burden upon local taxpayers associated with either proposal (i.e. no commitment of public monies in the form of general obligation bonds to fund the development). Indeed, any significant project within the OZ would generate considerable new tax revenues for the City of Springfield, Lane County, and the Glenwood Urban Renewal District well in excess of any waiver of systems development charges or partial deferral of property taxes.

 

Due to the requirements of opportunity zone investment (I think it has to do with what is called the “31-Month Working Capital Safe Harbor”), once the project’s funding is lined up it must proceed expeditiously. So, this means if the funds are committed, we will see whichever project SEDA favors take shape in very short order.

Glenwood Development, LLC building massing & program diagram

As the images here show, both proposals are nothing if not audacious. At first blush, the design concept by Morphosis Architects for the LOCALIS Partners team breaks the mold, whereas by comparison the plans by LRS Architects for Glenwood Development, LLC appears conventional. The way each scheme addresses the site context is likewise dichotomous: The Morphosis approach is campus-like, while the LRS design seeks to kickstart a desirable pattern of urban development between Franklin Boulevard and the river by introducing walkable streets and blocks. Both development teams propose a possible collaboration with Homes for Good to include a sizable complement of affordable or workforce housing.

 

LOCALIS Partners proposal - View from the east. A new soccer stadium and a hockey arena are centerpieces of the proposed design.

LOCALIS Partners proposal - View looking north. The landscaped plinth conceals parking and commercial spaces below.

I’m not going to address the specific design merits of either concept; instead, I’ll discuss my concern with the scale of both. Fundamentally, is bigger better for Glenwood? My answer to this question is a qualified “no.”

 

My unease with the size of the proposals stems from my long-held preference for piecemeal or incremental growth. As I wrote way back in 2012 upon the unveiling of the overly large 13^th & Olive student housing project by Capstone Development Partners in downtown Eugene, the benefit of piecemeal or incremental growth is that it allows for fine-grained adjustments over time. Development in smaller increments is less likely to result in undesirable outcomes. I argued that an effective process for improving our urban environments has been trial and error. Minor missteps provide feedback useful for recalibrating future choices. Small errors are relatively easy and inexpensive to correct. Bigger, coarser mistakes are far less so. Unfortunately, the Capstone project stands today as an example of a big, crude blunder.

 

An immense project built within a short timeframe also risks being unremittingly sterile. Inevitably, it will lack the richness, patina, and variety characteristic of a series of unrelated developments that evolved organically over many years. Some architects ill-advisedly attempt to compensate by generating an illusion of natural complexity; however, the results inevitably appear disingenuous and artificial.

LOCALIS Partners - Site Plan; the red rectangle is the proposed new soccer stadium.

Don’t get me wrong; I applaud the City of Springfield and the two proposing teams for their faith in Glenwood’s potential. And based on the little I know I do believe the Opportunity Zone investment program presents the most practical and realistic means to spark development. Glenwood has laid fallow for far too long. The time is right; accordingly, I do want to see one of the two proposals proceed because the alternative is too likely to be a continuation of Glenwood’s decades-long torpor. Sometimes incrementalism isn’t the best course. The clear prescription in some instances is catalytic change, a dramatic challenge to the status quo. Beneficial evolution in nature doesn’t always progress in a linear fashion; sometimes it surges forward.

 

SEDA meets again on April 26 to deliberate and select between the Glenwood Development, LLC and LOCALIS Partners proposals. I’ll be tuning in to see which team SEDA rewards with the privilege and responsibility to unleash Glenwood’s substantial potential.

 

(1)  The Eugene Emeralds withdrew their expression of interest and did not submit a formal proposal for consideration by SEDA. 

Glenwood Riverfront Development

Google Maps view of the northern portion of Glenwood. The 9.5-acre redevelopment site is highlighted in  yellow.

I’m writing for the second week in a row in response to recent news I read in The Register-Guard. My last blog post addressed the Eugene Emeralds baseball club and its need to build a new stadium. The Emeralds’ quest for a new stadium figures again this week, but this time as one of three proposals to redevelop 9.5 acres of riverfront land in Glenwood. As reported by Don Kahle in his Friday column in the R-G, the Springfield Economic Development Agency (SEDA) may decide as soon as next month to award the right to revitalize the property. The result, in a few short years, may herald a dynamic transformation of the entire Glenwood district. In Don’s words, this is indeed “big news.” 

The City of Springfield has long eyed Glenwood for its untapped potential. The fact Glenwood has laid fallow for so long is remarkable given its prime location between Eugene and Springfield, proximity to I-5, situation along the already established EmX BRT corridor, not to mention its immediate adjacency to and scenic promise of the Willamette River. SEDA purchased the subject development property—currently occupied by the Ramsey-Waite Co. dealership—a few years ago, using funds generated by the Glenwood Urban Renewal District. The site provides a direct connection between the recently improved Franklin Boulevard and the river, a central aspect of SEDA’s vision of a vibrant, mixed-use precinct for the northern portion of Glenwood. The City will rely upon additional renewal district funding to pay for continued improvements to public infrastructure associated with future developments throughout this zone.

 

In January of this year, the SEDA board expected to discuss a proposal it received for the site from a comprehensive development team, but the City Attorney’s Office raised concerns regarding whether entering exclusive negotiations outside of a public and competitive procurement process would be permissible. Since then, two additional teams have expressed interest. All three parties— Glenwood Development LLC, LOCALIS partners, and the Eugene Emeralds/Elmore Sports Group—seek an expedited proposal review and selection process because of the timeframe associated with Opportunity Zone investor funding(1); accordingly, the City staff identified a path forward, enabling selection of a developer outside of the conventional process and timeline of drafting and releasing an RFQ or RFP.

 

Don outlined the highlights of the Glenwood Development LLC proposal in his column, the planning for which appears to be the furthest along among the three tenders and presumably was the proposal SEDA was prepared to discuss in January. These highlights include a 378-room, 19-story hotel and associated 55,000 sf conference center, 500+ units of housing (including more than 100 affordable/workforce units developed in partnership with Homes for Good), retail and entertainment venues, and an 800-space CLT-framed parking structure. As Don wrote, the scope and scale of the Glenwood Development LLC proposal does indeed reflect “soaring ambition.” The Glenwood Development LLC team includes Lufti Thabet, Greg Vik, Joel Andersen, and Allen Lonstron. The designers are LRS Architects, Satre Group, and Branch Engineering, and Andersen Construction with Vik Construction would be the general contractors.

 

Instead of limiting their proposal to the initially available 9.5-acre site, the LOCALIS partners’ plan encompasses roughly 39 acres of riverfront land. Their project would feature a mix of medium and high-density housing, office and commercial space, retail and restaurants, parking, hotel and meeting center, sports venues, and park improvements. Notably, the sports venues would include a soccer stadium that would allow Lane United FC to step up to the USL League One tier of professional play.(2) Dave Galas, founder and managing director of Lane United FC, is a member of the LOCALIS team. LOCALIS partners’ team further includes Matt Koehler of Cameron McCarthy Landscape Architecture & Planning and Fui-Sung Yi of Morphosis Architects (with the potential for additional examples of Morphosis’ provocative architecture in our community).

 

Unsurprisingly, the proposal by the Eugene Emeralds/Elmore Sports Group centers around a new stadium designed to conform with Major League Baseball’s facilities standards for its High-A minor league affiliates; however, unlike the Glenwood Development LLC and LOCALIS partners plans, the Emeralds’ proposal does not initially promise additional components accommodating other uses.

 

The agenda for last Monday’s SEDA meeting provided the SEDA board members with basic summary information from all three proposers, as well as the topics and requested action for each of SEDA’s two sessions scheduled for the month of April. Here’s what on tap for those two meetings:

 

APRIL 12 REGULAR SESSION PRESENTATIONS

Agenda Topics

• 90-120 Minutes - Presentations provided to the SEDA Board. Each group is provided 30 minutes for a virtual presentation highlighting information provided by the team in their submittal.
• Brief deliberations might occur to inform requested actions.

Requested Action

• Provide staff with any follow-up questions or requests for additional information from the proposing groups.
• Alternatively, the Board might make a selection based on what is presented in this session and direct staff to negotiate exclusively with preferred development group.

 

APRIL 26

Agenda Topics

• The Board might deliberate to select a preferred development group for exclusive negotiation.

Requested Action

• Direct staff to negotiate exclusively with selected development group.
• The Board might choose not to exclusively negotiate with any currently interested party. In this case, the Board might direct staff to reinitiate a formal Request for Qualification process.

SEDA expects the proposers’ presentations on April 12 to address a variety of concerns, including vision and concept, the estimated costs, market and financial feasibility, general experience, and experience with public-private partnerships.

 

If I have the time, I may log in to one or both of SEDA’s April board meetings via Zoom.

 

SEDA regards Glenwood as integral to the larger metro economy. The location of the initial redevelopment site along the Willamette River is central to SEDA’s vision, which includes river-oriented development with public access to the riverfront and green fingers extending back to the community. The proposed design infrastructure will foster compact urban forms interconnected by a network of walkable streets and inviting open spaces.

 

Glenwood is primed and ready for a transformative and catalyzing project. The interest expressed by all three proposers bodes well for its future. The groundwork the City of Springfield laid down is clearly bearing fruit, and it’s exciting to see.

 

 

(1)  Opportunity Zones are an incentive program resulting from the 2017 Tax Cuts and Jobs Act, enacted by the U.S. Congress. These zones are intended to encourage investments in low-income communities towards development and business through Opportunity Funds. Opportunity Funds encourage investment in them by allowing investors to reduce their tax burden from capital gains.

 

(2)  If LOCALIS partners realizes its vision, my assumption is Lane United won’t be calling Civic Park its home, which would be interesting given how much Dave Galas has invested in making Civic Park a reality with the goal of making it Lane United’s home field.

 

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! 

*    *    *    *    *    * 

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.

Urban Lumber Co.

One-of-a-kind businesses are part of what make our community unique, especially those that contribute to a distinctly local identity. Here in the Eugene-Springfield area, we covet companies that produce diverse, locally made products and services of the kind that bolster the homegrown vibe but also attract customers from far and wide. Supporting local businesses builds economic opportunities, keeps tax dollars close to home, and rewards talented entrepreneurs. These unique companies often favor locating in smart growth places, such as compact, walkable downtown centers, as opposed to occupying the outer fringes of urban areas. They’re often established by passionate people driven by creativity and a commitment to investing in their community.

Urban Lumber Co. of Springfield is an excellent case in point. Owner Seth San Filippo founded Urban Lumber Co. in 2006. He viewed the stewardship of our urban forest as his mission and growing the awareness of the value of salvaged city street trees as the means for fulfilling that vision. He did this by building a company dedicated to repurposing salvaged wood into bespoke pieces of fine furniture and décor. Seth’s belief in environmental responsibility, his fundamental love of beautiful woods, and his appreciation of the trees they come from have fueled his success and that of Urban Lumber since its beginning.

Along with several of my Robertson/Sherwood/Architects colleagues, I recently enjoyed the pleasure of meeting Seth and visiting Urban Lumber’s facility located in the former Booth Kelly Lumber Company mill (now the Booth Kelly Makers District) adjacent to Springfield’s historic downtown. In addition to Seth, showroom manager/designer Becky Rothweiler and director of sales Sheri Wayt welcomed us warmly and led our small group on a private tour of the company’s operations.

RSA tour of Urban Lumber Co. (from left to right: Andy Drake, Jenni Rogers, and Scott Stolarczyk of RSA; Becky Rothweiler, Seth San Filippo, and Sheri Wayt of Urban Lumber)

We were immediately impressed by the size of Urban Lumber’s milling and storage area, which occupies 30,000 square feet of contiguous space. Countless slabs of various wood species were carefully stacked throughout for drying. Other conspicuously large, unmilled sections of salvaged trees sat about awaiting their turn for transformation into fine handcrafted pieces. We looked at various saws and planers, an eclectic mix of vintage and state-of-the-art equipment. These include one of the largest custom-built saws in the country, which allows Urban Lumber to cut slabs up to six feet wide directly from intact logs as much as 35 feet in length. The best cuts possible enhance the character of each log.

The large mill saw (a band saw type raised and lowered between the two blue posts)

The mill space also includes two large, custom-built kilns. Each freshly sawn slab is dried according to its size and species (I quipped that I would enjoy the 100+ degrees inside one of the kilns on the damp and chilly day of our visit). The mill also has a metal fabrication shop where employees fabricate metal pieces for the custom furniture. An old school bus in the process of being transformed into a tiny home/mobile Urban Lumber showcase dominated the metal shop during our visit.

The two kilns. Note the stack of slabs cut from a single large log on the right.

Seth explained how Urban Lumber works with the City of Eugene, the City of Springfield, other municipalities, and private property owners in the metropolitan area to sustainably salvage and reclaim trees that have been felled by necessity or circumstance. Trees become available because arborists determine they pose a danger due to weakening by disease or insects.

The devastating January 2017 ice storm claimed many notable specimens but provided Urban Lumber with a valuable bounty that might otherwise have been destined for landfills. Another source is from buildings razed to make room for new developments. Urban Lumber gives this salvaged lumber new life, through means that can recall and extend a memory of the structures from which the material originated.

Seth said the urban forests of Eugene and Springfield support trees that can grow much larger than their nature-dwelling counterparts, which often must compete for access to sunlight and other resources. The variety of native species Urban Lumber uses is remarkable. This variety includes familiar Oregon woods such as Douglas fir, hemlock, Western red cedar, and Oregon white oak, but also an abundance of black walnut, maple, elm, myrtlewood, and other hardwoods. The distinctive character of every species, and the individuality of each tree comprises a singular legacy and story about our urban forest.

A variety of slabs cut from different trees.

Seth and his designers make a determined effort to emphasize the unique qualities of each piece of wood. This often means preserving the natural edges of the slabs they work with, and sometimes working at a monumental scale. In some instances, they combine slabs from different species to produce a harmonizing blend of colors and patterns. They evaluate every cut with an eye toward maximizing its inherent beauty and aesthetic potential. Every table, chair, bar top, mantle, bed frame, natural-edge wood slab, and décor piece by Urban Lumber is a clear expression of the company’s dedication to one-of-a-kind craftsmanship. We saw this amply on display inside the 2,000 s.f. showroom/office that fronts Urban Lumber’s Booth Kelly home.

Showroom display

Seth enjoys working closely with architects, interior designers, and contractors. Many of Urban Lumber’s commissions are part of new building or remodeling projects. I’m hoping my firm will have an opportunity to someday work with Seth and his crew to create custom pieces tailored for one of our jobs.

You can see the company’s handiwork in many places. Restaurants, breweries, and tap houses find the rustic quality of reclaimed lumber fits the bill when quirky charm and character are the order of the day. Hotels, corporate offices, and many other venues have likewise been attracted to Urban Lumber’s offerings. Urban Lumber’s local clientele include Blu Mist Restaurant & Bar, Oakshire Brewing, the University of Oregon, Springfield School District, Northwest Community Credit Union, and The Hub. The company also takes pride in sharing the inherent natural beauty of our Pacific Northwest lumber with a growing global customer base.

Speaking of growth, Seth reported his business has grown by 30% annually; this includes during the Great Recession that was a backdrop to the company’s early years. Urban Lumber produced 770 pieces in 2017, an unquestionably impressive number considering the handcrafted nature of so much of its work. Urban Lumber’s success is good news for Springfield, and particularly fitting given the city’s long wood products history.

Urban Lumber Co. is literally a homegrown company, one that has quickly become a leader among custom furniture makers in the nation. I’m happy a local enterprise is making a difference in Springfield, contributing to the city’s ongoing renaissance by working proactively toward sustainability, economic diversity, and urban rejuvenation.   

Better Housing Together: The Community Forum

The Better Housing Together Forum, Wednesday, February 21, at the EMU Ballroom, University of Oregon (photo by Jenna Fribley, AIA)

I joined 250 of my Eugene-Springfield neighbors this past Wednesday evening in a packed EMU Ballroom on the University of Oregon Campus for the inaugural Better Housing Together Forum. As promised by the members of the Better Housing Together steering committee, the event was filled with inspiring conversations, an enlightening and respectful panel discussion, and brainstorming around what to do about a housing crisis that impacts all of us, whether our own needs are met or not. Importantly, a broad spectrum of interests was in the room, each one bringing its perspective to the challenge of solving one of our community’s most intractable problems. How will we expand and diversify our housing options to create more local affordability?

Project lead and event host, Kaarin Knudson, AIA, set an appropriate tone by quoting Ronald Heifetz, founding director of the Center for Public Leadership at Harvard University's John F. Kennedy School of Government. As Heifetz noted “Attention is the currency of leadership.” It’s incumbent upon leaders to get people to pay attention to the tough problems everyone would often rather avoid facing. Our housing crisis is one of these tough problems. Here in Lane County, 42% of local households struggle to simply meet basic needs, and this struggle is compounded by the high cost of available accommodations.

Better Housing Together intends to provide leadership through public education and advocacy. It is a community-led effort built to address a community problem. Every community grows in the direction of the questions it answers, and the question of housing affordability is perhaps the biggest one those of us living in Lane County must confront today. As a prominent community leader, University of Oregon president Michael Schill emphasized this to the audience by stressing that now is the “right time,” and that the housing crisis is the “right issue” for the “right people” to address. During his academic career, Michael’s prominent work has focused on a wide range of matters related to housing law and policy, so his endorsement of the Better Housing Together platform is significant. He welcomed the prospect of shining a light on the problem and encouraged all of us to do what we can to work toward solutions.

Moderated by Noreen Dunnells, president and CEO of United Way of Lane County, the forum’s panel discussion, entitled Perspectives + Solutions, featured four experts whose backgrounds made them eminently suited as panelists:

Jim Long, Affordable Housing Manger, City of Bend (retired January 2018):
Jim cited the success of the City of Bend’s implementation of a construction excise tax (CET) in 2006 to help leverage the development of affordable housing (more on CETs in just a moment). In Jim’s words, we need to change the discourse to a “both/and” conversation. We need housing abundance and diversity.

Shane Johnson, Regional Director, Hayden Homes:
Shane firmly believes private builders must be part of the solution. That said, municipalities can prime the pump by instituting incentives in the form of density bonuses (to increase the diversity of housing types) and exemptions from a portion of systems development charges for projects involving affordable units. There is no one solution, but tools like these are available. The key, according to Shane, is to use those tools that are at hand. Trying something is better than doing nothing.

Emily Reiman, Executive Director, Neighborhood Economic Development Corp. (NEDCO):
Emily emphasized there is a cost to inaction. Every moment we wait compounds the problem. She cautioned any group whose goal it is to help ameliorate the crisis to not fall into the trap of becoming an “echo chamber.” It’s important that opposing views are in the room to build real consensus toward the identification of solutions everyone can rally behind.

Dylan Lamar, Architect, Cultivate Design-Development:
Dylan imagines every neighborhood as a unique ecosystem. Neighborhoods that are exclusively comprised of single-family residences are monocultures lacking in healthy diversity. Dylan favors inclusionary zoning, and ordinances that work to create affordable housing units in market-rate developments. Inclusionary zoning fosters diverse neighborhood ecosystems. As with biology, diversity contributes to the greater vitality, health, and resilience of a community.

The Perspectives & Solutions discussion panel; from left to right: moderator Noreen Dunnells (at the podium), Dylan Lamar, Jim Long, Shane Johnson, and Emily Reiman (my photo)

The subject of a construction excise tax was a common thread during the panel discussion. A CET can be a powerful tool to help local jurisdictions address their communities’ housing needs and ensure everyone has a safe, stable place to call home. It’s not clear to me why, but the State of Oregon Legislature banned CETs in 2007. The city of Bend had adopted the state’s first CET the year before, so it was grandfathered in. Bend’s CET has generated millions in revenue since its inception, which it has leveraged to obtain an additional $77.6 million in state and federal affordable housing development funds, and $28.4 million in private investments. Bend kept opposition to its CET to a minimum by involving representatives of the construction and real estate communities in crafting the tax and giving them seats on the city’s Affordable Housing Advisory Committee, which decides how the revenues will be invested.

In 2016, the Oregon State Legislature passed SB 1533, which permits local jurisdictions to implement a construction excise tax for affordable housing and allows inclusionary zoning. Seven jurisdictions (Portland, Corvallis, Tillamook County, Cannon Beach, Hood River County, Hood River City, and Newport) have passed local construction excise taxes to date, and many others (including Eugene) are considering adopting this important tool. A recent Register Guard editorial explained how a 1-percent CET in Eugene would raise an estimated $3 million a year during periods when construction activity is strong, as is currently the case. If Bend’s experience is a reliable guide, that amount could be expected to leverage 7.5 times that much in public and private investment, or about $25 million a year.

Click image to enlarge

The steering committee carefully populated each table with as varied a group as possible. The table activity portion of the program consisted of each person engaging in a group discussion, and also recording his or her own responses to a predetermined set of questions from the forum organizers. For example, I answered the question about what I would personally do to help solve the housing crisis by saying I would advocate for increasing the range of available housing types through implementation of updates to local development codes, property tax exemptions, and other incentives. Ultimately, Better Housing Together will compile the results of the table activity and make them available for anyone to review.

My one reservation about the forum is one I expressed during our table discussion. While it was easy for me to attend, the same is certainly not true for the many who comprise the very constituency at the center of the housing crisis in Lane County. They are families and individuals who simply could not afford to attend the forum and be heard. They may have been burdened by an inability to pay for temporary childcare or transportation. They may have lacked the time to attend because by necessity they work two or more jobs. They may not be fluent English-speakers and so may have felt unwelcome or uncomfortable. They simply may have been unaware of the forum. The bottom line is—if they were underrepresented—we missed their voices.

Regardless, I’m guessing Kaarin and the other members of the Better Housing Together steering committee were thrilled with how the forum played out. I’ve no doubt their primary goal was not to find a silver bullet—a simple, seemingly magical solution to the housing crisis—because that unicorn doesn’t exist (sorry for mixing metaphors). Instead, they achieved something else, something potentially game-changing, which was to bring together motivated community members and leaders with the hope of galvanizing the will to finally take positive steps toward a broadly supported set of strategies for addressing the challenge. If Better Housing Together bottled the energy I witnessed as I left the forum, I’m confident they will channel it with great effectiveness.

Better Housing Together

One of the ironies for those who work tirelessly to expand prosperity, increase livability, and generally enhance the desirability of their communities is a concomitant loss of affordable housing. The affordability issue is enormously complex and stubbornly resistant to easy solutions. Nevertheless, it is an issue we ignore at our peril.

The southern Willamette Valley boasts the dubious distinction of being one of the tightest housing markets in the United States, second only to Seattle.(1) Nearly half of our residents are housing “cost-burdened,” stretching their incomes just to pay for housing and other basic necessities.(2) The crisis affects young people unable to break into the local housing market, working families struggling to make ends meet, and seniors looking to downsize with few options available. It impacts every homeowner, renter, neighborhood, business sector, and organization in our community.

Many have attempted to crack the housing affordability nut with little success. Despite the intractability of the problem, an exciting new Eugene-Springfield metro area group is stepping up to assume the mantle, having fully dedicated itself to the development of effective strategies to meet the challenge.

Better Housing Together is a coalition of community leaders working to address the local affordability crisis. Including key representatives from Better Eugene-Springfield Transportation (BEST), the Eugene Association of REALTORS, AARP Oregon, University of Oregon researchers, AIA-Southwestern Oregon, and an impressive list of other organizations, these leaders want to better understand the problem and identify practical solutions. The members of Better Housing Together are committed to identifying policies and strategies that support local affordability and more quality, walkable, age-friendly housing.

To help meet achieve its goals, the coalition has organized what promises to be an outstanding event. The Better Housing Together Forum, which will take place on February 21 at the University of Oregon’s Erb Memorial Union Ballroom, will include a facilitated community-wide discussion, as well as an exhibit of work about housing in our community by University of Oregon researchers. Additionally, there will be a short video featuring personal stories underscoring the magnitude of the crisis. Members of community focus groups will share their diverse perspectives. Eugene Mayor Lucy Vinis, Springfield Mayor Christine Lundberg, Lane County Commissioner Pat Farr, and other elected officials will actively participate and learn more about how they can help advance community desires.

Despite the immensity of the challenge, the outlines of a solution exist. As Better Housing Together steering committee member Kaarin Knudson, AIA, noted in her piece for the 2017 Register Guard Design Annual, there is a direct connection between housing affordability and the wellbeing of all of a community’s residents. By adding supply to the market, affordability increases. By locating housing in areas where infrastructure and transit access already exist, we increase our tax base without increasing our acreage of liability. By supporting more walkable and efficient housing types, we also advance many of our climate and equity goals.

Better Housing Together wants everyone to join the discussion and learn more about how we can increase housing choice and affordability. Make plans to attend the February 21 forum. Registration is necessary to guarantee a seat. The organizers expect this free event to be at capacity. Registration opens on February 5, 2018.

The housing crisis isn’t just coming: it’s here. Better Housing Together knows we can all do more to help, which is why the group has organized the coming forum event. I hope to see all of you there.

What:  Better Housing Together Forum

When:  Wednesday, February 21, 2018, 5:00–7:00 PM

Where:  Erb Memorial Union Ballroom University of Oregon, Eugene

Cost:  Free

To Register:  https://www.betterhousingtogether.org/forum/ 

To Learn More: Visit www.BetterHousingTogether.org

(1)   "Sold Out: These 10 U.S. Cities Have the Biggest Housing Shortages" www.realtor.com/news/trends/top-10-housing-markets-constrained-by-tight-inventory

(2)   ALICE Report, www.unitedwaylane.org/what-we-do/annual-reports/alice