Metro East Sun

City of O'Fallon Planning Commission met April 8

Here are the minutes provided by the commission:

1. OPENING:

1.1 CALL TO ORDER

1.2 PLEDGE OF ALLEGIANCE: Chair, Larry Sewell, called the meeting to order at 6:00 pm.

1.3 ROLL CALL: Debbie Arell-Martinez, present; Mike Skrabacz, present; Bob Dunn, present; Al Keeler, present; Tiffany Lugge, not present; Bob Kueker, present; Ray Rohr, present; Casey Scharven, not present; Larry Sewell, present. Quorum was declared present by Sewell.

1.4 APPROVAL OF MINUTES:

Motion was made by Rohr and seconded by Keeler to approve the minutes of March 11, 2025, meeting. All Ayes.

Motion carried.

2. Public Hearings:

2.1 – Zoning amendment subject to the Planned Use Ordinance to approve the amendment of planned use conditions.

Abigail Cline, Community Development Coordinator and Planner Il, provided an overview of the proposed pre-annexation and residential development the subject property. An overview of the property history is listed below:

• The land is currently within the jurisdiction of unincorporated St. Clair County, Illinois.

• The developer, Rich Gorazd of Bethel Grove LLC, plans to sign a pre-annexation agreement with the City of O'Fallon as part of the development process for the proposed Bethel Grove Subdivision.

• The applicant is proposing the zoning of the site as SR-1(P), Planned Single-Family Residential District to allow for the development of single-family dwellings and lot-53, the existing residence to the east, currently zoned RR-3 within St. Clair County, to remain RR upon annexation.

• The development will be constructed in a single phase. The 53-unit residential development of single-family dwellings referred to as Bethel Grove Subdivision, will be a minimum of 2,200 square feet for a ranch and 2,400 square feet for a story and a half or two-story models.

Cline, presented an overview of the proposed pre-annexation and residential development of land totaling 49.10- acres located at 285 Bethel Rd., including the following details:

Proposed Zoning:

• Proposed Zoning: “SR-1(P)”, Planned Single-Family Residential District to allow for the development of single-family dwellings and lot-53, the existing residence to the east, currently zoned RR-3 within St. Clair County, to remain RR upon annexation.

• The development meets zoning district area and bulk regulations. The Future Land Use Map of the 2040 Master Plan depicts the subject property as Low Density Residential, which includes such uses as: small lot single-family detached homes, multi-family, and apartments. The density is 4 dwelling units per acre with SR-1 and RR zoning districts. The proposed development of single-family residences is consistent with the Master Plan’s vision and designation for the property.

Access and Parking:

• Two separate northern entrances.

• Exclusive driveways.

• A sidewalk is required to be installed in front of new developments in the right-of-way.

Signage:

• The sign must be located within an outlot or sign easement at both subdivision’s entrances located along Bethel Road. All signage will be required to meet city code.

Landscaping:

• Staff recommends moving the required street trees out of the 7-foot landscape buffer between the roadway and sidewalk and into private front lawns.

Drainage:

• Storm water runoff will be directed to the two existing wet ponds located north and east of the property.

• Additional storm water detention area will be located on the south side of the property.

Building Elevations

• Plans will be identical to the elevations at Bethel Ridge Farms Subdivision, located northeast of this site.

• The elevations range from 2,200 sq ft for a ranch model to a 2,400 sq ft for a story and a half or two-story model.

Density:

• The 2040 Master Plan defines “Low Density Residential” as single-family detached homes on medium to. large lots with typical suburban character with no more than 4 dwelling units per acre.

• The development proposed 53 units across the 49.10 acres of land, resulting in a new density of 1.08 du/ac.

Conformity with Master Plan:

• The proposed subdivision and standards reflect good architectural design qualities.

• This development infills an underdeveloped property in O’Fallon with access to infrastructure and public services.

• The development provides additional housing options for current or future O’Fallon residents.

Rich Gorazd, applicant, described the development.

Mike Skrabacz requested that the education slide return to presentations. 

Greg Anderson, Community Development Director, stated that city staff has a proactive and collaborative relationship with the O’Fallon school district. If the commission recommends approval, it will continue to go through extensive construction reviews.

Anderson stated that there is a growth demand. This residential development would be a first major subdivision in many years.

Skrabacz stated school impact concerns from the potential growth. He hopes to make sure that the city is doing their job. He stated that the community is concerned on the impact of such a project. He also believes that it is a good practice to provide some kind of information in the presentation to ensure it is being reviewed.

Commission chair, Larry Sewell, stated that he welcomes the data but wants the Planning Commission to focus on the items presented. The commission should trust and rely upon the other organizations and entities to their core responsibilities. Those organizations and entities will work with the city to ensure that growth is managed. Members of the commission should reach out to city staff directly on concerns.

Bob Kueker questioned if there would be any zoning exceptions.

Anderson stated that the city would recommend not requiring trees in the 7ft landscape berm between curb and sidewalks due to infrastructure concerns.

Al Keeler asked if the city has received any feedback

Anderson reported, as of date, there has been no public inquires or feedback on the project.

Gorazd described the neighboring, Bethel Ridge Farms subdivision. The subdivision is almost sold out. There is a need for another subdivision.

Gorazd stated that his development would not negatively impact the O’Fallon education system or other city services.

His developments are big houses on big lots while many other builders try to maximize ground usage. The code allows 4 units per acre while his development, on average, is one unit per acre. He builds quality homes with a country feel close to the city.

The build out will be single phased spanning 3–5-years.

Public Comments were opened.

Judy Gilbert stated that she was confused by the notice and questioned the annexation.

Bob Dunn spoke on St. Clair County zoning code. He also pointed out to the commission that they are not being asked to approve a reduction of lot size of a house. They are being asked to recommend the annexation and the residential development.

Goraz stated that at this time, he is not selling lots but allowing hopeful future buyers to claim interest in lots.

Anderson explained the PUD process and stated tonight is the start of the process.

Gilbert questioned if this would force the surrounding properties to be annexed into the city.

Sandra Dobbs questioned the St. Clair Code 50-acre zoning rule.

Dunn stated the project would have to meet the zoning law.

Sewell confirmed that the project cannot violate zoning law before it comes before Planning Commission.

Dobbs asked for more information on proposed drainage because she has concerns about the current drainage of the area.

Anderson presented the dry detention basin that will be located in the southwest portion of the project. The drainage report was reviewed by TWM and meets the city code. The report reviews the existing topography and must comply with City Code. If the project moves forward, it must then go through a second phase drainage report. If it is found that the project negatively impacts surrounding areas, the developer will have to adjust drainage to correct.

Chris Gilbert reported that nature will be negatively impacted by development. The current zoning stands as RR3 which has a lower impact on nature, schools, and city services. He also recognizes State Construction as a quality builder. He wants to keep the area zoned as RR3.

Gorazd stated that he chose this piece of property because he understands country life and it is an area where people want to live. He believes it is a good property for 53 homes. The sister neighborhood, Bethel Grove Farms, has smaller lots than what he is proposing for this development. The project’s typical build has approximately 60 ft sides, 50 ft frontage, and 80-90 ft backyards.

Sewell stated that they all have passion for this community.

No additional comments

Staff Recommendation:

Cline read the Staff Recommendation as follows:

Staff recommends approval of the project with the following conditions:

1. The development must comply with the area and bulk regulations of the SR-1 zoning district.

2. Subdivision entry signs cannot be located on any public Right-of-Way or within the sight distance triangle of intersecting streets. The sign and structure shall be located within an outlot or sign easement.

3. Move the required street trees out of the 7-foot landscape buffer between the roadway and sidewalk and into private front lawns.

Motion was made by Rohr and seconded by Keeler to accept the Staff Recommendation.

ROLL CALL to approve Staff Recommendation: Bob Kueker, aye; Ray Rohr, aye; Debbie Arell-Martinez, aye; Al

Keeler, aye; Mike Skrabacz, aye; Bob Dunn, aye; Larry Sewell, aye; 7 ayes, 0 nay, motion carried.

The planned use moves to the Community Development Committee on Monday, May 12, 2025, at 6:00pm (time can vary).

Public Comments were opened.

• No additional comments.

Public Comments were closed.

3. REPORTS:

Staff anticipates a Planning Commission meeting April 22nd.

4. PUBLIC COMMENTS

Public Comments were opened.

No one spoke.

Public Comments were closed.

5. ADJOURNMENT:

Motion was made by Rohr and seconded by Keeler. All ayes. Motion carried. The meeting was adjourned at 6:53 pm.

https://go.boarddocs.com/il/ofallon/Board.nsf/files/DFTTD476CD2C/$file/250408PCMinutes.pdf