Metro East Sun

City of O'Fallon Community Development Committee met May 27

Here are the minutes provided by the committee:

1.1 CALL TO ORDER: 5:30 PM

1.2 ROLL CALL - Committee Members: Todd Roach, Chair (absent), James Campbell, Vice Chair (in person), Martha Stoffel (in person), Tom Vorce (in person), Nathan Parchman (in person)

1.3 Approval of Minutes from Previous Meeting – Motion was made by Campbell to approve minutes from the May 12, 2025, meeting, all ayes. Motion carried.

2 Items Requiring Council Action

2.1 Ordinance amending Ordinance No. 2073 to add territory to St. Clair County MidAmerica Enterprise Zone - Second Reading, No Changes – The Ordinance will move to the June 2, 2025, City Council agenda.

2.2 Ordinance designating as a Local Historic Landmark, 907 Southview, Parcel Number 04-32.0-103-027, In O'Fallon, Illinois, pursuant to the requirements of Chapter 151 of the O'Fallon Code of Ordinances - Second Reading, No Changes – The Ordinance will move to the June 2, 2025, City Council agenda.

2.3 Ordinance amending Ord. 623, Zoning (Development known as "Bethel Grove Subdivision"), Consisting of 49.10 Acres on Parcel Numbers 04-07.0-300-015 and 04-07.0-300-010 - Second Reading, No Changes – The Ordinance will move to the June 2, 2025, City Council agenda.

2.4 Ordinance annexing certain territory to the City of O’Fallon, St. Clair County, Illinois containing approximately 49.10 Acres located at 285 Bethel Road And 122 Country Lane; Parcel Numbers 04-07.0-300-015 And 04-07.0-300-010 - Second Reading, No Changes - The Ordinance will move to the June 2, 2025, City Council agenda.

2.5 Ordinance amending Ordinance 623, Zoning Districts of the City of O’Fallon, Illinois (Development Known As “Q-Storage”) located at 1690 New Car Drive - Second Reading, No Changes – The Ordinance will move to the June 2, 2025, City Council agenda.

2.6 Ordinance amending Ordinance 623, Zoning Districts of the City of O’Fallon, Illinois (Development Known As “Global Brew Tap House”) located at 455-B Regency Park Drive – Community Development Director Greg Anderson explained that Ryan High of Global Brew Inc. has filed an application requesting an amendment to the Planned Use approval to obtain video gaming terminal licenses for video gaming at 455-B Regency Park Drive, currently zoned B-1(P), Planned Community Business District. The applicant is requesting an amendment to allow the addition of licensed video gaming to the existing establishment.

Global Brew Tap House has been in operation since 2012 at this location and has held a liquor license in good standing with the City of O’Fallon during that time. Video gaming terminal permits require that the establishment have maintained a liquor license in good standing for a minimum of 24 consecutive months prior to the commencement date of the permit. A planned use approval is required for any establishment providing video gaming for patrons and guests. Additionally, a licensed establishment seeking a video gaming terminal permit must have maintained, at a minimum, 50% of its total gross revenue from the sale of food, beverages and alcoholic liquor during the previous 12-month period prior to the commencement of the date of the period for which the licensed establishment is applying. applications and additionally video gaming for renewals. Global Brew has complied with all applicable sections of City Code. Staff recommends approval of the request. Councilmember Parchman made a motion to recommend approval of the Ordinance. Councilmember Stoffel seconded the motion, and the motion passed with a vote of 4-0. The Ordinance will move to the June 2, 2025, City Council agenda for first reading.

Councilmember Stoffel asked if there was another step for approval once the zoning is approved. Anderson stated that the request is required to amend the planned use to allow for gaming and the petitioner would then be required to file an application with the City Clerk’s office and the state of Illinois. City Administrator Denton stated that the planned use amendment is the only agenda item that City Council would need to approve.

Councilmember Stoffel asked if there was a limit in the Code on how many licenses are issued. Anderson stated there was not.

3. Other Business

3.1 Floodplain Ordinance Update – Community Development Director Greg Anderson stated City staff and Illinois State NFIP Coordinator met with residents on Wednesday, May 14, 2025. Erin Conley, Illinois State NFIP Coordinator, explained NFIP/FEMA guidelines including substantial damages and substantial improvements to structures within the floodplain, as well the reason why City staff sent damage assessment letters after the March 14, 2025, storm. At the meeting, three action items were discussed:

• Prepare an update to the floodplain ordinance that includes a rolling 10-year time limit on substantial damage and improvements.

• Review the state’s buyout program.

• Complete the Deer Creek engineering and drainage study and schedule a future meeting with residents to share results and discuss options.

Ordinance 3210, adopted by City Council on November 3, 2003, currently identifies building protection requirements as substantial improvement and substantial damage measured cumulatively equal to or exceeding 50% of the market value of the structure before the first improvement, repair, structural alteration, and damage was made.

The most notable modification in the draft ordinance is the inclusion of a rolling ten-year period applied to several key provisions. This rolling period will now be used to determine cumulative substantial improvements and damages to structures within the floodplain within a set period rather than a cumulative approach over the lifetime of a structure.

Anderson stated that the draft Ordinance must undergo legal review and receive formal approval from the Illinois Department of Natural Resources. Once finalized, the modified Ordinance will be presented to the Community Development Committee for first reading and questions.

4. Public Comments –

Karen Pfiefer spoke and said the national flood insurance program has devastated her since she has never flooded. Pfiefer said the program reads like she lives in Florida where she can raise her house. Pfiefer said the City ignored the 1980’s and 1990’s. Pfiefer stated the young man behind her attended the meeting for 20 years and she does not care about new alderman or new staff. Pfiefer stated developers do what they want, and this has messed up her whole spring. Pfiefer cannot make repairs to her house from hail damage and she is fed up with studies.

Dave Pfiefer stated he appreciated the May 14, 2025, meeting but said it was appalling because only 15 homes on Deer Creek were invited. Pfiefer stated water flows everywhere in the City. Pfiefer asked if the City changed FEMAs floodplain maps from the 1990’s. Pfiefer said his base flood elevation is above seven feet. Pfiefer said the creek is exploding during the last rainstorm and there is blockage in the creek even though it is the City stormwater. 

Pfiefer said IDNR representative told him she has seen houses raised but he would lose the bottom floor. Pfiefer asked for a study to show how to raise his home.

Ron Zelms asked what the benefit is for the ten-year rolling period to the Floodplain Ordinance.

Vern Malare stated he was late for the meeting. Malare stated he showed a picture of the creek in the 1970’s and stated he counted 18 tributaries. Malare does not understand why the City installs sewer lines to follow the creek. Malare stated that his point number two was swimming pool shells company that did not come before the committee and wanted to know if they had a permit.

Dave Pfiefer spoke again and questioned the ten-year rolling period. Pfiefer said to get Engle Creek correct for the City study.

City Administrator Denton stated the purpose of the ten-year rolling period was to allow the homeowners to roll damages off the home after ten years and it was recommended by Erin Conley from IDNR.

MEETING ADJOURNED: 5:56 PM

NEXT MEETING: Monday, June 9, 2025

https://go.boarddocs.com/il/ofallon/Board.nsf/files/DH5PUV665D74/$file/250527CDMinutes.pdf