Metro East Sun

City of O'Fallon Community Development Committee met Aug. 25

Here are the minutes provided by the committee:

1.1 CALL TO ORDER: 5:30 PM

1.2 ROLL CALL - Committee Members: Jessica Lotz, Chair (in person), Todd Roach, Vice Chair (online), Ross Rosenberg (in person), Nathan Parchman (in person), Dennis Muyleart (in person), James Campbell (in person)

1.3 Approval of Minutes from Previous Meeting – Motion was made by Rosenberg to approve minutes from the August 11, 2025, meeting, all ayes. Motion carried.

2 Items Requiring Council Action

2.1 Ordinance Approving the Final Plat for Pausch Farms- Second Reading, No Changes

The Ordinance will move to the September 2, 2025, City Council agenda for approval.

2.2 Ordinance Establishing and Designating the W HWY 50 & N Green Mount Road Business District and Approving the W HWY 50 & N Green Mount Road Business District Plan with the City of O'Fallon, Illinois

– Second Reading, No Changes –

The Ordinance will move to the September 2, 2025, City Council agenda for approval.

2.3 Ordinance Establishing and Imposing Certain Business District Taxes in the City of O'Fallon W HWY 50 & N Green Mount Road Business District - Second Reading –

The Ordinance will move to the September 2, 2025, City Council agenda for approval.

2.4 Ordinance Authorizing the Mayor to execute a Redevelopment Agreement with Allyson Group, Inc.- Second Reading, No Changes –

The Ordinance will move to the September 2, 2025, City Council agenda for approval.

2.5 Ordinance Amending Ordinance 643, Zoning Districts of City of O’Fallon, Illinois (Development Known as “U-Haul Moving and Storage Center”) located at 1404 West Highway 50 - First Reading – Community Development Director, Greg Anderson stated the applicant Sahithya Cheruku of AMERCO Real Estate Company, has filed an application requesting the planned use of approximately 7.05 acres (307,098 sq ft) of land located at 1404 West Highway 50. The applicant proposes building a U-Haul Moving and Storage Center Complex. The use will consist of self-storage, U-Haul Truck and Trailer Rentals, and related retail sales.

The proposed project will be completed in two phases.

1. Phase One will include upgrading the underground utilities and detention pond, renovating two existing buildings located on the southern portion of the lot, and demolishing the existing building currently situated near the center of the site. Phase One will also include the construction of a 36,638 sq./ft., three-story structure located on the north portion of the lot, along with associated site paving and landscaping.

2. Phase Two will include the construction of the 11,965 sq./ft. U-Box storage building, along with the remaining site work and utility connections

Property History:

• The parcel is the former site of R.P. Lumber and has been vacant for several years.

• Code Enforcement has monitored the site.

• The City has had requests for redevelopment in the past, but past proposals did not include commercial sales.

Surrounding Land Use:

• The lots to the east (Sam’s Club), west (Walmart), and south are zoned B-1(P) – Planned Community Business District.

Anderson explained components of the site plan.

Land Use:

• The proposed 7.05-acre (307,098 sq./ft.) development site is located at 1404 West Highway 50, in the West O’Fallon Business District.

• The applicant has submitted a site plan proposing the renovation of two existing structures and the construction of two new buildings:

○ The East Building is an existing structure located on the southern section of the lot.

The East Building will be renovated into 10,116 sq./ft. U-box storage structure.

○ The West Building is an existing structure also located on the southern section of the lot. The West Building will be renovated into a 15,748 sq./ft. retail/showroom and Ubox storage center.

○ The UMSC Building will be constructed on the northern section of the lot near I-64.

The UMSC Building is proposed to be 36,638 sq./ft. building with 1,038 rentable climate controlled self-storage units.

○ The U-Box Building, the final phase of construction, will be located at the center of the lot. The U-Box Building is proposed to be a 11,965 sq./ft. structure for U-box storage.

The total building coverage for the overall development is 74,467 sq./ft., representing 24.25% of the total lot area. The total coverage is within the maximum allowable lot coverage of 50% permitted in the B-1 Community Business District.

The site currently has an existing barbed wire fence surrounding the perimeter which will be removed.

Anderson continued, describing the proposed site plan:

Site Access

• Access provided through three means of ingress/egress

• Primary entrance from West Highway 50

• Two cross access easement connections through Walmart parcel

• City staff is currently working with petitioners for additional cross access

• Truck traffic will be restricted from making left turns on to Highway 50

Drainage & Utilities

• Water service is provided through the City of O’Fallon

• On-site sanitary sewer service is provided through Caseyville Township

• Site drainage flows south to Highway 50

• Detention pond located on southwest corner is primary method of stormwater management.

Landscaping

• Landscaping will be planted around the perimeter of the site

• Landscape plans comply with City Code Section 157.144

Dumpster Enclosure

• Refuse areas will be located indoors

Sidewalk

• Sidewalk connections do not exist on abutting parcels

Hours of Operation

• Monday – Thursday & Saturday: 7:00 a.m. – 7:00 p.m.

• Friday: 7:00 a.m. – 8:00 p.m.

• Sunday: 9:00 a.m. – 5:00 p.m.

• After Hour Access: 5:00 a.m. – 10:00 p.m. through assigned access code

Site Security

• Security system encompassing entire property

• Card-swipe identification system

• Access code for self-storage units afterhours

Anderson explained that the Petitioner is requesting an Alternative Parking Plan.

Parking Per City Code

• 1 space per 5 storage units

• 4 spaces per 1,000 sq./ft. for office & retail space

• 1,038 self-storage units = 208 parking spaces

• 4,670 sq./ft. office & retail use = 19 parking spaces

• Total parking spaces requires = 227 parking spaces

Proposed Alternative Parking Plan

Alternative Plan submitted utilizing ITE Parking Generation data

• ITE Data estimates peak parking demand to be between 15 – 46 vehicles

• North building: 1,038 self-storage units

• U-Box storage building: does not generate on-site traffic

• South buildings: 4,670 sq./ft. office & retail space

• 44 parking spaces provided, as well as 9 van/small truck spaces

Anderson went into explaining signage and discussed requested variances.

Signage

Petitioner is seeking a variance to exceed maximum amount of wall signs/total sign area.

• North building (self-storage building)

○ Four wall signs proposed totaling 320.44 sq./ft. on east elevation (permitted 300 sq./ft.)

○ Two wall signs proposed totaling 320.44 sq./ft. on north elevation (permitted 300 sq./ft.)

• Center building (U-box storage building)

○ One wall sign on all four sides of building (permitted on three elevations)

• West Building (office/retail)

○ Three wall signs on the south elevation (permitted one sign on elevation)

○ Wall signs on all four sides of building (permitted on three elevations)

Anderson stated that the development will also include directional signage adhering to City code.

Variances Requested

1. Allowance of Truck and Equipment Sales, Lease and Rentals in B-1 Zoning District

2. Allowance of rental or leasing of automobiles and trucks which are not in conjunction with or accessory or incidental to the sale of new automobiles.

3. Allowance of an alternative parking plan supported by ITE data

1. Based upon the parking demand study, variance to the site parking requirements from 227 stalls to 44 stalls

4. Variance to exceed signage allowance by 40.88 sq./ft. in wall signage throughout the entire site

5. Allowance of wall signs on all four elevations for U-Box storage building

Anderson depicted the site plan and building elevations.

Anderson advised that the project has been evaluated based on the 2040 Master Plan and City Code

2040 Master Plan

• Promote the redevelopment of lands with existing infrastructure and public services and the maintenance and rehabilitation of existing residential, commercial and industrial structures

Conformity with Zoning Ordinance:

• The proposed use meets all bulk regulations for its respective zoning district.

• The proposed use will not have a significant impact on traffic, nor will it negatively affect adjacent properties.

• The general commercial zoning designation is compatible with neighboring general commercial lot land uses.

• The proposed use will repurpose a vacant lot.

Councilmember Rosenberg raised concerns about renting other vehicles that are not specific to U-Haul Rentals. Assistant City Administrator Grant Litteken stated that this is labeled this way to identify that this is not a used car sales lot now and will not be in the future.

Councilmember Rosenberg would like City staff to look further into the signage request and see if there is a need for that much signage.

Councilmember Campbell asked if U-Haul vehicles are ready to be sold if they will allowed to sell them at this site. Anderson stated that it is not a part of the Planned Use and would need to be addressed at a different time.

Councilmember Muyleart asked how the cross access will work with Walmart and Sam’s Club and if U-Haul is OK with that volume of traffic coming through their site. Anderson stated that they are aware that this is going to occur.

Councilmember Parchman mentioned concerns about signage, and asked if we have any plans to look at the other contracts

in the city that have U-Haul Trucks. Assistant City Administrator Grant Litteken mentioned if that were something the Council would like to look at further, we can. They do not currently have plans.

Councilmember Rosenberg discussing signage request would like to have 3 sided signage versus 4 sided. Councilmember Parchman agreed and would like City staff to further investigate.

Councilmember Carney asked about site access on West Highway 50, fencing requirements, and wanted to confirm again about the used cars/trucks on site. Assistant City Administrator Grant Litteken mentioned that CBB Traffic engineers did review the plans for this site and turning left on West Highway 50 is not an issue for safety. Turning right is recommended through the cross access points instead of right out from the site main entrance. Litteken mentioned that we have an Ordinance in place to not allow use car sale/rentals. Anderson mentioned the fencing requirements.

Councilmember Stoffel wanted to know how we already had a cross access agreement with Walmart already. Anderson stated there was an agreement in place that shows this cross access point.

City Clerk Mouser asked if we have received a photometric plan, and if they will fix/repair their vehicles on site. Anderson stated that we had not received a photometric plan at this time, but it will be required to meet City code. For general maintenance on vehicles, that will not be done on site.

Mike White with U-Haul expressed we do not have any attention to have on site vehicle repair work, or fill propane tanks in the future. He mentioned that their other sites do have that, and if they wish to pursue that in the future they will work with the City of O’Fallon for the appropriate approvals. White also mentioned that they do install trailer hitches for customers.

Councilmember Carney asked if we did a traffic study. Litteken stated that the Community Development Director and Public Works Director along with CBB did not see the need for one.

Councilmember Rosenberg made a motion to recommend approval of the Ordinance. Councilmember Campbell seconded the motion, and the motion passed with a vote of 6-0.

The Ordinance will move to the September 2, 2025, City Council agenda for First Reading.

3. Public Comments were open:

Resident off of Simmons Rd had concerns about cross-access and if there would be any gate access due to the crime, vandalism and accidents.

Vern Malare asked if a customer wanted to store a vehicle or boat in a storage unit would we allow it. Anderson stated that this would not be permitted.

Resident Mary has concerns about cross access and Walmart is a very congested area and is worried about the traffic not working affectively. Councilmember Stoffel stated she understood what this resident was saying and that she agrees that the entrance between the proposed site and Panda Express is a difficult spot.

4. Other Business

3.1 Discussion on Draft Strategic Plan

5. Public Comments – None

MEETING ADJOURNED: 7:58 PM

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