Community Development Committee

Community Development Committee - Jul 27 2026 Agenda Second and Fourth Monday at 6:00 PM Council Chambers, 255 South Lincoln Ave. Page 1. Opening 1.1 Call to Order 1.2 Roll Call 1.3 Approval of Minutes - July 13, 2026 2 260713CDMinutes.pdf Motion to approve the minutes of July 13, 2026 2. Items Requiring Council Action 2.1 PU-2026-0005: O'Fallon Golf Studio 5 PU-2026-0005: O'Fallon Golf Studio O'Fallon Golf Studio PC Report - 7-14-26.pdf O'FALLON GOLF STUDIO - ORDINANCE.docx Motion to consider on 1st reading a golf studio at Lakepointe Centre 3. Other Business 4. Public Comments 5. Adjournment Website: www.ofallon.org Page 1 of 15  DRAFT MINUTES COMMUNITY DEVELOPMENT COMMITTEE 5:30 PM Monday, July 13, 2026 Minutes of a regular meeting of the Community Development Committee of the City of O'Fallon, held at City Hall, 255 South Lincoln Avenue, O’Fallon, Illinois. 1.1 CALL TO ORDER: 5:30PM 1.2 ROLL CALL - Committee Members: Jessica Lotz, Chair (absent), Todd Roach, Vice Chair (in person), Ross Rosenberg (in person), Nathan Parchman (absent), Dennis Muyleart (in person), James Campbell (in person) 1.3 Approval of Minutes from Previous Meeting – Motion was made by Councilmember Muyleart to approve minutes from the June 22, 2026, meeting and Councilmember Campbell seconded the motion, all ayes. Motion carried. 2 Items Requiring Council Action City Administrator Grant Litteken discussed items 2.1-2.6 are going to the City Council for 2nd reading and that there were no changes from previous presentations. 2.1 – Ordinance amending Title XI, Chapter 110, Section 110, Business Registrations. The ordinance will move to the July 20, 2026 City Council Meeting. 2.2 – Ordinance for a Mixed-Use development for Central Park – Phase 2 (Second Reading – No Changes) The ordinance will move to the July 20, 2026 City Council Meeting. 2.3 –Ordinance annexing certain territory, containing approximately 40.02 acres at the existing Windsor Creek Subdivision O'Fallon, Illinois (Second Reading – No Changes) The Ordinance will move to the July 20, 2026 City Council Meeting. 2.4 – Ordinance to consider on 1st reading an Ord. amending the O'Fallon Future Land Use Map for 1.01 acres located at 115 Orchard Street (Second Reading – No Changes) The ordinance will move to the July 20, 2026 City Council Meeting. 2.5 – Ordinance approving Adcock Estates Residential Rezoning (Second Reading – No Changes) The Ordinance will move to the July 20, 2026 City Council Meeting. 2.6 – Ordinance approving a Residential Subdivision for Windsor Creek – Phase 6 (Second Reading – No Changes) The Planned Use Ordinance will move to the July 20, 2026 City Council Meeting. 2.7 – Resolution authorizing a Zoning Code and Design Update – PGAV and Horner & Shifrin Zoning Code and Design Update – Agreement. The Resolution will move to the July 20, 2026 City Council Meeting. Grant Litteken, City Administrator presented the following information: Item Introduction: Litteken presented a resolution to update the city's zoning and development code in partnership with PGAV Planners and Horner & Shiffron. This is a budgeted item discussed for several years. Zoning Code Defined: Described the code as the city's "rulebook" regulating land use, zoning districts, development standards (heights, setbacks, parking), aesthetics, subdivision infrastructure, and the review/approval process. Community Development Department 255 South Lincoln Avenue O’Fallon, IL 62269 ⬧ P: 618.624.4500 x 4 ⬧ F:618.624.4534 Page 2 of 15 Comprehensive Plan Alignment: Explained that the 2040 Master Plan defines "where we want to go," while the zoning code is the tool for "how we get there". Need for Update: The city's last comprehensive update was in 2006. An increase in variance requests over the past 2–3 years indicates the current code is outdated. Project Scope & Timeline: The redesign will modernize land-use rules, update residential/commercial design guidelines, and revise storm water regulations. The project includes public workshops and surveys, with an expected timeline of 8–10 months. Staff Recommendation & Cost: Recommended approving a contract with PGAV Planners and Horner & Shiffron for $152,965. Abigail Klein will serve as the city's staff lead. Committee member, Jim Campbell highlighted historical issues regarding incompatible architecture during infill projects and requested this be actively addressed in the new guidelines. Litteken confirmed that aesthetic compatibility, along with parking and signage, are "big ticket items" already prioritized for the consultants to evaluate. Litteken noted that while 8–10 months is the proposed target, comprehensive updates can be highly detailed and demanding. He emphasized that staff is highly confident in PGAV and Horner & Shiffron due to their long historical relationship with the city and competitive pricing. Committee member, Ross Rosenberg asked whether the city is anticipating a massive overhaul of the zoning map and regulations, or if it would be more of a targeted "tweaking" process. and asked if there was any progress on recent legislative attempts by the State of Illinois to restrict or limit local municipal zoning powers. Litteken clarified that O'Fallon has a very solid foundational code; the issue is that it is simply outdated. The redesign will be a comprehensive modernization rather than a complete shakeup, with a major focus on updating parking requirements and signage rules. Litteken confirmed that the proposed state bill did not pass. He reiterated that maintaining local zoning control remains a top priority for the City Council, which previously passed a formal resolution supporting local authority. Andy Struckhoff (President of PGAV Planners) introduced himself and stated he looks forward to working with the community. Litteken highlighting experience of the city working with PGAV Planners. Litteken also introduced the team involved with Horner and Shifrin. Vice Chair, Todd Roach asked if the consultants would bring modern "best practices" to the table that O'Fallon might not have yet considered. Struckhoff confirmed they would. He explained that because PGAV and Horner & Shiffron are actively doing this exact modernization work in neighboring St. Louis metro communities, they will bring those regional lessons and modern standards forward for the committee’s review. Committee member Rosenberg made a motion to recommend approval and committee member, Campbell seconded the motion, and the motion passed with a vote of 4-0. 3 Other Business 3.1 – Community Development Department Update June 2026 Report Grant Litteken, City Administrator presented the following information: Community Development Department 255 South Lincoln Avenue O’Fallon, IL 62269 ⬧ P: 618.624.4500 x 4 ⬧ F:618.624.4534 Page 3 of 15 June 2026 Statistics 93 building permits were issued. The total sum of construction was $15,000,896. 5 special event permit applications were applied for. 162 occupancy permit inspections were completed not including re-inspections. 769 building inspections were completed. This number includes both commercial and residential inspections. 70 fire inspections were completed. 129 code enforcement cases were received from the public. 791 actions were completed. Building Update Artisan Apartment Complex – Certificate of Occupancy issued for buildings 1, 2, and 3. Building 4 in progress. Brandywine – 16 buildings occupied, 5 more under construction. St. Elizabeth Hospital MOB/ASTC – 2nd and 3rd floor tenant finishes expected to be submitted soon. Projecting to open around September 2026. Old Base Factory - Drywall complete, interior work is moving along. Hoping to open middle of August. Meijer – Preliminary Site Plan submitted. Park Place - The developer has secured a few letters of intent from retailers, and engineering design for relocation of the powerlines are complete. Currently working on the intersection design study and roadway/site improvement design. Home 2 Suites – Structural framing and the front entrance canopy steel installation are well underway. Inside, utility rough-ins are progressing smoothly, with drywall installation already complete on the first floor. Springhill Suites - Structural steel installation is underway as crews begin raising the wood framing walls. Committee member, Campbell asked about excavation work at Old Base Factory and flooding concerns with neighbors. Litteken confirmed that are doing excavation work for stormwater management and described details of detention basins. Also, stated that Heaters Chicken would be one of the tenants. Public Comments - None MEETING ADJOURNED: 5:49 p.m. NEXT MEETING: Monday, July 27, 2026 Prepared by: Cameron DeWitt, Community Development Management Analyst Community Development Department 255 South Lincoln Avenue O’Fallon, IL 62269 ⬧ P: 618.624.4500 x 4 ⬧ F:618.624.4534 Page 4 of 15 Agenda Item Summary List of committees that have reviewed: The planning commission reviewed the project on July 14, 2026, with a vote of 7 ayes to 0 nays. Background: Heather and Phillip Vickery have submitted a request for a zoning amendment to modify the existing B-1(P), Planned Community Business District zoning for the property located at 715 Lakepointe Centre, Suite 119. The proposed amendment would allow the establishment of a 24-hour, self-service indoor golf studio featuring a single high-quality golf simulator bay and lounge area. In addition, the applicant is requesting approval to permit on-site consumption of alcohol as part of the proposed use. Staff Recommendation: Staff recommends approval of the project with the following conditions: 1) The planned use approval allows for on-site consumption, including BYOB and the previously approved ancillary retail alcohol sales. Page 5 of 15  PROJECT REPORT TO: Planning Commission FROM: Abigail Cline, Community Development Coordinator DATE: July 14, 2026 PROJECT: PU-2026-0005: O’Fallon Golf Studio, Planned Use Location: 715 Lakepointe Center, Suite 119 Applicant: Heather and Phillip Vickery of O’Fallon Golf Studio Owner: Hrmin Commercial Realty, LLC - C/O Adam Keune Submitted: June 1, 2026 Overview Heather and Phillip Vickery have submitted a request for a zoning amendment to modify the existing B-1(P), Planned Community Business District zoning for the property located at 715 Lakepointe Centre, Suite 119. The proposed amendment would allow the establishment of a 24-hour, self-service indoor golf studio featuring a single high-quality golf simulator bay and lounge area. In addition, the applicant is requesting approval to permit on-site consumption of alcohol as part of the proposed use. Zoning & Planned Use The proposed Planned Use amendment is required pursuant to §157.116 of the O’Fallon Code of Ordinances, which identifies uses offering on-site liquor consumption, as well as entertainment and cultural use, as uses requiring Planned Use approval. Because the proposed indoor golf studio includes a golf simulator facility and requests approval for on-site alcohol consumption, the applicant is seeking an amendment to the previously approved planned use for the property. The table below summarizes the zoning and land uses of adjacent properties. Please see the attached maps for more detailed information. Adjacent Zoning Adjacent Land Use North: B-2 SAIC East: B-1/PUD Various Professional Office Spaces South B-1 Vacant Land West B-2 RG Firearms Liquor Consumption The applicant is requesting for approval to obtain a Class “I-1”, BYOB License. Chapter 116 of the O’Fallon Code of Ordinances (Alcoholic Beverages) allows on-site consumption with several conditions on establishments. Consumption is restricted to patrons who bring their own alcohol and their guests. Consumption of alcohol must occur within the hours specified by the establishment's liquor license. Video gaming is not allowed on premises with a Class I-1 license. Additionally, anyone under 21 is prohibited from possessing or Community Development Department 255 South Lincoln Avenue, O’Fallon, IL 62269  P: 618.624.4500 x 4  F:618.624.4534 I:\P & Z\Petitioner Files\2026\PU-2026-0005 - OFallon Golf Studio\O'Fallon Golf Studio PC Report - Copy.doc Page 6 of 15 consuming alcohol. To allow patrons to consume their own alcohol, businesses must hold a Class I-1 or Class I-2 License. If the applicant wants to modify their liquor license, this planned use amendment would allow on-site consumption and BYOB. Golf Simulator The proposed use is an indoor golf simulation studio designed to provide a private club-style atmosphere for golfers of all skill levels. The facility will initially feature one high quality golf simulator bay with a lounge area and will be open to both members and the public. The business will operate 24-hours a day, offering customers the flexibility to practice, play recreational rounds, and golf instruction at their convenience. Customer access will be managed through a smart keypad entry system and app-based door locks that provide unique booking codes for each reservation, allowing for secure self-service access to the facility. The applicant did indicate that, as the business continues to grow, the space may be expanded to accommodate a second simulator bay. The use is intended to provide a year-round indoor recreation opportunity for the local golf community. Parking The proposed use will occupy an existing commercial tenant space with an established parking area. The existing parking supply is adequate to serve the proposed indoor golf studio, and no additional parking improvements are required. The site complies with City’s off-street parking requirements, and existing parking is sufficient to accommodate the proposed use. Signage The applicants are not asking for special signage as part of this planned use approval. Review and Approval Criteria Public Notice Public Notice of this project has been fulfilled in accordance with Section 157.255 and 157.256 of the City of O’Fallon Zoning Regulations. More specifically, the applicant has notified property owners within 250 feet of the subject property via certified mail of the filing of the zoning amendment. Additionally, the City has notified property owners within 250 feet of the subject parcel of the public hearing at least 15 days prior to the hearing and published notice of the public hearing in a local newspaper at least 15 days in advance. Proof of notification is on file with the City’s Community Development Department. 2040 Master Plan: The Future Land Use Map of the 2040 Master Plan depicts the subject property as General Commercial. The General Commercial category includes community retail, personal, professional, and business services, public/institutional uses, office (ancillary), and apartments. The addition of alcohol sales for onsite consumption is aligned with goals of the Future Land Use Map. The 2040 Master Plan establishes development policies to promote the vision for the City: to create a connected, caring community where our residents’ needs are met with exceptional amenities that are both easily accessible and inclusive. A review of the proposed development’s alignment with several of these policies follows: • Create unique places, historic attractions, and community events. O’Fallon Golf Studio is a new addition to the O’Fallon area. The addition of on-site consumption is anticipated to enhance the customer’s experience at O’Fallon Golf Studio and contribute to the unique experiences found in O’Fallon. Community Development Department 255 South Lincoln Avenue, O’Fallon, IL 62269  P: 618.624.4500 x 4  F:618.624.4534 Page 7 of 15 Code of Ordinances The proposed development is subject to Article 6 Planned Uses of Chapter 157: Zoning of the Code of Ordinance and requires a development plan. The property is also subject to the B-1, Community Business District requirements. Review and Approval Criteria Section 157.119 of Article 6 “Planned Uses” lists several criteria for evaluating planned uses. Evaluation of the project based on these factors is included under each criterion. 1. The criteria governing the rezoning of the property and approval of site plans, as set forth in the standards and requirements found elsewhere in the zoning code or in other applicable law, This project meets all applicable zoning requirements. 2. The physical design of the proposed plan and the manner in which said design makes adequate provisions for public services, provides adequate control over vehicular traffic, provides for, and protects designated common open space and park dedication, and furthers the amenities of light, air, recreation, and visual enjoyment. The proposed reuse of the existing building and adding on-site consumption will not have a significant impact on traffic, nor will it negatively affect the open space, light, air, recreation, or visual enjoyment. 3. The relationship and compatibility of the proposed plan to adjacent properties and the surrounding neighborhood. Reuse of the existing building and adding on-site consumption will not negatively affect adjacent properties. 4. The conformity with the standards and principles of the Comprehensive Plan and all other adopted regulations, including the Commercial Design Handbook dated July 6, 2009, and on file with the City Clerk. (Ord 3665; passed 5-3-10) The proposal is consistent with the Comprehensive Plan and the design of the buildings meets the intent of the Commercial Design Handbook. 5. The use(s) are designed, located, and proposed to be operated so that the public health, safety and welfare will be protected. The proposed development is designed to be operated to protect public health, safety, and welfare. 6. An identified community need exists for the proposed use. Yes, a community need exists for the proposed use as it will continue to enhance the O’Fallon area. 7. The proposed use(s) will not impede the normal and orderly development and improvement of the surrounding property, nor impair the use, enjoyment, or value of neighboring properties. The development will not impede the normal and orderly development and use of the surrounding property, nor will it impair the use, enjoyment, or value of neighboring properties. 8. The degree of harmony between the architectural quality of the proposed building and the surrounding neighborhood. The existing building is similar to and will not detract from many of the structures surrounding the property. 9. The appropriateness of the minimum dimensions and areas of lots and yards set forth in the applicable zoning district regulations. The existing building is like many in the O’Fallon area in that it precedes the creation of many of today’s zoning requirements and as such, is not required to comply with many of them after the fact. Staff Recommendation Staff recommends approval of the project with the following conditions: 1) The planned use approval allows for on-site consumption, including BYOB and the previously approved ancillary retail alcohol sales. Community Development Department 255 South Lincoln Avenue, O’Fallon, IL 62269  P: 618.624.4500 x 4  F:618.624.4534 Page 8 of 15 Attachments Attachment 1 – Project Application Attachment 2 – Zoning Map Attachment 3 – Surrounding Land Use Map Attachment 4 – Future Land Use Map Community Development Department 255 South Lincoln Avenue, O’Fallon, IL 62269  P: 618.624.4500 x 4  F:618.624.4534 Page 9 of 15 Page 10 of 15 Page 11 of 15  Professional Office Professional Offices Professional Office Professional Offices Retail Professional Offices Page 12 of 15 Page 13 of 15 CITY OF O’FALLON, ILLINOIS ORDINANCE NO. _____ AN ORDINANCE AMENDING ORDINANCE 623, ZONING DISTRICTS OF THE CITY OF O’FALLON, ILLINOIS (DEVELOPMENT KNOWN AS “O’FALLON GOLF STUDIO” LOCATED AT 715 LAKEPOINTE CENTRE SUITE 119 WHEREAS, the applicant, Heather and Phillip Vickery, has filed an application requesting approval of a planned use to amend the existing planned use for 715 Lakepointe Centre to allow for a 24-hour golf studio and approval for on-site consumption of alcohol located at 715 Lakepointe Centre Suite 119 O’Fallon, Illinois; and WHEREAS, the applicant has filed an application with the City of O’Fallon, Illinois pursuant to the requirements of all applicable laws, including City Ordinance 3471, “Planned Uses”; and WHEREAS, the Planning Commission of the City of O’Fallon, Illinois held a public hearing on July 14, 2026, in accordance with state statutes, and recommend approval of the petitioner’s request to obtain a B-1(P) Planned Community Business District zoning for the property with a vote of 7 ayes to 0 nays; and WHEREAS, on June 27, 2026, the Community Development Committee of the City Council reviewed the planned use and recommended approval with the amended conditions listed below with a vote of 0 ayes to 0 nays. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COUNCIL OF THE CITY OF O’FALLON, ST. CLAIR COUNTY, ILLINOIS AS FOLLOWS: Section 1. That upon the effective date of this Ordinance, the described property, which will be occupied by the development known as “O’Fallon Golf Studio”, be henceforth classified as zoning district B-1(P) Planned Community Business District with the following conditions: 1. The planned use approval allows for on-site consumption, including BYOB and the previously approved ancillary retail alcohol sales. Section 2. A Certified Copy of this ordinance, with all referenced attachments, shall be filed with the City Clerk’s office of the City of O’Fallon, Illinois. Page 14 of 15  Section 3. Upon its passage and approval, this Ordinance shall be in full force and effect ten (10) days after its publication in pamphlet form as required by law. Passed by the City Council this __ day of ___ 2026. *************************** ATTEST: Approved by the Mayor this ___ day (seal) of ____ 2026. __________________________ ______________________________ Jerry Mouser, City Clerk Eric Van Hook, Mayor ROLL Rosenberg Muyleart Stoffel Lotz Fohne Carney Roach, T. SUB CALL: TOTALS Aye Nay Absent ROLL Blackburn Hudson Vorce Campbell Parchman Ford Newcomb SUB SUM OF CALL: TOTALS TOTALS Aye Nay Absent 2 Page 15 of 15