Planning Commission

Planning Commission - Apr 14 2026 Agenda Second & Fourth Tuesday at 6:00 PM Council Chambers 255 South Lincoln Page 1. Opening 1.1 Call to Order 1.2 Pledge of Allegiance 1.3 Roll Call 1.4 Approval of Minutes - Amended December 9, 2025 2 251209PCMinutes.pdf Motion to approve the Minutes of December 9, 2025 2. Public Hearings 2.1 PU-2026-0001: CPI Warehouse - Planned Use 10 CPI Warehouse- PC Report.pdf Staff Report Template Motion to recommend approval of CPI Warehouse Planned Use, subject to conditions listed in the report. 3. Reports 4. Public Comments 5. Adjournment Website: www.ofallon.org Page 1 of 20 Planning Commission Page 1 of 8 Meeting Minutes – December 9, 2025 DRAFT MINUTES O’FALLON PLANNING COMMISSION December 9, 2025 Minutes of a regular meeting of the Planning Commission of the City of O'Fallon, held in person. 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, abesent; Bob Dunn, present; Al Keeler, present; Tiffany Lugge, absent; Ray Rohr, present; Casey Scharven, present; Kevin Welch, absent; Lowell Crow, absent; Larry Sewell, present, Tim Sedabres, present; David Cozad, present. Quorum was declared present by Rohr. 1.4 APPROVAL OF MINUTES: Motion was made by Dunn to approve the minutes of November 25, 2025, meeting. All Ayes. Motion carried. 2. Public Hearings: 2.1 – PU-2025-0011 – The Shops at Pierce – Planned Use Amendment Greg Anderson, Director of Community Development, presented the following information: The applicants, Meijer Stores Limited Partnership and Jason Horowitz of O’Fallon Green Mt, LLC have each filed an application requesting approval of a planned use for lots of land generally located on the southeast corner of Green Mount Road and Pierce Boulevard, just north of Interstate 64. The property is currently zoned “B-1(P)” Planned Community Business District. The projects combined cover a 23.61-acre area to be used for a mixed-use development including a Meijer retail store, and a separate commercial development called The Shops at Pierce. The commercial development proposal consists of fast-food restaurants, sit-down restaurant with alcohol, and office/retail uses on a five-lot preliminary plat. Pierce Boulevard will provide access to the site, via four private access points. The Shops at Pierce will have a controlled access point, with right-in, left-in and right-out only. The development proposes a shared drive between the two projects and will include a signalized intersection at Pierce Boulevard. The Meijer site will have two additional access points east of the signalized intersection for general customer traffic and the easternmost access point is generally designed for truck access for deliveries. Planned Use Submittal • The Shops at Pierce development • Located on the southeast corner of Green Mount Road & Pierce Boulevard • Current Zoning: B-1(P) – Planned Community Business District Page 2 of 20 Planning Commission Page 2 of 8 Meeting Minutes – December 9, 2025 • Applicant: • Meijer Stores Limited Partnership / Woolpert • Requesting: • Amendment to Planned Use that was approved on July 17, 2023 (Ord. 4269) • Revised tenant mix including drive-through restaurants, coffee shop, and Meijer Express fuel center. Project Overview: • Site is 6.68 acres and located at the southeast corner of Green Mount Road and Pierce Boulevard • Currently Zoned: B-1(P) per approved Ordinance on July 17, 2023 (Ordinance 4269) • Ordinance 4269 permits the parcel to be subdivided into five (5) commercial lots • Site is currently undeveloped • Proposed Zoning: B-1(P) – Planned Community Business District • Proposal to subdivide the parcel into four (4) commercial lots • Tenant mix includes: • Meijer Express fuel center (convenience store and twelve (12) fuel pumps) • Fast food restaurant with drive-through • Fast casual restaurant with drive- through • Coffee shop with drive-through Lot 2023 Approved Use 2025 Approved Use A Fast Food* (3,000 SF) Gas/Convenience Store (3,660 SF) B Fast Food* (3,000 SF) Fast Food* (3,520 SF) C Fast Food* (3,000 SF) Fast Casual* (3,610 SF) D Sit-Down Restaurant (6,000 SF) Coffee Shop* (1,025 SF) E Medical Office (6,750 SF) Eliminated * with drive-through service Proposed Lots • Lot 1/A (1.73 ac) – Meijer Express Fuel & Convenience • Lot 2/B (1.35 ac) – Fast Food w/ Drive-Through • Lot 3/C (0.79 ac) – Fast Casual w/ Drive-Through • Lot 4/D (0.93 ac) – Drive-Through Coffee Shop • Shared internal access & cross-access with Meijer • Underground detention primarily beneath Lot 3 Existing Conditions: • Currently undeveloped land (utilized for agricultural use in the past) • Flat with a drainage swale along eastern boundary • No wetlands, outside of FEMA floodplain • Access to Green Mount Road, Pierce Boulevard, and I-64 • Surrounding land use: • Commercial, Medical, Office to the North and West • Residential to the East Surrounding Zoning and Land Use: • North: Medical Offices, Church, Professional Park • East: SR-1(B), MR-1, MR-2 - Single-Family & Multi-Family • South: Drury Inn, Starbucks, Target/Dierbergs • West: Office and Retail – PNC, First Watch, Global Brew Traffic Study Page 3 of 20 Planning Commission Page 3 of 8 Meeting Minutes – December 9, 2025 • Prepared by CBB Transportation Engineers What is changing? • Petitioners have proposed a revised outlot plan that now includes a Meijer Express gas/convenience station • Other tenants include a fast-food restaurant, fast casual restaurant, and coffee shop • Building sizes are generally similar or reduced in size and one outlot has been eliminated Roadway and Traffic Conditions (remain unchanged since 2023) • Green Mount Road • Four-lane divided minor arterial; posted 40 mph. • Maintained by the City north of I-64, St. Clair County south of I-64; IDOT controls the interchange. • Sidewalks present on the west side north of Regency Park/Pierce • Regency Park / Pierce Boulevard • Main east–west collector. • Speed limits: 35 mph west of Green Mount, 25 mph east through neighborhoods. • Signal at Green Mount Road remains unchanged, with protected/permissive left-turns. Zoning • Currently Zoned: B-1 • Proposed Zoning: B-1(P) • Proposed development will comply the zone district area & bulk regulations • Parcel is currently undeveloped and contains no structures Neighborhood Improvements • Truck restrictions on Pierce Boulevard • Traffic calming project for Pierce Boulevard: • Mitigation efforts to slow cut-through traffic and reduce overall speeds • Construction planned for 2026 • Roadway narrowing to add a shared-use path • Speed humps on Pierce Boulevard and White Pine Avenue Site Access Plan • Site will continue to use four access points on Pierce Boulevard: • Center West Drive – entrance only • Center Drive (shared with Meijer site) – full access, signalized intersection • Center East Drive – full access, unsignalized • East Drive – truck traffic restricted left-turn exits only Meijer Project • Project remains unchanged • Traffic study does not find any new impacts from the proposed changes Updated 2025 Traffic Study Results • An updated traffic study was completed in November 2025 and when compared to the 2023 approved project and corresponding traffic study for The Shops at Pierce: • New Trips • 60 new trips during the weekday AM peak hour • 60 new trips during the weekday PM peak hour • 155 new trips during the Saturday midday peak hour • Pass-By Trips (users already travelling on Green Mount Road or Pierce Boulevard) • 250 pass-by trips during the weekday AM peak hour Page 4 of 20 Planning Commission Page 4 of 8 Meeting Minutes – December 9, 2025 • 230 pass-by trips during the weekday PM peak hour • 290 pass-by trips during the Saturday midday peak hour • Diverted-Link Trips (users travelling along I-64, exit for facilities and return to I-64) • 70 diverted-link trips during the AM peak hour • 100 diverted-link trips during the PM peak hour • 110 diverted-link trips during the Saturday midday peak hour Comparison of 2023 Traffic Study to 2025 Traffic Study • The total forecasted trips for The Shops at Pierce: • Increased by approximately 3% during the weekday PM peak hours • Decreased by approximately 25% during the weekday AM peak hours • Decreased by approximately 8% during the Saturday midday peak hours • Pierce Boulevard and Center, Signalized Intersection: • Northbound left-turns • Increased by 5% during weekday PM peak hour • Decreased by 17% during weekday AM peak hour • Decreased by 6% during Saturday midday peak hour • Northbound right-turns • Decreased by 25% during weekday AM peak hour • Decreased by 20% during weekday PM peak hours • Decreased by 13% during Saturday midday peak hours • Traffic Along Pierce Boulevard • 2025 traffic study confirms that mid-corridor traffic along Pierce Boulevard will decrease both westbound and eastbound. Traffic Study Summary • Revised, proposed project lowers most peak hour traffic impacts • Roadway network and mitigation commitments from 2023 are valid and adequate • No new neighborhood impacts are expected from the proposed changes • All access point and traffic-control measures remain the same • System will continue to function acceptably with the updated tenant mix Access and Circulation: Access Points on Pierce Boulevard (Unchanged from 2023) • Center West Drive – entrance only • Center Drive (shared with Meijer site) – full access, signalized intersection • Center East Drive – full access, unsignalized • East Drive – truck traffic restricted left-turn exits only Internal Circulation: • Adequate drive-aisles and turning radii • Required 8-car stacking for each drive-through • Emergency bypass lanes are required on all drive-through lots • Shared signage and cross-access governed by Covenants & Restrictions Parking Lot Required Provided A-Fuel Center 15 21 B-Fast Food Restaurant 32 47 C-Fast Casual Restaurant 32 55 D-Coffee Shop 9 18 Page 5 of 20 Planning Commission Page 5 of 8 Meeting Minutes – December 9, 2025 Note: Ordinance 4269, approved in 2023, permits a variance of 9.5’ wide parking stalls. The proposed, preliminary site plans depicts 10’ wide parking stalls. However, drive-through emergency lanes must be provided which may reduce the overall proposed, provided parking. The developer may reduce parking to the required count, per City Code, to provide drive-through emergency lanes. Any future proposals that deviate from the required parking count shown above will require an amendment to the Planned Use. This must be provided on an updated preliminary site plan prior to City Council approval. 8 stacking spaces must also be depicted on the site plan for each drive-through. Landscaping • Landscaping will be required to meet City Code • Site layout provides adequate landscape areas and screening • Maintains natural buffer on east property line. Photometrics • Photometrics plan will be required to meet City Code • All light poles located in landscaped islands • Fixture shielded and downward-directed Sidewalk & Connectivity • 4-ft sidewalk along Pierce Boulevard • Staff recommends adding sidewalk along one side of the private drive • Traffic Calming measures on Pierce Boulevard & White Pine Avenue scheduled for 2026 Utilities • City of O’Fallon will provide water and sanitary sewer service • Detention will be provided through an underground system primarily located beneath the parking lot of Lot 3 Signage: • 2023 approvals carried forward with modifications: • Development ID sign permitted at Green Mount and Pierce • Monument signs for Lots 1-4 only allowed along private and internal drive • Wall signage allowed on all four building elevations (max 10% wall area) • Gas canopy allowed four-sided signage Building Design & Standards • All buildings must comply with Commercial Design Handbook • Varied materials, façade articulation, screens mechanicals required • Dumpster enclosures must meet design standards Conformity with 2040 Master Plan • The O’Fallon 2040 Master Plan depicts the subject property as Regional Commercial, which is consistent with the proposed project. • The property is primarily surrounded by other commercial type development, including offices in the O’Fallon Professional Park, HSHS Medical Group, PNC Bank, the Blade Building, Green Mount Professional Building, St. Elizabeth’s Hospital and other regional commercial uses south of the Green Mount Road / Interstate 64 interchange. Conformity with Zoning Ordinance • The overall development meet the area / bulk requirements of the zoning code. • The site provides adequate access and circulation. • The recommendations listed in the traffic impact study will enhance traffic flows around the development. Page 6 of 20 Planning Commission Page 6 of 8 Meeting Minutes – December 9, 2025 • To reduce impacts to residential uses east of the site, the developer is maintaining screening and implementing road improvements to accommodate for traffic (via traffic impact study recommendations). • The proposal is consistent with the Comprehensive plan, and the design of the buildings meets the intent of the Commercial Design Handbook. It is noted that all mechanical units are to be screened from view. Chair Sewell opened up the public hearing for public comments. Commissioner Sedabres asked about traffic circulation, Woolpert answered the question about circulation. Commissioner Cozad asked if the gas station is Meijer operated? Curious to see if they are a competitive gas station or not. Mr. Sheldon from Meijer stated they are not competitive and it is ran by Meijer. Commissioner Cozad asked if this will affect the 2023 Planned Use that was already approved. Anderson stated that it will not be affected and they can still go back to the plan if this is not approved. Resident Tom Yates expressed concerns about traffic near the development Russell Shepard expressed concerns about truck/trailer traffic fitting in with the development. Jeff Taylor stated they are widening the turn lanes and discussing the staff conditions. Resident Tom Yates inquired about traffic calming measures on Pierce Blvd. Jeff Taylor explained the traffic calming measures and what will be installed. Resident Carla was unsure how the traffic numbers for this development will decrease and how different establishments are considered when determining traffic counts. Jeff Taylor explained how construction on I-64 is affecting the current traffic situation. Traffic Engineers from CBB spoke on behalf of the project explained how traffic counts are determined and that it is calculated by different types of uses. Resident Cari Schaefer asked if Placer AI was used in evaluating this devleopment likewise with the Park Place Development. Anderson stated that we did not. Resident Vern Malare asked if there would be diesel fuel pumps at the proposed gas station. Brian Smallwood from Woolpert answered they would only be for passenger vehicles. Resident Ron Zelms expressed concerns that the previously approved development was a better use of the property and that a gas station was previously proposed in 2023. Zelms was also concerned about changing hours of operation. Resident Mark wants to know if the City needs another gas station and expressed traffic concerns. Jeff Taylor explained how traffic calming measures will work. Staff recommendation: Staff recommends development approval with the following conditions: 1. The planned use for The Shops at Pierce (4 lots) development will include the uses outlined in the report including: 1. Allowance for 9.5’ wide parking spaces to maximize parking availability Page 7 of 20 Planning Commission Page 7 of 8 Meeting Minutes – December 9, 2025 2. Approval of liquor sales for on-site consumption at proposed fast-casual restaurant 3. Approval for off-site consumption liquor sales for the convenience store 4. All buildings are subject to the City of O’Fallon Commercial Design Guidelines and all mechanical units must be screened 2. The Shops at Pierce (4 lots) development are approved to have signage on all four elevations of the buildings but must comply with City Code (maximum 10% of the wall area). This would include four-sided signage on the fuel station canopy. 3. Monument signs within The Shops at Pierce (4 lots) will only be permitted along the internal private driveway. 4. A Development Identification sign can be placed at the corner of Green Mount Road and Pierce Boulevard meeting the requirements of the sign code. 5. The hours of operation for the fuel station/convenience store shall be limited to 6:00 a.m. to 10:00 p.m. daily. 6. Cross access and covenants and restrictions are required for both Shops at Pierce and Meijer for the maintenance of the cross-access drives and signage. 7. The development is subject to completion of the final traffic study and resolution of the roadway improvements required for the development. 8. Emergency bypass lanes shall be provided for drive-throughs on Lot 2, 3, and 4. Motion was made by Rohr to accept and approve staff recommendations, seconded by Dunn. ROLL CALL to approve Staff Recommendation: Debbie Arell-Martinez, absent; Bob Dunn, aye; Al Keeler, nay; Tiffany Lugge, absent; Ray Rohr, aye; Casey Scharven, aye; Kevin Welch, absent; Lowell Crow, absent; Larry Sewell, aye; Tim Sedabres, aye; David Cozad, aye. 6 ayes, 1 nay, motion carried. 3. REPORTS – Anderson mentioned future meetings: First Reading • Community Development Committee @ City Hall Monday, December 22, 2025, at 6:00pm (time can vary) • City Council @ City Hall Monday, January 5, 2025, at 7:00pm Second Reading • Community Development Committee @ City Hall Monday, January 12, 2026, at 6:00pm (time can vary) • City Council @ City Hall Tuesday, January 20, 2026, at 7:00pm 4. PUBLIC COMMENTS – No additional comments were made. 5. ADJOURNMENT: Motion was made by Rohr and seconded by Keeler. All ayes. Motion carried. The meeting was adjourned at 7:18pm. Page 8 of 20 Planning Commission Page 8 of 8 Meeting Minutes – December 9, 2025 Respectfully submitted, __________________________________________________ Abigail Cline, Community Development Coordinator __________________________________________________ Minutes approved by Planning Commission Page 9 of 20  PROJECT REPORT TO: Planning Commission FROM: Abigail Cline, Community Development Coordinator THRU: Greg Anderson, Community Development Director DATE: April 14, 2026 PROJECT: PU-2026-0001: CPI Warehouse – Planned Use Location: 40 Commerce Drive Owner: McCarter Rev Trust, C/O Kyle and Victoria McCarter Applicant: Kyle McCarter Submitted: March 2, 2026 Introduction The applicant, Austin McCarter of Custom Product Innovations, Inc. (CPI), has submitted a Planned Use application for new construction at 40 Commerce Drive. The request is to allow the construction of a 24,000 square-foot warehouse building, along with associated parking and access drives to expand existing manufacturing operations. This property is currently zoned (I-1), Industrial and will remain (I-1), Industrial with no zoning change requested. Planned use approval is required to do the scale of the expansion (new construction of a building over 20,000 square-feet) and the site modifications. Existing Conditions Subject Property The subject property consists of approximately 3.68 acres located within the O’Fallon Commerce Plaza subdivision. The site is currently developed with an existing manufacturing building operated by Custom Product Innovations. The proposed development sits between the existing development. Surrounding Properties The properties surrounding the proposed development consist of commercial uses and zoning districts. The following is detailed information on the surrounding zoning and land uses: Adjacent Zoning Adjacent Land Use North I / RR Industrial Sites and Rural Residential East I Industrial South I Industrial West I Industrial Community Development Department 255 South Lincoln Avenue, O’Fallon, IL 62269  P: 618.624.4500 x 4  F:618.624.4534 Page 10 of 20 Discussion Points/Issues Land Use The applicant, Austin McCarter, is proposing construction of a 24,000 square-foot warehouse building to support and expand existing manufacturing operations. Custom Product Innovations, Inc. is operating as AbMat that functions as both a retailer and product innovator within the fitness industry. The company designs, manufactures and distributes specialized fitness equipment and accessories, including mats, protective pads, lifting straps, hand grips, and other training tools commonly used in weightlifting, CrossFit, and bodybuilding. These products serve a wider range of users, from individual fitness users to commercial gyms and athletes. The proposed warehouse expansion will support the increased production capacity, inventory storage, and distribution, allowing the business to meet growing demand. The total gross floor area on-site will increase to approximately 57,900 square feet once the expansion is complete. The proposed warehouse expansion is located within the Airport Overlay District AO-3 and is in proximity to the AO-2 zone area associated with MidAmerica Airport. Based on the comments received from Scott Air Force Base, the proposed expansion may have potential impacts on flight navigation. To ensure the proposed structure does not pose a hazard to air navigation, the developer will be required to submit a Notice of Construction to the Federal Aviation Administration (FAA) and obtain and Determination of No Hazard prior to any construction. Final determination will be based on confirmed building height, footprint, and any rooftop elements such as HVAC units, lighting protection systems, or antennas. Drainage Prior to final preliminary plan approval, a comprehensive drainage report will be required that demonstrates compliance with the City’s standards and design criteria. All submitted drainage reports will be required to meet City requirements and will be subject to review and approval by the Public Works Director. Traffic Circulation/Parking On-site circulation: There is sufficient traffic circulation within the parking lot to maintain an efficient flow of traffic onto and throughout the site. The proposed expansion includes 15 parking spaces. Per city code, the parking requirements are 2.5 spaces per 1,000 square feet of office space plus 1 space per employee. The expansion will not include a new office, and the applicant meets the applicable requirement of one parking space per employee by providing a total of 15 parking spaces. All parking will meet the intent of the City’s requirements for parking as required by section 157.136. Signage All proposed, permanent signs (freestanding, wall signs, projecting signs) must meet the requirements set forth in Chater 157 of the Zoning Ordinance. The applicant has not included any signage plans currently. Applicable Ordinances, Documents and Reports 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. Community Development Department 255 South Lincoln Avenue, O’Fallon, IL 62269  P: 618.624.4500 x 4  F:618.624.4534 Page 11 of 20 2040 Master Plan: The O’Fallon 2040 Master Plan depicts the subject property as Regional Commercial, which is consistent with the proposed project. The zoning designation supports uses that include outdoor storage. A review of the proposed development’s alignment with several of these policies follows: • Promote the redevelopment of lands with existing infrastructure and public services and the maintenance and rehabilitation of existing residential, commercial and industrial structures. This project also expands upon an already developed site by introducing a new warehouse building to existing industrial structures. The proposal includes site improvements such as updated parking, and drainage connections. • Increase local, high-wage employment opportunities for O’Fallon’s residents. The building expansion is contributing to job retention and potential future job creation within the community. • Strengthen the resiliency of the community’s economy through diversification of business sectors. Custom Product Innovation’s development contributes to the community’s economy by supporting growth of the industrial sector. Zoning Ordinance and Planned Use Ordinance: The proposed development is subject to Article 6 Planned Uses of the Zoning Ordinance and requires a development plan. The property is also subject to the I- Industrial District requirements. The project, as proposed, meets all the I- Industrial District requirements, lot and yard dimensions, lot coverage and height requirements. Review and Approval Criteria: Section 157.119 of Article 6 - Planned Uses lists several criteria for evaluating planned uses. As presently designed: 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, The project meets all applicable zoning standards. 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 development is designed to adequately support public services, including utilities and emergency access, while maintaining safe and efficient vehicular circulation through clearly defined access points, parking, and service areas. The site layout preserves proposed landscaped areas and does not impact designated open space or park areas. Required building placement, setbacks, lighting, and landscaping promote appropriate lighting, minimize visual impacts, and enhance the overall appearance of the currently vacant site, ensuring the development is consistent with the intent of the physical design standard. 3. The relationship and compatibility of the proposed plan to adjacent properties and the surrounding neighborhood. O’Fallon zoning has designated this as an area for businesses. The surrounding properties are business uses and are similar in character. 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 building meets many recommendations of the Commercial Design Handbook for the portion of the building that is open to the public. 5. The use(s) are designed, located and proposed to be operated so that the public health, safety and welfare will be protected. Community Development Department 255 South Lincoln Avenue, O’Fallon, IL 62269  P: 618.624.4500 x 4  F:618.624.4534 Page 12 of 20  The proposed development is designed and operated to protect public health, safety, and welfare through compliance with applicable building, fire, and zoning codes, and by providing safe site access, internal circulation, adequate parking, and storage areas. 6. An identified community need exists for the proposed use. The proposed development meets a community need by providing local access to essential outdoor power equipment sales, service, and maintenance, supporting both residential and commercial customers in the 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 buildings are similar 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 proposed development meets the area bulk requirements set forth in the I- Industrial District. Staff Recommendation Staff recommends approval of the project with the following conditions: 1. The development shall comply with all applicable City of O’Fallon codes and ordinances. 2. Final site plans shall be reviewed and approved prior to issuance of permits 3. All drainage, access, and utility improvements shall be completed in accordance with City standards. 4. The developer shall submit a Notice of Construction to the Federal Aviation Administration (FAA) and obtain a Determination of No Hazard to Air Navigation prior to issuance of building permits. Documentation of the FAA determination shall be provided to the City. 5. Attachments Attachment 1 – Project Application, Narrative and Variance Requests Attachment 2 – Zoning Map Attachment 3 – Surrounding Land Use Map Attachment 4 – Future Land Use Map Attachment 5 – Site Plan Community Development Department 255 South Lincoln Avenue, O’Fallon, IL 62269  P: 618.624.4500 x 4  F:618.624.4534 Page 13 of 20 Page 14 of 20  IL. PROF. DESIGN FIRM (LS/PE/SE) 184-001027 This drawing, and the verbal or written contract it was prepared under, is subject to the Standard Contract Provisions and General Construction 100-YEAR FLOODPLAIN PROPERTY IS OUTSIDE OF FEMA IDENTIFIED FLOOD ZONE Netemeyer Engineering AIRPORT NOISE & ACCIDENT POTENTIAL ZONE APPEARS TO BE OUTSIDE NOISE & ACCIDENT ph: 618-228-7816 POTENTIAL ZONE PER BLV MASTER PLAN (2021) & ST. CLAIR COUNTY ZONING (2023) MAPS. EASEMENTS fax: 618-228-7900 EASEMENTS SHOWN BASED ON SUBDIVISION PLAT. SCHED B EXCEPTIONS NOT AVAILABLE. Associates, Inc. LIGHTING LIGHTING SHALL COMPLY W/ O'FALLON ORDINANCES. 101 South Page St Requirements recorded in Clinton County, Illinois Recorder of Deeds Office under Document No. 2007R00345; as if set forth verbatim hereon. SIGNAGE BUILDING SIGNAGE PLANNED. SIZED PER O'FALLON ORDINANCES. LANDSCAPING Aviston, IL 62216 ENGINEER / SURVEYOR: LANDSCAPE CONCEPT IS SHOWN. FULL LANDSCAPE PLAN TO FOLLOW AS REQUIRED. SEE BUILDING ELEVATION CONCEPT. REMOVE EXISTING TREES EAST & SOUTH OF BUILDING & AS REQUIRED FOR DETENTION POND CONSTRUCTION 40 Commerce Dr, Lebanon, IL (Austin McCarter 618-593-7616) S ED East of 40 Commerce Drive, Lebanon, Illinois O R OP OUSE P H RE CUSTOM PRODUCT INNOVATIONS W A CPI WAREHOUSE ES AC SP K ING P AR 15 EXISTING 15' WIDE EASEMENT TO BE VACATED LANDSCAPING AND/OR WALK ALONG BUILDING PROJECT: APPLICANT: REVISIONS NO. DATE INTENDED USE PRELIMINARY, FOR REVIEW IRPE 062-037441 EXP. DATE: R. NET 11/30/2027 EME I CK Y PAT R 37441 ER REGISTERED PROFESSIONAL ENGINEER OF I L L I NO I S PATRICK R. NETEMEYER JOB NO: 20250274 DWG. FILE: DRAWN BY: CHECKED BY: PRN ISSUE DATE: 2026-03-03 PRELIMINARY SITE PLAN SHEET NO: PRELIMINARY SITE PLAN 30 0 15 30 60 PSP2 SCALE: 1" = 30' NOT FOR CONSTRUCTION, FOR REVIEW OF 3 Page 15 of 20 Page 16 of 20 Page 17 of 20 Page 18 of 20 Page 19 of 20 Agenda Item Summary Background: The applicant, Austin McCarter of Custom Product Innovations, Inc. (CPI), has submitted a Planned Use application for new construction at 40 Commerce Drive. The request is to allow the construction of a 24,000 square-foot warehouse building, along with associated parking and access drives to expand existing manufacturing operations. This property is currently zoned (I-1), Industrial and will remain (I-1), Industrial with no zoning change requested. Planned use approval is required to do the scale of the expansion (new construction of a building over 20,000 square-feet) and the site modifications. Legal Consideration, if any: N/A Staff Recommendation: Staff recommends approval of the project with the following conditions: 1. The development shall comply with all applicable City of O’Fallon codes and ordinances. 2. Final site plans shall be reviewed and approved prior to issuance of permits 3. All drainage, access, and utility improvements shall be completed in accordance with City standards. 4. The developer shall submit a Notice of Construction to the Federal Aviation Administration (FAA) and obtain a Determination of No Hazard to Air Navigation prior to issuance of building permits. Documentation of the FAA determination shall be provided to the City. Page 20 of 20