Planning Commission

Planning Commission - Jul 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 - June 9, 2026 2 260609PCMinutes.pdf Motin to approve the minutes of June 9, 2026 2. Public Hearings 2.1 PU-2026-0005: O'Fallon Golf Studio 10 PU-2026-0005: O'Fallon Golf Studio O'Fallon Golf Studio PC Report - 7-14-26.pdf Staff recommends approval of the requested planned use subject to the conditions stated in the planning commission report. 3. Reports 4. Public Comments 5. Adjournment Website: www.ofallon.org Page 1 of 18 Planning Commission Page 1 of 8 Meeting Minutes – June 9, 2026 DRAFT MINUTES O’FALLON PLANNING COMMISSION June 9, 2026 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: Larry Sewell, present; Debbie Arell-Martinez, present; Bob Dunn, present; Al Keeler, present; Tiffany Lugge, present; Ray Rohr, present; Casey Scharven, present; Kevin Welch, present; Lowell Crow, present; Tim Sedabres, present; David Cozad, present. Quorum was declared present by Sewell. 1.4 APPROVAL OF MINUTES: Motion was made by Rohr to approve the minutes of April 14, 2026 meeting. All Ayes. Motion carried. 2. Public Hearings: 2.1 – PU-2026-0002 – Windsor Creek Phase 6 – Planned Use Cameron DeWitt, Community Development Management Analyst, presented the following information: Planned Use Submittal • Parcel IDs: 03-13.0-100-001 • Current Zoning: A – Agricultural Industry District (Unincorporated St. Clair County) • Applicant: • John Meise, Meise Brothers Construction • Requesting: • Annexation into the City of O’Fallon • Planned Use Approval for zoning of the site as SR-1B(P), Planned Single- Family Residence Dwelling District to construct 92 single-family homes Zoning • Currently Zoned: A (Unincorporated St. Clair County) • Proposed Zoning: SR-1B(P) • Proposed development will comply the zone district area & bulk regulations • 92 single-family homes • 92 lots, 3 outlots • Lot sizes ranging from 10,000 sq ft to 34,700 sq ft Page 2 of 18 Planning Commission Page 2 of 8 Meeting Minutes – June 9, 2026 Access & Ingress/Egress • Two proposed entrances connecting to the existing Windsor Creek Subdivision located directly to the south • Three proposed stub streets allowing for future connectivity Utilities • Serviced by City of O’Fallon water system through existing 12” water main running along Merriam Parkway and will continue north through the site. • Sewer service is provided by Caseyville Township • Electric and gas services are available through Ameren. Telephone and internet service are available through AT&T and Charter Drainage • Two stormwater detention basins located within the southern (Outlot A) and northeastern (Outlot B) • Detention areas will collect runoff through a system of storm sewers and culverts before discharging to an unnamed tributary of Ogles Creek • The improvements will be reviewed and approved by the Director of Public Works Landscaping • A landscape plan has not been included in the application submittal • Final site plan will be required to meet all landscaping requirements described in the O’Fallon zoning code Conformity with 2040 Master Plan • Enhance community character through an increased emphasis on design issues and community appearance. • Activate underutilized parcels of land and/or existing structures in built-up areas, served by or with access to existing infrastructure and services. • Diversify the housing stock by providing a range of housing sizes, types, and price points to accommodate individuals and families of varying life phases, abilities, and economic means. Conformity with Zoning Ordinance • The proposed use meets all bulk regulations for its respective zoning district. • The general commercial zoning designation is compatible with neighboring general commercial lot land uses. • Commercial design guidelines are met. Vice Chair Rohr opened up the public hearing for public comments. Commissioner Sedabres asked qeustions regarding the phase approach, zoning of properties to the west, average size, and price points of homes. Commissioner Scharven had concerns about no access to the west. City staff, Abigail Cline stated properties to the west are not within the city’s jurisdicton. Petitioner, John Meise gave testimony to answer quesitons asked by Commissioners. Meise gave background on his business stating they are high-quality custom built homes, ranging from $500-$700k or more depending finishes. Meise stated lot sizes are a mixed variety, but continue the same development standards if not better than those to the south. Meise clarified there would be 30 homes development as part of phase 1. Commissioner Keeler asked petitioner about square footage minimum of homes. Meise stated they are a 1,700 sq ft minimum 1-story ranch style homes with 3 car garges. Page 3 of 18 Planning Commission Page 3 of 8 Meeting Minutes – June 9, 2026 Commissioner Cozad asked if they’re selling lots to different contractor, built off site, and sought clarity of price points. Meise responded all homes are built on site to keep continuity. Meise also stated other developments nearby consisted of $800k-$2.5 homes and that these homes range from $500k-$700k if not more. Commissioner Sedabres asked about limits to first phase. Meise stated 3 phases are indicated on the site plan, more feasible to do it in several phases, and it’s a better approach logistically do it in phases. Commissioner Lugge inquired about nearby properties. Meise responded none had been available for last several years. Commissioner Sedabres inquired about water/sewer infrastructure. Meise responded it would only completed only for the first 30 homes initially. Commissioner Sewell asked how long the project would take to complete start to finish. Meise responded 2 years for phase 1, 6 years for the whole development. Resident off Merriam Parkway asked about potential for fire access issues. Staff member, Cline responded 30 homes max were allowed per code until an additional access point is developed. Resident asked about street cleaning issues with construction. Cline stated that it would be the responsibility of the city. Resident asked about the triangular-shaped property nearby being part of the development. Cline clarified that it was not part of the proposed development. Resident Vonda Walker, asked if the square part on the site plan all one property. Cline clarified yes. Walker, had questions about drainage to an unnamed tributary. Engineer from TWM, Marsha Maller spoke to drainage stated the subject property and nearby properties were initially reviewed in 2004. Maller stated new development would be independent and would not have adverse affects on prior phases further stating that the water release rates would release less than or equal to current release rates. Maller stated the engineering review process includes the city, TWM, and a third party to ensure it meets city standards and that the regional lift station was previously identified as being able to support 1,500-2,000 homes. Maller addressed question about unnamed tributary stating that smaller tributaries that are a part of larger channels in this case Ogles Creek are identified as unnamed in Illinois. Commissioner Sedabres asked if there is space for drainage on outlot B. Maller stated on the preliminary review it’s sufficient and if it’s not when doing calculations, the lots would need to be revised. Resident, Vern Malare asked which part on the site plan will be phase 1. Cline stated southern section. Malare stated concerns about Ogles Creek causing similar problems as Engle Creek. Resident asked if the 30 homes in phase 1 was an exact number or if it could be less. Cline stated it is an exact number for phase 1. Commissioner Sedabres asked about 30 home maximum for phase 1 and it’s reasonableness. Cline stated the 30 home maximum adheres to code until a new connection is established. Commissioner Cozad asked if Pausch Rd. needs to be improved. Cline stated it does and it would need to be funded by an agreement between the city and devleoper. Cozad asked when plans for improvements would begin. Cline stated it doesn’t have an exact start date, but the contractor and engineering firm will work through this as it develops. Cozad asked about previous water issues with Merriam Pkwy. Cline stated it was before her time with the city. Cozad responded with belief that the issues had been resolved. Page 4 of 18 Planning Commission Page 4 of 8 Meeting Minutes – June 9, 2026 Chair Sewell, stated the Commission should not look for problems that don’t currently exist and that all new proposals meet code and development standards. Sewell asked about parkland dedication fees with this devleopment. Cline clarified they would be collected. Staff recommendation: Staff recommends approval of the amended Planned Use with the following conditions: 1. The development must comply with the area and bulk regulations of the SR-1B zoning district. 2. Subdivision entry signs cannot be located on any public Right-of-Way or within the sight-distance triangle of intersecting streets. 3. The first phase will be 30 constructed homes. Motion was made by Dunn to accept and approve staff recommendations, seconded by Crow. ROLL CALL to approve Staff Recommendation: Debbie Arell-Martinez, aye; Bob Dunn, aye; Al Keeler, aye; Tiffany Lugge, aye; Ray Rohr, aye; Casey Scharven, aye; Kevin Welch, aye; Lowell Crow, aye; Larry Sewell, aye; Tim Sedabres, aye; David Cozad, aye. 11 ayes, 0 nay, motion carried. 2.2 – PU-2026-0004 – Adcock Estates Zoning Amendment – Planned Use Abigail Cline, Community Coordinator & Planner II, presented the following information: Planned Use Submittal • Parcel IDs: 04-30.0-419-032 • Current Zoning: “B-2” General Business District • Proposed Zoning: “SR-3” Single-Family Residence Dwelling District • Applicant: • Jeff Adcock • Requesting: • To change the zoning of one parcel from B-2 General Business District to SR-3 Single- Family Residence Dwelling District • Requesting approval of a minor subdivision plat that will subdivide the property into two lots. • Future Land Use Map Amendment “SR-3” Zoning District: • Minimum lot size of 8,000 square feet • Permitted Uses: • Residential Dwelling • Accessory Structure • Household Pets • Prohibited Uses: • Livestock and poultry • Agricultural or processing uses Conformity with 2040 Master Plan • The Low-Density Residential Designation allows single-family homes on medium to large lots. Conformity with Zoning Ordinance • The proposed use meets all bulk regulations for its respective zoning district. Page 5 of 18 Planning Commission Page 5 of 8 Meeting Minutes – June 9, 2026 Staff Recommendation: Staff recommends development approval with the following conditions: 1. The requested rezoning to the “SR-3” Single Family Residence Dwelling District 2. Any future accessory structures shall comply with all “SR-3” standards regarding size, setbacks, and locations. Motion was made by Rohr to accept and approve staff recommendations, seconded by Keeler. ROLL CALL to approve Staff Recommendation: Debbie Arell-Martinez, aye; Bob Dunn, aye; Al Keeler, aye; Tiffany Lugge, aye; Ray Rohr, aye; Casey Scharven, aye; Kevin Welch, aye; Lowell Crow, aye; Larry Sewell, aye; Tim Sedabres, aye; David Cozad, aye. 11 ayes, 0 nay, motion carried. 2.3 – PU-2026-0004 – Adcock Estates Future Land Use Map Amendment Abigail Cline, Community Coordinator & Planner II, presented the following information: Planned Use Submittal • Parcel IDs: 04-30.0-419-032 • Current Zoning: “B-2” General Business District • Proposed Zoning: “SR-3” Single-Family Residence Dwelling District • Applicant: • Jeff Adcock • Requesting: • To change the zoning of one parcel from B-2 General Business District to SR-3 Single- Family Residence Dwelling District • Requesting approval of a minor subdivision plat that will subdivide the property into two lots. • Future Land Use Map Amendment Staff Recommendation: Staff recommends development approval with the following conditions: 1. Staff recommends approval of the Future Land Use Map Amendment Motion was made by Crow to accept and approve staff recommendations, seconded by Arell-Martinez. ROLL CALL to approve Staff Recommendation: Debbie Arell-Martinez, aye; Bob Dunn, aye; Al Keeler, aye; Tiffany Lugge, aye; Ray Rohr, aye; Casey Scharven, aye; Kevin Welch, aye; Lowell Crow, aye; Larry Sewell, aye; Tim Sedabres, aye; David Cozad, aye. 11 ayes, 0 nay, motion carried. 2.4 – PU-2026-0003 – Central Park Mixed-Use Development: Phase 2 Abigail Cline, Community Coordinator & Planner II, presented the following information: Background: • Planned Use Amendment request for Central Park Mixed-Use Development – Phase 2 • Property is zoned : B-1(P) • 1235 Central Park Drive • 12.39 Acres (Lot 3) • 240 Multi-Family Apartment Units • Clubhouse and Pool Building & Elevations: Page 6 of 18 Planning Commission Page 6 of 8 Meeting Minutes – June 9, 2026 • Development consist of: • Four 48-unit apartment buildings • Two 24-unit apartment buildings • Clubhouse, pool, covered parking garages, and dog park Parking: • Per City Code: • 2 spaces per dwelling unit • Requiring a minimum of 480 parking spaces. Proposed Alternative Parking Plan- (ITE: Institute of Transportation Engineers) • Alternative Plan was submitted utilizing ITE Parking Generation data • ITE Data for Multi-Family residence • 1.3 spaces per dwelling unit. • Requiring a minimum of 312 spaces This would allow a reduction of 168 parking spaces Utilities: Water: City of O’Fallon Sewer: Caseyville Township Electric/Gas: Ameren IP Telephone/Internet: AT&T Drainage: Two drainage areas flow to Richland Creek, and one flows to an existing detention pond. Landscaping: • A landscaping plan has not been submitted at this time. Signage: • No signage has been proposed at this time Access & Ingress/Egress • There is an internal private drive that loops throughout the development. • All access points provide left and right turn movements • The internal drive will serve all buildings • Three full-access driveways proposed from Artisan Drive and the Private Internal Roadway Conformity with 2040 Master Plan • Enhance community character through an increased emphasis on design issues and community appearance. • Incorporate reduced parking solutions when practical. Conformity with Zoning Ordinance • The proposed use meets all bulk regulations for its respective zoning district. • Design guidelines are met. Commissioner Lugge asked about the hotel within the development. Cline stated it was solely a proposal. Commissioner Keeler asked about changing crosswalk language requirements for more adhering language. Chair Sewell, stated they will open up the floor to the public hearing while Mr. Keeler considers language change. Page 7 of 18 Planning Commission Page 7 of 8 Meeting Minutes – June 9, 2026 Chair Sewell asked petitioner representative, Ken Goessling about phases of development. Goessling said first phase was on higher end due to complex design. Goessling stated they revaluated the market based on proposed developments within O’Fallon and desired to make phase 2 more cost effective while keeping same exterior build materials. Goessling further stated this would provide more options within price range of active-duty military families while keeping quality. Commissioner Welch asked about the number of bedrooms in the apartments. Goessling stated there was a 50/50 split between one and two bedrooms. Chair Sewell asked about sq footage. Goessling stated around 900-1,100 sq ft. Staff recommendation: Staff recommends approval of the amended Planned Use with the following conditions: 1. All landscaping, exterior lighting, and signage must comply with the applicable codes. No variances are requested nor granted related to these items which currently do not have sufficient detail for review. 2. A cross-access easement and joint maintenance agreement are required for the internal access point between the subject property and Gateway Classic Cars at the southern property line. 3. Cross-access easements and joint maintenance agreements are required between Lots 1 and 4 and between Lots 2 and 3 in the event that ownership of an individual lot changes. 4. The development will need to incorporate the construction of a dedicated right-turn lane on Central Park Drive for the northern access point to the site as well as reserve 10’ of right-of-way across the Central Park Drive frontage for future widening of the road, as recommended in the traffic study. 5. The development is approved with the average density of 18.74 dwelling units per acre and shall be subject to the area/bulk regulations required in the B-1 District. 6. The development is required to reserve ground to accommodate a future multi-purpose trail with direct connections to the subject property. 7. The private drive will have a continuous sidewalk that will connect to Central Park Drive. 8. The final plat for Lot 1 (four apartment buildings) is required to include a note prohibiting the sale of individual apartment buildings; the four apartment buildings must be maintained under single ownership. 9. Lot 2, the undefined commercial development, is granted planned use approval for retail, restaurant with alcohol, and entertainment uses, as well as one drive thru establishment. As the use(s), tenant(s), and building(s) on Lot 2 are further defined; all applicable Zoning Codes must be met. 10. Lot 3, the hotel, is granted approval for on-site alcohol consumption within hotel amenity spaces and for hotel guests only (happy hours, etc.). 11. An amendment to the Future Land Use Map of the 2040 Master Plan designating parcel number 03- 36.0-301-021 as Regional Commercial. 12. A fee of $195,330 will be required for the 3.83 acres of park land required for the development, totaling $508.67 per unit. Lot 3, which includes the 240-unit building, will have a fee of $122,078 and Lot 1, which has four buildings with 36 units, will have a fee of $18,312 per building. 13. The developer and staff shall evaluate a potential crosswalk to be constructed to provide pedestrian safety when crossing Central Park Drive. 14. The development will need to provide safe access to the MetroBus stops located on Central Park Drive in front of the site. A motion was made by Commissioner Keeler, seconded by Arell-Martinez to approve staff recommendations with an amendment to item 13 to read “The developer and staff shall work together to provide a crosswalk when crossing Central Park Dr. to ensure pedestrian safety.” ROLL CALL to approve Staff Recommendation: Debbie Arell-Martinez, aye; Bob Dunn, aye; Al Keeler, aye; Tiffany Lugge, aye; Ray Rohr, aye; Casey Scharven, aye; Kevin Welch, aye; Lowell Crow, aye; Larry Sewell, aye; Tim Sedabres, aye; David Cozad, aye. 11 ayes, 0 nay, motion carried. Page 8 of 18 Planning Commission Page 8 of 8 Meeting Minutes – June 9, 2026 3. REPORTS – Cline mentioned upcoming meetings • Monday 6/22/26, 6 p.m. Community Development Committee – City Hall Council Chambers • Monday 7/6/26, 6 p.m. City Council – City Hall Council Chambers • Monday 7/13/26, 6 p.m. Community Development Committee – City Hall Council Chambers • Monday 7/20/26,6 p.m. City Council – City Hall Council Chambers 4. PUBLIC COMMENTS – None. 5. ADJOURNMENT: Motion was made by Rohr and seconded by Lugge. All ayes. Motion carried. The meeting was adjourned at 7:13 pm. Respectfully submitted, __________________________________________________ Abigail Cline, Community Development Coordinator & Planner II __________________________________________________ Minutes approved by Planning Commission Page 9 of 18 Agenda Item Summary 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 10 of 18  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 11 of 18 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 12 of 18 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 13 of 18 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 14 of 18 Page 15 of 18 Page 16 of 18  Professional Office Professional Offices Professional Office Professional Offices Retail Professional Offices Page 17 of 18 Page 18 of 18