Developer reworking plans for downtown multi-housing in O’Fallon
Developer Alex Young is going back to the drawing board after listening to residents’ concerns and will redesign his multi-family housing proposal for the property at 313 N. Lincoln Ave.
His rezoning request for the former O’Fallon City Cleaners location was on the July 5 O’Fallon City Council agenda but has been removed to allow his civil engineer to revise the original proposal and the city’s Community Development Department to re-evaluate it.
The city has moved the re-zoning action for consideration to the council’s July 11 Community Development Committee meeting scheduled for 6 p.m. Monday at city hall.
“We sat and listened to residents, and I think what we’re coming up with fits everybody way better — the overall layout is much better,” Young said.
He attended the Community Development Committee meeting June 27 where residents spoke out against the 6,900 square-foot, two four-plex buildings — each two stories tall — with two apartments on the first floor and two on the second floor. Two major issues expressed were parking and the project’s size.
The CDC voted 1-4 against the original proposal. Alderman Nathan Parchman — the sole yes vote — had suggested an amendment for less units, but that failed. Parchman said he supported the plan because it would bring new residents to the downtown district but did agree more parking was needed.
Aldermen on the committee voting no included Jerry Albrecht, Jim Campbell, Stephanie Smallheer, and Tom Vorce. Chairman Todd Roach was out of town on business.
Parchman said he has since talked to Young about changes that are needed.
“Based on the discussions, I feel confident that it will meet all of the requirements by incorporating what everyone was concerned about in the last proposal,” Parchman said.
Young, while not divulging the complete reworked plan that will be presented to the city, said there will be less units and more parking in the new configuration. He has also discussed his new ideas with aldermen.
Young, of Young Estate Holdings, has been developing property in O’Fallon for about eight years, he said.
“I’ve done about 50 projects in St. Clair and Madison counties — mostly fixing and flipping — and I’ve done eight properties within a half-mile radius of the proposed site,” he said.
Initially, he proposed two four-family residences on the .46-acre site at the southwest corner of North Lincoln Avenue and West Jefferson Street, just north of the Downtown District. The O’Fallon City Cleaners has been closed for about a year and the building remains vacant.
It is currently zoned single-family residence dwelling district. The dry cleaning business was considered a legal non-conforming use but because it has been vacant for more than six months, that status is no longer an option. It can’t be a less intense commercial use, either. The plan is to demolish the existing building for the new construction.
Young had received an approval recommendation from the Community Development planners — with suggestion — because the project fit into the 2040 Master Plan. The staff said it complemented the character of the surrounding neighborhood, would enhance Lincoln Avenue, and bring quality and attainable housing options to the downtown area.
“The exterior of the building will have attractive features including covered porches, stone veneer and decorative columns,” the report to the Planning Commission stated. “It will provide walkability to the Downtown District and improve the curb appeal of Lincoln Avenue.”
The staff recommended such conditions as a minimum setback of 10 feet on Lincoln and Jefferson and that street trees shall be placed in the front yards rather than the city right-of-way. The property owner will he responsible for the ownership and maintenance of the street trees.
Supporting missing middle housing
Staff noted it would improve an underutilized and nonconforming property. It would be located on an important north-south corridor, with access to public transportation.
“The site is well-suited to support missing middle housing. In turn, a range of housing types helps support walkable, thriving business districts by bringing additional residents to the neighborhood,” the staff report said.
Parking — figured for 1.5 spaces — was to be provided behind the buildings and accessed via a private drive. Landscaping would meet city standards and buffer surrounding property.
Residents and property owners in the surrounding area signed a petition against the initial proposal.
Those who spoke out talked about the density, drainage retention, parking, and buffers. Potential traffic problems on Jefferson Street were also noted.
Developer Michael Horsley told the committee the site is too small for such a proposal. Resident Mike Distler called the density “a disaster.”
Master Plan Conformity
Looking into the future for the growth and development of O’Fallon, the strategy in the 2040 Master Plan lists a priority to add more multi-family, high density housing in walking distance to the Downtown District.
The 20-year plan wants more affordable housing with less maintenance and walkability. Also, a focus on potential revenue for local businesses is why there is a blend of commercial and residential.
Increasing the quality of life is another goal. The plan establishes 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.”
The Medium Density Residential designation on the Future Land Use Map cites small lot single-family detached homes, multifamily, apartments, and senior living facilities — particularly on busier roadways.
Aligning with 2040 Master Plan
In its report, the Community Development staff said the proposal aligned with the 2040 Master Plan because it would:
Preserve the character and stability of existing neighborhoods, encourage a balanced range of housing options, and promote the continued development of new, high quality residential developments in growth areas. The proposed buildings and site design reflect good architectural design qualities and will enhance the appearance of the surrounding neighborhood — particularly the Lincoln Avenue frontage — without detracting from the existing character.
The development also provides for diverse, high quality residential housing options in an existing but growing area of the city, staff said.
The proposed development replaces the existing sidewalk along Lincoln and “brings future residents to a walkable area in the city, with access to goods and services in the Downtown District and two MetroBus routes — #12 and #15 — which connect to Fairview Heights, Shiloh and Belleville. In addition, the site is within 0.3 miles of the Illini Trail, which connects to the Madison County Transit Goshen Trail.
It defended use of on-street public parking to efficiently use land in older neighborhoods.
More data points
Additionally, it will:
Promote the redevelopment of lands with existing infrastructure and public services and the maintenance and rehabilitation of existing residential, commercial, and industrial structures. The development proposes dense residential uses in the downtown area, a location already well served by existing water and sewer infrastructure, public streets, and sidewalks.
Strengthen the economic activity in the Downtown District through job creation and increased residential density in the vicinity.
Continue to enhance the Downtown District so it exhibits a self-reinforcing cycle of vibrancy with high occupancy rates and a diverse mix of employment, housing, retail, entertainment, and other supporting uses, and prioritizes the pedestrian experience and public life. The development will be attractive to individuals looking for the downtown living experience, bringing in residents that will likely support downtown businesses, and at a density that is needed for a thriving business district.
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.
