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Committee recommends planned-use amendment and redevelopment agreement for Full Circle Automotive; TIF rebate described as pay-as-you-go
Summary
The Community Development Committee recommended approval of a planned-use amendment and a redevelopment agreement for Full Circle Automotive at 510 South Lincoln Avenue, including eligibility for downtown TIF reimbursement; staff and the applicant addressed concerns about drainage, lighting and overnight vehicle storage.
The Community Development Committee recommended that the City Council consider a planned-use amendment and a redevelopment agreement with Full Circle Automotive for property at 510 South Lincoln Avenue, including eligibility for certain expenses through the Central City tax increment financing (TIF) district.
Abby, the community development coordinator, described the request as an expansion and remodel of an existing B-1 P site to add service bays and interior work. “This is a 6,599 square foot commercial building,” she said, and noted the project includes two entrances on South Lincoln Avenue, 27 parking spaces and two ADA-accessible spaces to meet city requirements.
Residents and council members asked about noise, lighting and drainage. One council member raised concerns about water runoff to the property behind the site and asked about grading and repaving; Abby said final construction documents and the city engineer will address sheet flow and grading. Abby also said a cargo container and outdoor storage currently on the site must be removed as part of the expansion.
Staff recommended approval with conditions that mirror earlier planned-use conditions from Feb. 2007: outdoor storage and derelict vehicles are prohibited; no fuel dispensing on site; automotive service and repair permitted except fuel sales. For site plan compliance, staff said the applicant must present photometric, landscaping and dumpster-enclosure plans that meet city code and the City of O’Fallon commercial design guidelines.
On the redevelopment agreement: staff explained the downtown TIF is a pay-as-you-go program that reimburses eligible redevelopment expenses from tax increments generated after improvements increase assessed value. Abby said the TIF will not pay for new construction and emphasized that reimbursements only occur if increment is created; if the county-assessed value does not increase, there will be no rebate. The packet included a list of eligible expenses and an amount of $281,000 was discussed as the eligible expense total submitted by the applicant.
A committee roll call recommended moving both the planned-use amendment and the redevelopment agreement to full City Council for consideration. The committee also recorded that the project will be phased and that the applicant plans to repave existing pavement rather than add impervious area; final grading and drainage plans will be reviewed with the construction documents.
The applicant on the record was Carlos Perez, with architectural representation by Michelle Bridal. The committee noted the project will not include fuel sales and that outdoor storage will be prohibited as a condition carried forward from the 2007 planned-use.
