Committee gives negative recommendation on Shops at Pierce amendment after debate over proposed gas station and traffic

O'Fallon City’s Community Development Committee on Monday issued a negative recommendation, by a 2–3 roll-call vote, for a proposed amendment to the Shops at Pierce planned use that would replace a previously approved medical office and additional outlots with a Meijer Express fuel center (12 pumps), one fast-food drive-through, one fast-casual drive-through and a drive-through coffee shop.

Greg Anderson, community development staff, told the committee the site is zoned B-1P (planned community business) and that an updated traffic study by CBB Transportation Engineers found only modest changes from the 2023 approval: staff summarized a roughly 3% increase in weekday PM peak traffic overall but decreases in other peak periods and said existing 2023 mitigation commitments remain valid. Anderson also described specific lot changes, internal circulation and stacking requirements, required emergency bypass lanes for drive-throughs, landscaping and sign limits, and a staff recommendation to approve the amended plan subject to conditions including completion of a final traffic study and cross‑access/covenant agreements.

Chair Jessica Lotz (Ward 2) said she had supported the original 2023 concept but opposed the revised tenant mix and announced she would vote no. Several councilmembers and members of the public described the addition of a gas station as a ‘‘bait-and-switch’’ from the earlier project; residents from multiple wards warned a gas station at the busy Greenmount Road and Pierce Boulevard intersection would worsen congestion. Other speakers, including one councilmember and several residents, said they expect the revised mix would generate less peak-hour traffic than the 2023 plan and welcomed added retail and convenience options.

Public commenters who identified themselves in the record included Vernor (Ward 3), Ron Zelms (Ward 6) and Harold Namor; comments ranged from trusting the traffic analysis to skepticism that model estimates will match on-the-ground results. Staff responded that a ‘‘final’’ traffic determination depends on tenant specifics: if a future tenant’s traffic generation falls outside the approved assumptions, a new study and council review would be required.

The committee took a roll-call vote on the planned-use amendment. The recorded votes were: Campbell — No; Mylart — No; Parchman — Yes; Rosenberg — Yes; Lotz — No. Committee members and staff emphasized that committee votes are advisory only; the item is scheduled for first reading before the full council on Tuesday, Jan. 20 (first reading) and will return to the committee Jan. 26 and to the council for final action on Feb. 2.

The committee also considered a related preliminary plat (item 2.2) to consolidate the site into four lots; that resolution likewise received a negative committee recommendation (2–3). The final outcome will be decided by the full O'Fallon City Council after required readings and any further staff review.

What happens next: the City will hold the ordinance first reading on Jan. 20, followed by committee review on Jan. 26 and a final council reading and vote on Feb. 2 at City Hall. The developer and staff must complete any outstanding conditions listed by staff — including final traffic-study resolution and required emergency lanes — before the city will advance final approvals.