Commission splits on Stevenson Place; geotechnical fill and access issues stall approvals

A set of linked applications for Stevenson Place (507 Sondren Street) drew extended questioning from the O'Fallon Planning and Zoning Commission on Jan. 8 as staff and the developer described plans to rezone the site to allow for sale townhome lots accessed via a private drive.

The application package included a rezoning from R‑1 to CO within the downtown overlay, a conditional use permit to allow dwellings in a nonresidential zone, a 17‑lot preliminary plat and a site plan to provide 12 parking spaces for an adjacent business at 409 Sondren.

Key issues: Commissioners focused on three technical and legal constraints: (1) unpermitted fill placed on the property in prior years and uncertainty about its composition and compaction; (2) the lack of a recorded legal access agreement/easement for the proposed private drive aisle; and (3) adequacy of water, sewer and fire access. Staff and the applicant acknowledged the fill issue and said the developer would produce a geotechnical study and remedial plan; staff emphasized the city will require corrective actions and will not issue construction permits until the geotechnical study and approvals are in place.

Public and technical response: Mike Snyder (presenting for the developer) said much of the fill came from local concrete plants and that they stand ready to remove and replace fill to city compaction standards if required. City staff said the preliminary plat conditions require documentation of the amount and type of fill, a geotechnical study to review compaction and hazardous materials, and that retroactive permits or corrective action will be required prior to construction.

Votes and outcome: The commission considered motions on rezoning, the CUP, the preliminary plat and the site plan for adjacent parking. On the record: at least one motion on the rezoning/procedural item and votes on the CUP and preliminary plat produced mixed results including a denial of the preliminary plat and a denial of the parking site plan as recorded in the transcript; commissioners repeatedly stressed no grading or construction permits will be issued without an approved geotechnical report and corrective actions. (Transcript records the preliminary plat and parking site plan were denied; some motions on rezoning/CUP were carried or sent forward to council for action per staff records.)

Quotes: "No permits for construction, further grading, or clearing will be issued until the city has reviewed and approved the geotechnical study," staff read as a condition; Commissioner Seymour said, "I would not issue a building permit for anything without a geotechnical report signed by a licensed engineer."

Next steps: The applicant agreed to meet with city engineering staff and a geotechnical engineer to develop a plan of action prior to the next council meeting. Any revised applications or corrective actions will need to be submitted and approved before permits are issued.