The city of O’Fallon’s 10-year Comprehensive Plan was last updated in 2015.
It is used to guide growth and development decisions made by the City Council, Planning & Zoning Commission [P&Z] and other city departments; however, flexibility is also applied when appropriate to the circumstances.
During the past three years, passionate comments during public hearings as well as at P&Z and council meetings have illustrated new realities for the city and differing views about its economy, ways of conducting business and land use. All of which has changed significantly since 2015.
Accordingly, at its Sept. 10, 2020, meeting, the city council agreed to proceed with developing an updated Comprehensive Plan. To accomplish this, a Comprehensive Plan Advisory Committee (CPAC) was named. The CPAC worked with a consultant team from PGAV Planners during an eight-month engagement and planning process to develop the new plan.
Based on a detailed presentation to a joint meeting of the P&Z and city council on May 27, that process is close to being completed.
Speakers from PGAV Planners presented excerpts from a 113-page updated Comprehensive Plan document that included findings from research and analysis and detailed implementation plans for the city to use moving forward.
Next steps are for PGAV Planners and the CPAC to create a final draft reflecting all feedback to date. That document will be turned over to the P&Z for a vote on formal adoption, before heading to the city council for its approval via formal vote, possibly at a council meeting this month.
The draft plan was developed in four phases, all of which have been completed.
Phase 1 was data gathering and analysis, including walking tours of certain parts of the city, a public workshop, engagement of stakeholders and an online survey.
Phase 2 was land use planning, including an assessment of what exists today, what stakeholders and the public desire for the future, scenario development and a second public workshop.
Phase 3 involved the creation of an initial draft plan and reviews with the CPAC, P&Z and city council as well as a third public workshop.
Phase 4 is final plan adoption, including presentations to CPAC, P&Z and the city council.
The 113-page draft plan makes particular note of the city’s:
- Continuing significant population growth, which is the highest in the St. Louis region.
- Extensive commercial development, mostly clustered around major roads and highways.
- Industrial and commercial land use, which is close to matching residential land use.
- Strong economy.
- High quality of life.
- Strong schools.
- Extensive parks and recreation activities.
- Strong community pride.
Comprehensive Plan goals outlined include:
- Bolster development of key areas.
- Align regulations and policies to reinforce objectives and reduce inconsistencies.
- Strategically develop more diversity of housing and commercial options.
- Create a more traditional and walkable downtown neighborhood.
- Promote an active lifestyle.
- Maintain efficient and effective transportation connections across the city.
In the Housing section, projections show home values continuing to grow, to a point where more affordable options will be needed for potential residents in more diverse income ranges. Single-family homes likely will not be affordable for as many people in the future. For the city to continue to grow, affordable housing will be needed for more residents.
The Transportation section analysis shows:
- 25% of residents travel to work within the city limits.
- 26% travel to work in other locations within St. Charles County.
- 47% travel to work in locations outside St. Charles County, but remain in Missouri.
- 2% travel to work outside of Missouri.
The plan indicates the need to provide road and street infrastructure for all residents, while continuing to improve and expand the Gateway Green Light program to coordinate traffic signals and also provide for bicycles and pedestrians.
The Active Living section includes ways to improve and expand parks, trails, bike paths and green space in new developments.
The Economic Development section focuses on retail and on commercial nodes, encouraging the protection of commercial land and resisting rezoning of those lands for residential use. If needed for residential use, the plan encourages mixed-use, such as where the first floor of a higher-density, multi-family building could be used for commercial or retail.
The Land Use section illustrates what should change in terms of the percentage of city land used now and in the future for specific sectors, as outlined below.
|Land Use within O’Fallon city limits||Current||Future|
|Low density residential||51.7%||53.1%|
|Medium/high density residential||8%||8.6%|
The Economic Growth and Vitality section outlines specific focus areas, including:
- Maintaining the Hwy. K corridor as a strong regional commercial center with strong occupancy rates
- Adding neighborhood-scale retail in the Winghaven corridor
- Promoting and developing the Hwy. M/Main Street corridor for specialty and dense mixed-use destinations
The Scenario section includes concepts for Bryan Road and Veterans Memorial Parkway, and for Downtown O’Fallon. The Bryan Road and Veterans Memorial Parkway scenario envisions multi-family residential, medical office space, a hotel, neighborhood retail, a commercial center and pad retail. The Downtown scenario envisions a combination of mixed-use, townhomes, apartments and single-family homes to meet the city’s residential needs.
Finally, the Implementation section includes very detailed action plans for:
- Housing and neighborhoods
- Mobility and infrastructure
- Active living and the environment
- Economic growth and vitality
An electronic copy of the entire 113-page draft plan can be found in the Planning & Development department page of the O’Fallon website, at