What comes next now that O’Fallon has approved Park Place proposal?

What’s next for the Park Place project now that the O’Fallon City Council has approved the $300 million mixed-use development?

The recreation-retail-residential-entertainment complex to be located across the street from the O’Fallon Family Sports Park is expected to take eight years to complete and plans are for it to be built in phases and opened incrementally.

The construction plan design phase and the civil plan are the first parts of the critical work ahead and are expected to take at least six months to complete.

Community Development Director Greg Anderson said this includes developing detailed engineering drawings and infrastructure layout, such as roads, utilities, grading, drainage and other essentials before permits are granted.

“It ensures that all components of the project are designed to meet regulatory requirements, support long-term functionality, and integrate seamlessly with the surrounding environment. This phase is essential for preparing the project for permitting and eventual construction,” Anderson said.

The may start to see initial grading work start out at the site as city staff reviews engineering and construction plans, he said.

The developers are Bruce Holland of Holland Construction, Rich Gorazd of State Construction and Michael Hamburg of Pier Property Group.

This project will include single-family homes, duplexes, apartment buildings, and town homes will be part of the residential while a hotel, retail shops, restaurants, office space and entertainment venues will be the commercial aspect. A Top Golf-type driving range is also expected on the 105.81-acre property.

Site engineering design for the golf complex planned along Venita Drive is one of the first elements to commence.

The infrastructure work is expected to take the most time before building construction would start.

The location is east of downtown and along the West Highway 50 corridor intersection with West State Street.

Improvements to Venita Road, Frontage Road and U.S. Highway 50

City staff is working with the Illinois Department of Transportation to finalize approvals for Venita Drive, Frontage Road and U.S. Highway 50, Anderson said.

Many improvements to existing infrastructure will be required, including an estimated $4 million in roadway improvements at the intersection of Illinois 50 and Venita Drive and a $1 million signalized intersection at the entrance to Family Sports Park.

Other infrastructure investments include the relocation of Ameren transmission lines, installation of water and sewer infrastructure, public and private roadways, and on-site water detention facilities.

At the May 5 council meeting, aldermen are expected to OK an agreement with Gonzalez Companies for a Venita Drive Bridge widening study, not to exceed $20,000.

Public Works Director Jeff Taylor told committee members April 28 that the traffic impact study for the Park Place development did not recommend the immediate widening of the bridge but advised the city investigate long-term alternatives for adding additional lanes to the bridge.

The study will examine the maximum number of lanes with only deck modifications and the potential configuration for two more lanes, he said, which could be widening or and adjacent bridge.

The bridge is over the CSX Railroad tracks and an access road in O’Fallon.

Taylor noted that the developers are paying 100% of the roadwork improvements.

Modifications and Scheduled Work

After public meetings with residents helped revise plans, it is now stipulated that the developers must include noise and traffic studies, with modifications expected after completion as well.

If a sound analysis shows an increase in sound across the property boundary in excess of 10 decibels, the developers will be required to install additional sound blocking buffering until which time sound across the property boundaries is below 10 decibels.”

Two taxes, a special business district designation, zoning changes from agriculture to residential and land annexation went into effect after seven ordinances and two resolutions were approved at the O’Fallon City Council meeting April 21.

To help offset the costs, the council established a sales tax and a separate amusement tax, both related only to the project and target businesses in a specific area. Developers will collect up to an additional 1% sales tax placed on retail goods over what is already collected.

A 5% amusement tax will be included as part of the admission fee for such activities as golf, pickleball and rock climbing. These funds are a 4% rebate to the individual businesses and 1% to the city for administering it.

An O’Fallon Family Sports Park Business District was established for 320 acres, located west of Venita Drive and Porter Road intersection, to include Park Place, Family Sports Park, and the Old Base Factory.

The business district will then fund a portion of the costs associated with building rehab, new construction and providing the supporting infrastructure needed for development,

No one attended the public hearing to speak against or in favor of the projects.