O’Fallon moves ahead with Shoppes at Pierce revamp despite opposition

Despite concerns from five aldermen about adding a Meijer Express gas station to The Shoppes at Pierce, a 9-5 council vote Monday advanced the revised plans to the Feb. 2 meeting for possible final approval.

The zoning amendment will return to the Community Development Committee for review on Jan. 26.

Meijer’s previously approved development from 2023 remains unchanged. The revised plan concerns The Shoppes at Pierce, a 6.68-acre parcel acquired by Meijer from GBT Realty of Brentwood, Tenn., last summer.

The updated proposal includes a Meijer Express fuel center and convenience store, a fast-food restaurant, a fast-casual restaurant and a coffee shop. One fast-food restaurant has been eliminated, and a medical office building removed.

The Meijer Express fuel station and convenience store will occupy 1.73 acres and be open 6 a.m. to 10 p.m. daily. The fast-food restaurant will sit on 1.35 acres; fast casual, 0.79 acres; and coffee shop, 0.93 acres. No tenants have been announced.

Proponents say the revised plan will reduce traffic, while opponents fear it will increase congestion.

Community Development Director Greg Anderson said city staff previously advised Meijer that the city would not support changes expected to increase traffic beyond what had already been approved.

At the Jan. 12 committee meeting, hesitation from some aldermen led to a 2-3 vote recommending against the plan. Had the council not advanced the updated plan on Jan. 20, the previous version would have stood.

Aldermen Jim Campbell, Dennis Muyleart, Todd Roach, Martha Stoffel and Tom Vorce voted against advancement. Campbell and Vorce both represent Ward 6, where the project is located.

Alderman Jessica Lotz, chair of the Community Development Committee, said she reversed her earlier opposition and now supports the project.

“This was really hard for me. I’m not anti-gas, I’m pro-food,” Lotz said. “One complaint I hear from residents is not enough food choices in the area.”

Alderman Andrea Fohne said she supports the site in part because “females feel more comfortable” at that type of gas station. “The town has grown, and we need services for this growth.”

Alderman Curtis Newcomb said younger residents expressed appreciation for the planned fuel station’s convenience.

Alderman Ross Rosenberg, who initially opposed the development, said, “the lesser of two evils. The new proposal will decrease the traffic, it won’t be worse.”

Former Alderman Jerry Albrecht, during public comments, said sales tax revenue from such businesses helps the city provide more services without raising taxes.

“I think you should carefully consider the potential risk,” Albrecht told the council, urging clear staff guidance.

Meijer redesigned the site to meet city requirements. The Meijer Express will feature 12 fueling positions and a 3,660-square-foot convenience store.

The Planning Commission advanced the revised plan after its Dec. 9 meeting.

“With these changes, projected traffic volumes decreased, compared to the original plan,” Anderson said. He reported traffic counts on Pierce Boulevard, between the Meijer site and Lincoln, were lower with the updated plan.

A traffic study for the Shoppes at Pierce showed a 25% decrease in weekday morning peak traffic and an 8% decrease in Saturday peak traffic with the revision. There was a slight 3% increase in weekday evening peak traffic due to the sit-down restaurant. The study, dated Nov. 18, 2025, was prepared by CBB Transportation Engineers and Planners.

Anderson said ongoing Illinois Department of Transportation work on Interstate 64, together with city traffic-calming plans for Pierce, make the project feasible. “We believe this new design will perform better for traffic than the originally approved plan.”

The updated traffic analysis reaffirmed prior approval conditions from 2023. Green Mount Road, a north-south minor arterial, is maintained by O’Fallon north of I-64, by St. Clair County south of I-64, and by the Illinois Department of Transportation at the interchange. The corridor is a four-lane divided roadway.

Brian Smallwood of Woolpert Inc., representing Meijer Stores Limited Partnership, requested the zoning amendment for the southeast corner of Green Mount Road and Pierce Boulevard, just north of Interstate 64.

The 6.68-acre site, zoned planned community business district, contains four future development lots. The original plan, approved July 17, 2023, included three fast-food restaurants, a sit-down restaurant with liquor sales, and a medical/retail building.

Including the Meijer development, the property totals 23.61 acres of currently undeveloped farmland. It fronts Green Mount Road, Pierce Boulevard and Interstate 64.

The 2025 traffic study supported improvements first identified in 2023, including full access at Center East Drive, a recommended signal at the center shared access, and no access proposed or recommended to Green Mount Road. The analysis confirmed that the planned access system will function adequately despite the land use revisions and trip pattern changes.

The council approved Meijer’s plan for a 160,000-square-foot retail and grocery store in July 2023. Features include a drive-through pharmacy, online and in-store pickup, home department, outdoor garden center, and a full range of groceries, apparel, pet supplies, toys and electronics.

Meijer, based in Michigan, is a family business founded in 1934 and pioneered the supercenter concept in 1962. The chain now has more than 240 stores in six states, employing about 70,000 people. The closest store is in Springfield, with another under construction in Glen Carbon.

Pierce Business District The Shoppes at Pierce Boulevard were initially developed by GBT Realty for five lots at 700 Pierce Blvd., currently agricultural fields.

The council created the Pierce Boulevard Business District in July 2023, encompassing the intersection of Pierce Boulevard and Green Mount Road and the westbound off-ramp of Interstate 64. The business district includes the 6.68-acre Shoppes at Pierce parcel but not the Meijer grocery site.

The business district allows collection of up to an additional 1% sales tax on retail goods beyond the city’s current rate. It is not a sales tax rebate. Public improvements—estimated at $2 million—include addressing street network deficiencies and providing safe access to Pierce Boulevard, new turning lanes, an internal street system, improvements to the Pierce and Green Mount intersection and utility extensions.

The new tax will help offset infrastructure costs.

The Feb. 2 council meeting will begin at 6 p.m., an earlier start time approved this year, instead of the typical 7 p.m.