Council approves rezoning for residential development near Busch Memorial Conservation Area
A large-scale, 239-home residential development near the northwest boundary of the August A. Busch Memorial Conservation Area has been approved by the O’Fallon City Council.
Tall Tree Farm L.P. and Canine Country Kennel and Farm LLC own 161.6 acres located at 9260 and 10102 Hwy. DD, near Diehr Road.
In August, the city of O’Fallon annexed the land along both sides of Hwy. DD, which had been proposed for development into the Villages at Busch Wildlife.
At its Sept. 26 meeting, the council voted 7-2 to approve a bill that rezones the land from Newly Annexed to R-3/Medium Density Residential District. Council members Debbie Cook (Ward 5) and Linda Ragsdale (Ward 5) voted against the bill. Council member Deana Smith (Ward 1) was absent/excused.
The council also moved to exercise discretion to review and approve the Villages at Busch Wildlife preliminary plat, which was previously reviewed by the Planning & Zoning Commission (P&Z). The council approved the motion by voice vote.
Before the rezoning vote, Ragsdale said she has been hearing from residents who will be affected by this project.
“Actually, all residents in O’Fallon will be affected,” Ragsdale said. “I believe my job on the council is to represent my residents and take them into consideration, as well as being responsible with our tax dollars.
“I am hearing overwhelmingly that people are against this particular project.”
A letter from Wentzville School District Superintendent Dr. Danielle Tormala states though the district does not currently have the capacity to accommodate the number of students that may result from similar large residential developments, the Wentzville School District is actively taking steps “to ensure that we are able to accommodate upon the completion of such developments.”
Cook said she has been against the Villages at Busch Wildlife development from the beginning “for multiple, multiple reasons.”
She said her constituents would not get some city services because of the financial loss caused by this project, and that the city would lose “about a half-million dollars per year” between the Post Farms development and the Villages at Busch Wildlife.
The city’s fiscal analysis for the development estimates revenues of $457,915 generated annually from various taxes, with a cost to the city of $519,528 from various services like police, infrastructure and code enforcement.
Cook also said she feared for the safety of “drivers on unsafe, dangerous roads in the area.”
“Personally, I do not want blood on my hands. The roads are not ready, ” Cook said.
In an email after the meeting, council member Steve Koskela (Ward 3) said he voted “yes” for the project to further promote the economic development of the Caledonia commercial corridor.
“The incredible sales tax potential the completion of the Caledonia commercial district will have for the city far surpasses the economic impact study,” Koskela stated. “Without rooftops in the area, retailers are going to continue to pass on this site.
“The Busch Wildlife Conservation Area will never have homes, and greatly impacts the proximity population studies retailers across the country use when selecting a property to build their next business venture on. The impact to services rendered by the city will be relatively small, as they are already crossing this property to provide services to other city-maintained developments.”
Six people spoke in public comments on Sept. 26 against the Villages at Busch Wildlife rezoning. One was O’Fallon resident Arnie Dienoff, and five were members of the group Citizens for Smart Growth in St. Charles County: Eric Fields, Patrice Giancola-Neuwirth, Shawn Mann, Helen Proctor-Tu and Willam Carrier.
Concerns included that Hwy. DD could not handle the increased traffic, and the density of the development doesn’t fit with the surrounding area. One speaker asked if filling in certain areas in the Villages development could risk flooding Hwy. DD at a bridge over Dardenne Creek.
Carrier expressed concerns about the analysis done by the city to determine the fiscal impact of the Villages at Busch Wildlife, stating he believes the ultimate cost to the city would be greater than estimated.
Also on Sept. 26, a case was in St. Charles County Circuit Court to challenge, invalidate and set aside the annexation of certain tracts of real property by O’Fallon that are owned by Tall Tree Farm and Canine Country.
The plaintiffs – Nate DeLuca, Casey DeLuca, Eric Fields and Cyndi Fields – allege that the annexation does not comply with state requirements as the annexed property is not contiguous and compact to the corporate limits of the city.