Cannabis Approved, Riverfront Opposition Mounts

On November 16, 2022, the Planning & Development Committee convened to discuss several high-profile items affecting St. Charles, including a recreational cannabis dispensary, First Street Plaza Phase 2, Anthem Heights Subdivision streets, and public commentary on the Riverfront development. The meeting combined approvals with extensive public input, reflecting both progress and community concern.

Omnibus Vote & Agenda Amendments

The meeting opened with an omnibus vote, approving most items while removing Item 4G (Anthem Heights streets) for separate discussion. Vice Chair Lencioni presided over Item 4A due to a recusal by the chair.

Special Use Approval: Recreational Cannabis Dispensary

Approval Overview

The committee approved the special use permit for a recreational cannabis dispensary at 584 South Randall Road, the second allowed in the city (one per side of the river).

Key Considerations

• Pedestrian Safety: The Plan Commission recommended a striped crosswalk, with stop signs already present.

• Traffic Impact: The city’s engineering firm (HLR) indicated no significant traffic issues anticipated.

• Community Response: While some committee members expressed personal disapproval, the motion passed, reflecting a regulated and safe approach for the new dispensary.

First Street Plaza Project Update

Phase 1 Completion

Phase 1, which involved river wall reconstruction and filling the old "Manor hole," is complete at a net city cost of $1.248 million, supplemented by $800,000 from grants/donations.

Phase 2 Planning

Phase 2 will construct the full plaza, estimated at $3.26 million, an increase of $800,000 due to inflation and contingency factors. Highlights include:

• Solar pergola and community art installation

• Pedestrian-friendly walkway, closing First Street to vehicles

• Funding: First Street Initiative pledged $671,000; balance $2.6 million city responsibility

• Timeline: Construction aimed to start April 2023, lasting 9 months to minimize business disruption

Committee Discussion

• Funding Concerns: Some members worried about city expenditure amidst other infrastructure needs.

• Project Phasing: Strong preference for bidding entire Phase 2 at once to reduce repeated mobilization costs and disruption.

• Next Steps: Staff to pursue PUD processes (Historic Preservation Commission, Plan Commission, City Council) and solicit bids for the full project, with optional breakdowns for council review.

Anthem Heights Subdivision Streets Acceptance

The committee addressed Item 4G, focused on public streets acceptance.

Issues Identified

• Street slopes slightly below city standards, potentially affecting drainage and longevity

• Developer disagreed with staff assessment

Resolution

• Acceptance approved with a 10-year extended warranty (amended from the original 5 years)

• Committee emphasized greater protection for the city, avoiding future reconstruction or patchwork

Public Comments: Riverfront Development

Residents voiced strong opposition to the Frontier proposal for the old police station Riverfront site, citing:

• Size and density: Large hotel (164 rooms) and extensive concrete footprint

• Traffic and safety: Potential hazards near residential streets and fire department

• Green space loss: Reduced public river access

• Fiscal concerns: $20M requested in public funding plus land donation

• Regulatory compliance: Violations of city ordinances, RFP, and comprehensive plan

• Community values: Desire for riverfront to remain a public, natural resource

Speakers urged the mayor and council to remove the Frontier proposal and reissue the RFP for development concepts aligned with community needs and environmental protection.

Aldermanic Announcements

An alderman announced they will not seek re-election, encouraging residents to participate in upcoming local elections.

Conclusion

The November 16, 2022 Planning & Development Committee meeting balanced approvals with public input, signaling forward progress while recognizing community concerns:

• Recreational cannabis dispensary approved, regulated for safety

• First Street Plaza Phase 2 planning continues, with city and private funding coordination

• Anthem Heights streets accepted with extended warranty for long-term durability

• Riverfront development remains under scrutiny, with residents advocating for proposals reflecting community values and historic preservation

The meeting highlights the ongoing need for transparent, participatory decision-making in St. Charles’ city planning initiatives.