St. Charles Advances River East Lofts PUD and Public Land Vacation

On August 24, 2022, the St. Charles Planning & Development Committee met to review the River East Lofts development, including a proposed public land vacation and mixed-use redevelopment plan. After extensive discussion on parking, density, and city control over public land, the committee voted to forward the PUD and land vacation for City Council consideration.

River East Lofts Development Overview

• Located at the southeast corner of Illinois and Riverside Avenues, the project includes:

  • 42 residential units

  • First-floor retail

  • 60 parking spaces

• Proposed vacation of portions of street right-of-way (Indiana Ave, Illinois Ave, Riverside Ave) and a triangular green area to incorporate into the development site.

• Developer Frontier Development revised a previous 5-story plan in response to community feedback, lowering height and reorienting the project.

Key Discussion Points

Parking Adequacy

• Downtown parking concerns were raised, despite the project meeting existing requirements.

• Committee recommended a city-wide downtown parking study to address broader parking pressures and plan for future growth.

“By-Right” Development Alternative

• Without PUD approval, the developer could proceed under existing CBD-1 zoning, bypassing City Council approval.

• Potential impacts include:

  • More intensive commercial uses (bars, restaurants)

  • Different residential unit types

  • Less control over parking and land use by the city

Public and Council Concerns

• Council members debated land ownership, density, and future control.

  • Some favored the PUD for better city oversight and infrastructure improvements.

  • Others opposed vacation of public land, emphasizing retention of green space and long-term city control.

• Public comments highlighted concerns over:

  • Loss of public land

  • Increased density and traffic

  • Adequacy of parking

  • Precedent for future development

Developer and Staff Clarifications

• Staff emphasized that land vacation is part of a comprehensive package including infrastructure and beautification improvements.

• Developer confirmed that the PUD plan cannot proceed without the land vacation, but the alternative “by-right” option remains legally available.

Decision and Next Steps

• Motion: Forward the River East Lofts PUD and associated land vacation to City Council.

• Vote Result: 5 Ayes, 2 Nays, 1 Not Voting/Abstain

• Action Item: City will commission a downtown parking study to ensure long-term adequacy.

• The City Council will now review the PUD and land vacation for final approval.

Conclusion

The meeting underscored the balance between private development, public land stewardship, and downtown planning. The River East Lofts project, while controversial among some council members and residents, represents an effort to revitalize downtown St. Charles with mixed-use residential and retail development while incorporating infrastructure enhancements and public improvements.