St. Charles Approves Developments, Updates Zoning

The St. Charles Plan Commission convened on August 27, 2024, to review multiple development projects and updates to the city’s zoning ordinance. The meeting addressed residential, commercial, and mixed-use projects, while also considering modernized regulations for businesses and community spaces.

Approval of Previous Meeting Minutes

The meeting began with the approval of the June 4th, 2024 Plan Commission minutes, ensuring the formal record of prior actions.

Compact Industries – Land Banked Parking

Request: 18 of 76 required parking spaces to be “land banked” for future development at 420 South 7th Avenue.

Outcome:

• Unanimously approved

• No additional questions from the commission

This approval provides flexibility for future expansion while maintaining compliance with current parking regulations.

Prairie Center Residential & Mixed-Use Development

Scope: Minor subdivision final plat for the former St. Charles Mall property, including:

• Residential and mixed-use buildings

• Park site development

• Resubdivision of parcels for ongoing construction

Outcome:

• Unanimous approval

• Project is aligned with prior PUD approvals

The development supports residential growth and mixed-use community planning in St. Charles.

Chipotle PUD Preliminary Plan & Minor Subdivision

Project Highlights:

• Single-story brick building at 3790 East Main Street

• Online-only “Chipotle Lane” drive-thru for fast order pickup

Key Discussion Points:

• Aesthetic concerns regarding an exterior roof ladder

• Monument sign design to be reviewed at the building permit stage

• Drive-thru efficiency expected to minimize vehicle stacking

Outcome:

• Approved conditionally pending resolution of staff comments, including signage

• Staff to communicate architectural concerns to the applicant

This project aims to enhance commercial options while mitigating impact on traffic and local aesthetics.

Audi Parking Expansion PUD

Project Scope:

• New parking lot on Lot 17 of Pine Ridge Park PUD

• Compliance with landscaping and lighting standards

Discussion:

• Extensive landscaping to mitigate visual impact

• Lighting designed for security with minimal spill

Outcome:

• Unanimous approval

This expansion improves vehicle storage capacity while maintaining community aesthetics.

The Oaks Lots 7-12 PUD

Project Overview:

• Completion of six townhome units in an older development

• Two new buildings replacing original six-unit plan

• Architectural updates based on community feedback

Outcome:

• Conditional approval pending final landscaping and engineering adjustments

The project demonstrates collaboration between developers and the existing community to preserve neighborhood character.

General Amendment to Zoning Ordinance (Title 17)

The commission held a public hearing to review comprehensive zoning updates, addressing:

Key Updates

• Art Studio Definition: Expanded to include dance, cooking, painting, and instructional uses

• Event Venue Use: Standards for private functions including parking requirements

• Cafe Use: Updated from “coffee and tea room” to accommodate broader food service establishments

• Carports and Detached Garages: Clarified for aesthetic and functional consistency

• Breezeway Definition: Maintained open-sided intent, prohibiting enclosures

• Compost Piles/Bins & Food Trucks: Introduced standards for safety, permitting, and monitoring

• Parking & Gravel Lots: Flexibility for resurfaced lots; non-conforming gravel lots cannot expand

• Zoning Fees: Increased to reflect rising administrative costs

Outcome:

• Unanimous approval following public hearing

• Updates provide clarity, flexibility, and modernization of city regulations

Conclusion

The August 27 Plan Commission meeting reflected St. Charles’ commitment to balanced growth and modernized zoning. By approving projects like Prairie Center, Chipotle, Audi parking expansion, and The Oaks, alongside comprehensive zoning updates, the city ensures residential and commercial development aligns with community standards. Residents can expect improved amenities, flexible regulations, and thoughtful urban planning in the coming months.