St. Charles Approves Storage Amid Resident Concerns

The St. Charles Plan Commission held a meeting on December 5, 2024, to review zoning and planned unit development (PUD) projects, including permanent motor vehicle storage, Space Self Storage, and Parent Petroleum Foxwood PUD. The session addressed community concerns, site layout revisions, and design standards to ensure developments integrate with neighborhood character.

Approval of October 22nd Meeting Minutes

The meeting began with a roll call, pledge of allegiance, and approval of the October 22nd meeting minutes, formally recording prior session actions.

General Amendment for Permanent Motor Vehicle Storage – Sled Gardens LLC

The commission approved amendments to zoning ordinance Chapters 17.14 and 17.2, allowing permanent motor vehicle storage in the BC District under specific conditions.

Key Requirements:

• Uses must not be adjacent to residentially zoned property

• Each parcel must be at least one acre

Discussion Highlights:

• Applicant Peter Wall emphasized the need for vehicle inventory storage for Mercedes-Benz St. Charles

• Commissioners discussed landlocked properties, outdoor parking, fencing, and neighborhood impact

• Public hearing received feedback focused on potential effects on surrounding areas

Outcome:

• Motion passed 7-0

• Sled Gardens LLC may proceed with applications under the amended zoning regulations

This decision supports local business growth while protecting residential adjacency concerns.

Space Self Storage PUD Amendment and Preliminary Plan – St Charles SS LLC

The commission reviewed a 121,000 sq ft climate-controlled self-storage facility proposed near residential areas. The meeting saw significant public turnout, with residents expressing concerns over traffic, safety, aesthetics, and building scale.

Approved Conditions for the Project:

• Rotate building 90 degrees so the long side faces Main Street

• Enhance landscaping along Woodward Avenue

• Reduce North façade lighting, except for emergency lights

• Add earth birming along Woodward Avenue

Discussion Highlights:

• Chairman emphasized the Plan Commission’s advisory role; final approval rests with the Planning and Development Committee and City Council

• Some commissioners remained concerned about the building size, even with design revisions

• Applicant agreed to consider layout adjustments to mitigate residential impact

Outcome:

• Motion passed 5-2

• Residents were encouraged to submit feedback to City Council, the ultimate approving body

This decision balances business needs, building design, and community input in a sensitive residential-adjacent location.

Parent Petroleum Foxwood PUD Preliminary Plan – SEMA Developers

The commission reviewed a new 6,000 sq ft office building for Parent Petroleum on a one-acre lot.

Key Considerations:

• Shared access with neighboring properties

• Two outstanding staff comments regarding cross-access and refuse enclosure

Discussion Highlights:

• Applicant Dan Sus highlighted low delivery traffic and design continuity with existing facilities

• Commissioners discussed architectural aesthetics and internal downspout management

• Generally positive feedback with minor adjustments required

Outcome:

• Motion passed 7-0 to recommend approval subject to staff comment resolution

This plan supports commercial expansion while maintaining neighborhood compatibility.

Public Participation and Community Feedback

• Residents actively voiced concerns about the Space Self Storage project, especially regarding safety near a park/daycare, crime potential, and visual impact

• Public input highlighted the importance of neighborhood-friendly design and mitigating large building mass

• Chairman reminded attendees that Plan Commission recommendations are advisory, with City Council having final approval authority

Action Items Summary

Project	Action Item
Sled Gardens LLC	Proceed under amended zoning regulations
St Charles SS LLC	Revise plans for layout, lighting, landscaping; proceed to City Council
Parent Petroleum Foxwood PUD	Address outstanding staff comments and finalize plans

Conclusion

The December 5 Plan Commission meeting reflected St. Charles’ careful oversight of both commercial and storage developments. By approving the motor vehicle storage amendment, Space Self Storage PUD with conditions, and Parent Petroleum preliminary plan, the commission balanced business growth, public concerns, and neighborhood compatibility. Residents are encouraged to engage with the Planning and Development Committee as these projects move forward.