St. Charles Approves TIF, Historic Grants, Outdoor Cafes

Sep 8
3 min read

On April 19, 2022, the St. Charles Planning & Development Committee met to review and approve several important development initiatives, ranging from historic preservation funding to tax increment financing for Pheasant Run, updates to outdoor cafe regulations, and building permit fees.

Historic Preservation Initiatives and Facade Grant Program

The committee approved updates to the Facade Grant Program, emphasizing restoration for properties 50+ years old. Key features include:

Priority funding for historic properties until September 1st.
Emphasis on restoration over renovation, excluding new building additions unless tied to public rear entrances.
Up to 50% reimbursement for architectural services, capped at $5,000.
Clarification of “maintenance” related to permits to ensure proper program use.

The program aims to protect the city’s historic character while providing financial support for older buildings needing restoration.

City Code Amendment: Outdoor Cafes and Food Carts

The committee approved a new fee structure for First Street plazas, transitioning from the temporary pandemic program to a permanent framework:

Fee: $0.50 per square foot for a 100-day period per business.
Council approval required for final cafe area determinations.
Positive feedback from most local businesses, though some raised concerns about the current restaurant climate.
Committee emphasized balancing public space access with private commercial use and planning for long-term plaza utilization.

Rezoning for Lazarus House (15 South Third Street)

The committee approved a map amendment from CBD2 to CBD1, enabling the construction of a two-unit apartment building for transitional housing.
Rezoning ensures the lot size and zoning match Lazarus House’s community-focused needs.

Corporate Reserve of St. Charles PUD Amendment

Committee approved a non-illuminated development identification sign with landscaping conditions.
The amendment enhances the visibility of new development while adhering to aesthetic guidelines.

Pheasant Run TIF District Inducement Resolution

The inducement resolution was approved to facilitate a $6 million electric service upgrade at the former Pheasant Run site.
The TIF will operate on a pay-as-you-go model, reimbursing the developer through tax increment over 5–10 years.
Sustainable development options, including solar panels, were discussed for future planning.

Contract for TIF Consultant

Kane McKenna Associates was contracted for Phase 2 of the TIF adoption process, with funding provided by the developer.
This ensures professional oversight and proper implementation of the Pheasant Run TIF project.

Amendment of Building Permit Fees

Committee approved updates to Title 15 of the City Code to streamline and increase building permit fees.
Fees previously covered only 72% of operational costs.
New structure simplifies calculations, incorporates engineering review costs, and avoids phased fee increases.

First Street Building 8 Redevelopment Agreement

The project, delayed since 2019 due to pre-leasing requirements and the pandemic, remains flexible.
Committee directed staff to request an updated construction schedule but not amend the existing agreement, preserving city options while acknowledging developer investment.

Public Engagement and Committee Decisions

Public feedback focused on historic preservation, plaza use, and TIF transparency. The committee emphasized:

Prioritizing older, historic buildings while supporting commercial growth.
Ensuring outdoor cafes balance private business interests with public access.
Implementing TIF and redevelopment projects with community oversight and sustainability considerations.

Conclusion

The April 19, 2022 meeting reflects St. Charles’ ongoing efforts to balance development, historic preservation, and community engagement. From historic facade grants to Pheasant Run TIF planning and updated outdoor cafe regulations, the city demonstrates a commitment to thoughtful, forward-looking urban planning while maintaining flexibility for evolving needs.