St. Charles Committee Advances PUD Amendments and Downtown Riverfront Feasibility Study

On December 15, 2022, the St. Charles Planning & Development Committee met to address several key city development projects, including Monhealth Glenn and Foxfield Commons PUD amendments, a downtown riverfront feasibility study, and an update on affordable housing.

PUD Amendments Approved

Monhealth Glenn PUD

• The committee recommended approval following a 7-0 Plan Commission vote.

• The amendment reduces front and exterior side yard setbacks for corner lots 44 & 45 to 10 feet, down from 20 feet front and 15 feet side.

• Adjustments improve lot utilization while maintaining community design standards.

Foxfield Commons PUD (Ignite Oral Surgery Center)

• Also recommended for approval, following unanimous Plan Commission support.

• Fire Department and Planning staff comments regarding aisle widths and landscaping will be addressed before City Council review.

• The project includes connecting a missing sidewalk portion along Foxfield Road for improved pedestrian access.

Affordable Housing Analysis

• St. Charles exceeds the state’s 10% target, with 17% of housing stock classified as affordable.

• The increase is influenced by higher area median income and the use of three-year-old sales data.

• Staff anticipate a potential decline in affordability as current housing market trends are incorporated.

• The city’s Housing Trust Fund currently holds over $2 million, with discussion planned on an inclusionary housing fee for future development.

Facade Improvement Grant

• Committee approved a $20,000 maximum grant for 17 North 2nd Avenue.

• Funding for the fiscal year is exhausted and will be available again in May.

Downtown Riverfront Property (Former Police Department Site)

Feasibility Study

• Committee directed staff to engage a single firm for a comprehensive feasibility study, including:

  • Environmental assessment

  • Traffic and utility evaluation

  • Cost implications

• Estimated study cost: $50,000–$125,000.

Existing Proposals

• The committee voted 7-1 (with 1 abstention) to return all previously submitted proposals, inviting resubmission after the feasibility study informs new guidelines.

• Public feedback emphasized community input, transparency, and trust in the process.

• Staff will communicate the updated process to previous proposal submitters.

Public Engagement and Committee Direction

• Public comment focused heavily on the downtown riverfront site, calling for a restart of the process to fully integrate resident feedback.

• The committee emphasized that the feasibility study aims to assess site potential rather than define exact uses.

Next Steps

• Draft RFP for feasibility study to be prepared by staff.

• Housing Commission to discuss inclusionary housing fees in upcoming meetings.

• Continued updates on PUD approvals, downtown riverfront study, and affordable housing compliance to be provided at future committee meetings.

Conclusion

The December 15 meeting marked significant progress in planned unit developments and strategic planning for the downtown riverfront site. With a focus on feasibility, transparency, and community input, St. Charles continues to balance development growth with resident priorities and long-term city planning goals.