St. Charles Committee Rejects Gas Station Plan, Moves Forward on Police Station Redevelopment

Sep 8
3 min read

Introduction

The St. Charles Planning & Development Committee met on October 19, 2021, to deliberate major development proposals and site plans impacting the city’s future. The meeting focused on a denied plan for a new Casey’s gas station, a six-month permit extension for Zen Leaf, and approval of a Request for Concept Proposals (RFCP) to redevelop the former police station site.

Key Decisions Made

Removed Item 4a from omnibus vote for discussion.
Approved omnibus vote for Item 4b.
Denied special use PUD for Casey’s Gas Station and Convenience Store (3–5 vote).
Approved six-month special use extension for Zen Leaf.
Directed staff to issue RFCP for redevelopment of the former police station site.

Charlestown Mall Concept Plan Postponed

The Charlestown Mall Concept Plan Review was rescheduled to a later date, with property owners to receive mailed notifications. This topic will be revisited in an upcoming meeting.

Discussion on Construction Extension Compliance

A previously approved 60-day extension for a development project required construction to begin before the October meeting. While no physical work had started, staff confirmed that permits had been issued and a construction start date of October 25 was provided by the developer. The committee agreed that failure to begin by this date would bring the project back for review.

Casey’s Gas Station Proposal Denied

A significant discussion centered on Casey’s Gas Station and Convenience Store proposal at 2600 East Main Street.

Casey’s representatives emphasized the chain’s unique business model, highlighting its status as the fifth-largest pizza retailer in the U.S.
The plan included demolishing a vacant bank building, building a 4,600 sq. ft. store, and increasing landscaping and green space by 0.3 acres.
Despite unanimous support from the Plan Commission, the committee expressed concerns about over-saturating the area with gas stations, referencing the city’s comprehensive plan, which prioritizes diverse commercial development.
The motion to approve failed in a 3–5 roll call vote, reflecting the city’s commitment to strategic planning and land use priorities.

Zen Leaf Permit Extension Granted

The committee approved a six-month extension for Zen Leaf’s special use at 3714 Illinois Avenue.

The extension was needed due to state-level delays in approving Zen Leaf’s relocation to 3691 East Main Street.
Zen Leaf confirmed that the new location was ready for final inspections, and state approval was anticipated soon.
The decision supports continued operation while ensuring compliance with relocation requirements.

Former Police Station Redevelopment Plans

The city is inviting developers to submit conceptual proposals for the redevelopment of the former police station site.

The committee approved issuing a Request for Concept Proposals (RFCP) to encourage creative and feasible development ideas.
The RFCP aims to lower barriers for developers by requesting concepts rather than detailed plans upfront.
Discussions included a possible 120-day response period (instead of 90 days) to attract more interest, a focus on public amenities, and clarification that redevelopment agreements would follow environmental cleanup and demolition efforts.
This decision reflects a forward-thinking redevelopment approach to attract investment while maintaining community-centered planning.

Additional Meeting Highlights

The meeting included no executive session or additional public items.
Omnibus votes and other routine approvals were quickly passed.

Conclusion

The October 19, 2021 Planning & Development Committee Meeting demonstrated St. Charles’ commitment to strategic growth and thoughtful redevelopment. By rejecting the Casey’s gas station proposal, the committee reinforced the city’s comprehensive plan and vision for commercial diversity. The decision to move forward with conceptual proposals for the former police station site opens opportunities for innovation and community-focused redevelopment. Meanwhile, extensions granted for Zen Leaf ensure continuity for existing businesses amid state-level regulatory delays.