Council Approves Gas Station, Addresses Safety

The St. Charles Planning & Development Committee met on August 17, 2021, addressing multiple development and zoning issues in the city, including the Crystal Lofts PUD, 1023 West Main Street redevelopment, microbrewery regulations, and concept plans for Dean Street Mixed-Use and River East Apartments. Signage approval for Alter Brewing was also on the agenda.

Key Decisions from the Meeting

• Alter Brewing Signage: Approved for two canvas covers displaying the company logo and text.

• Crystal Lofts PUD: Granted a 60-day extension for the owner to submit permits and begin construction.

• 1023 West Main Street Gas Station: Approved redevelopment with conditions:

  • Single-story structure only (no residential unit)

  • Two fuel pump islands

  • Dumpster relocated from 11th Street

  • Pending IDOT approval

• Microbrewery Regulations: Approved zoning amendment prohibiting outdoor amplified entertainment for breweries adjacent to residential zones.

• Dean Street Mixed-Use Project: Committee provided feedback; applicant to refine plans based on concerns regarding density, height, and residential use in M1 manufacturing zoning.

• River East Apartments: Applicants directed to revise plans to address community concerns regarding density, building mass, public property use, and traffic impacts.

Detailed Discussion

Alter Brewing Signage Approval

Doug Walk lister presented the application for two canvas signs for the outdoor container bar. Both the Historic Preservation Commission and Plan Commission had recommended approval with a 180-day installation time frame, which the committee accepted.

Crystal Lofts PUD Status Update

The Crystal Lofts property had been partially demolished for an extended period, raising safety concerns among neighbors due to open doorways and gaps in fencing. The owner submitted a permit application for exterior repairs and secured funding for masonry, window, roof, and structural work. The committee granted a 60-day extension, giving the owner time to begin construction.

1023 West Main Street – Gas Station Redevelopment

The proposed redevelopment included a 1,400 sq ft convenience store with a residential unit on the second story above a former gas station. Committee and public concerns included:

• Safety risks of residential occupancy above fuel pumps

• Lot size and parking inadequacies

• Multiple variances required (13 total)

Committee Resolution: Approved redevelopment with conditions—single-story only, two fuel pump islands, and dumpster relocated, pending IDOT review.

Microbrewery Regulations

The committee addressed noise complaints from microbreweries, particularly outdoor amplified music affecting nearby residential areas. The approved Title 17 amendment prohibits outdoor amplified entertainment for breweries in M1 or M2 zones adjacent to residential properties, balancing business operations with neighborhood quality of life.

Dean Street Mixed-Use Project

The mixed-use project proposed offices, warehouse space, and residential penthouses for traveling managers. Committee members expressed general support, but requested plan refinements focusing on residential use in a manufacturing zone, building density, and height restrictions.

River East Apartments Concept Plan

Proposed as a dense mixed-use project, including public property utilization, the development faced significant opposition from residents and committee members. Key concerns included:

• Excessive building height and mass

• High residential density (48 units on a small footprint)

• Parking and traffic strain

• Potential sanitary sewer capacity issues

• Impact on historic neighborhood character

Next Steps: Applicants are required to revise the plan, consider lower-density alternatives such as rowhouses, conduct traffic and shadowing studies, and engage further with the community.

Timeline of Key Discussions

Time	Agenda Item	Outcome
0:11	Call to Order & Roll Call	—
0:46	Alter Brewing Signage	Approved
2:20	Crystal Lofts PUD Update	60-day extension granted
14:24	1023 West Main Street PUD & Zoning	Approved with conditions
40:08	Title 17 Amendment – Microbreweries	Approved
1:11:00	Dean Street Mixed-Use Concept	Feedback given; refinements required
1:24:10	River East Apartments Concept	Major revisions needed
2:36:43	Adjournment	—

Conclusion

The August 17 meeting highlights the committee’s effort to balance development, business interests, and community safety. While projects like Alter Brewing and 1023 West Main Street move forward under clear conditions, complex proposals like River East Apartments require significant revisions to meet community standards and preserve neighborhood character. The decisions reflect a forward-looking approach that supports economic growth while prioritizing safety, livability, and thoughtful urban planning.