St. Charles Reviews Charles Farm Plan

On September 5, 2024, the St. Charles Plan Commission convened for a detailed concept plan review of the proposed Charles Farm development, a 970-acre project by Py Home Company LLC. The meeting provided initial feedback on land use, density, infrastructure, and environmental impacts, but no formal decisions were made.

Purpose of the Concept Plan Review

• Gather early feedback from the Plan Commission and the public

• Avoid premature financial investment in detailed engineering

• Ensure alignment with St. Charles Comprehensive Plan and regional planning objectives

The Charles Farm project includes a Del Webb 55+ community, other housing types, and significant open space, with assumptions of annexation into St. Charles to access municipal utilities.

Developer Presentation Highlights

Presented by Russell Whitaker (Rosenova and Whitaker, representing Py Home Company):

• Introduced Del Webb community amenities designed for aging in place, including HOA-managed maintenance ($360/month per household)

• Layout includes single-family homes, townhomes, and neighborhood-focused commercial areas

• Emphasized connectivity to regional trails and open spaces, while avoiding sensitive areas like Brundage Road and the La Fox Historic District

• Addressed demographic trends, highlighting an aging population in Kane County and the need for senior-focused housing

Plan Commission Feedback

Initial questions focused on:

• Market research and home pricing

• Pedestrian and bicycle connectivity

• Compatibility with regional planning goals

Commissioners emphasized:

• Re-evaluating density and unit count to respect rural character

• Enhancing buffers and transitional zones for neighboring properties

• Conducting traffic, environmental, and fiscal impact studies

Public Comments and Community Concerns

Residents and representatives expressed significant concerns regarding:

1. Preservation of Rural Character

   • Potential loss of semi-rural identity and open space

   • Risk of creating an isolated “island” development

2. Environmental Impact

   • Groundwater and aquifer depletion and contamination

   • Stormwater runoff affecting Mill Creek and endangered species

3. Traffic and Safety

   • Route 38 and Keslinger Road projected to experience high congestion

   • Safety risks for existing residents

4. Fiscal Burden

   • Costs for city services, schools, and infrastructure may outweigh projected tax revenue

   • Potential burden on current taxpayers

5. Impact on Local Businesses

   • Farms and agritourism operations along Brundage Road may be adversely affected

   • Concerns about loss of scenic and community value

6. Generational and Housing Equity

   • Need for multi-generational and affordable housing rather than age-restricted enclaves

   • Representation concerns for Geneva residents affected by schools

   
   

Action Items for Developer

The Plan Commission recommended:

• Revisiting density and unit types to align with community character

• Conducting detailed traffic, environmental, and fiscal studies

• Enhancing buffers, transitions, and open spaces

• Improving pedestrian and bicycle connectivity within the development and to surrounding communities

• Continuing direct engagement with residents and neighboring organizations

The Charles Farm project will next be presented to the City’s Planning and Development Committee, potentially as early as October 14, 2024.

Conclusion

The September 5 meeting provided a comprehensive public and commission review of the Charles Farm concept plan. While no formal actions were taken, the developer received detailed guidance on preserving community character, mitigating environmental and traffic impacts, and ensuring fiscal responsibility. Public engagement highlighted the importance of balancing senior-focused housing with the preservation of St. Charles’ rural heritage and open space.