St. Charles Reviews Major Development Projects

On November 12, 2024, the St. Charles Planning & Development Committee convened for approximately 1 hour 57 minutes to review and provide feedback on major residential and commercial development projects, PUD amendments, and housing funding allocations.

Concept Plan: Emblem St Charles

• Project Overview: Proposed by Cortera Multifamily and Lenor Homes, the development includes 288 multifamily units and 72 townhomes on a 29-acre site.

• Key Discussion Points:

  • Ensuring robust pedestrian and bike connectivity.

  • Exploring inclusion of on-site affordable housing units rather than solely fee-in-lieu payments.

  • Developer committed to covering infrastructure upgrades, including utilities and traffic improvements.

  • Fire department recommended an additional townhome exit for safety.

• Action Items: Developers to incorporate feedback regarding building placement, recreational opportunities, and pedestrian connections to Meyer shopping center.

Concept Plan: River 504 Town Homes

• Project Overview: Proposed 8 townhome units in 4 freestanding row houses on First Street, changing from a previously mixed-use concept.

• Key Discussion Points:

  • Deviation from commercial-first-floor ordinance due to changing economic conditions.

  • Architectural upgrades across all elevations and possible building relocation closer to First Street.

  • Focus on integrating with the existing streetscape and enhancing pedestrian experience.

• Action Items: Developers to revise site plan based on staff and Plan Commission feedback, including streetscape and material improvements.

PUD Amendment: MHAL Glenn Rear Porches

• Proposal: Allow rear porches to encroach up to 10 feet, including screened/enclosed porches.

• Council Decision:

  • Lots 5-20 (backing Adams Avenue): Maximum 8-foot encroachment, no enclosed porches.

  • Other lots: 10-foot encroachment allowed, including enclosed porches.

• Rationale: Balanced developer flexibility with resident concerns about privacy, noise, and neighborhood character.

Housing Trust Fund Allocation: Carol Tower

• Project Overview: Renovation of affordable senior housing, totaling $42 million.

• City Contribution: $545,000 from the Housing Trust Fund as a 0% interest loan.

• Key Discussion Points:

  • Ensures continued affordability for at least 30 years.

  • Retention of local on-site management to address resident concerns.

  • Compliance with HUD and state regulations.

• Council Decision: Allocation approved to support unit upgrades and building system improvements.

Sales Tax Agreement: Fox Haven Square

• Project Overview: $22.2 million development converting a 7.5-acre site into a 70,000 sq ft retail and restaurant complex with tenants like Hampton Social and Fire & Wine.

• Agreement Details:

  • Sales tax rebate up to $588,000 over 7 years.

  • Rebate tied to city-requested cross-access connection to Charlestown Mall and expanded sidewalks.

  • City retains the 0.5% sales tax increase from last year.

• Council Decision: Agreement approved to support economic growth, job creation (300–400 jobs), and improved area connectivity.

Additional Notes

• Crosswalk at 64 & Kirk Road: City exploring options and potential cost-sharing with the county.

• Next Steps: Staff to prepare for upcoming Government Operations Committee meeting regarding plaza programming beyond Scarecrow Fest.