St. Charles Council Explores Development Priorities

Meeting Overview

The St. Charles City Council held a comprehensive workshop on July 6, 2023, lasting over three hours. Unlike regular meetings, this session was dedicated to discussion, information sharing, and exploring future initiatives, rather than formal decisions. Key topics included Tax Increment Financing (TIF), the former Police Station site, city development priorities, and potential council procedural changes.

Welcome and Mayor’s Priorities

The meeting opened with the welcome of new 3rd Ward Alderperson, Mr. Gap, followed by the Mayor outlining her priorities for the next two years, emphasizing:

• Enhanced communication and transparency

• Continued infrastructure investment

• Strategic development of key city sites (First Street, Eastside, Charlestown Mall)

• Support for local business growth

This set the tone for a collaborative and forward-looking discussion.

Tax Increment Financing (TIF) Discussion

Nick Peppers, the city’s TIF expert, presented a detailed overview:

• How TIF works: Financing redevelopment through incremental property tax revenue

• Eligible costs and reimbursements: Comparison of pay-as-you-go versus municipal bonds

• Duration and extensions: 23-year TIF lifespan, challenges in obtaining 12-year extensions requiring school district approval

• Financial implications: Highlighted potential risks if the First Street TIF is not extended

Council members asked questions regarding the city’s financial responsibilities and implications for ongoing projects.

Former Police Station Site Feasibility Study

A significant discussion focused on the former Police Station site:

• Objective: Conduct a feasibility study emphasizing technical factors (environmental, geotechnical, utilities, demolition, traffic, parking)

• Public engagement vs. concept plans: Council debated whether to prioritize technical studies or involve extensive community input before concept planning

• Next steps: Staff to return with a timeline and recommendations at the August P&D Committee meeting

This reflects the Council’s careful approach to high-profile redevelopment projects.

City Development Process Overview

Russ Colby, Community Development Director, provided an in-depth review of the city’s development approval process:

• Stages: Pre-application, concept plan (feedback only), preliminary review, final review, and construction

• Other considerations: Zoning, historic preservation, licensed businesses, and incentive agreements

This ensured transparency and clarified procedural expectations for Council members and the public.

Committee of the Whole Discussion

City Administrator McGuire proposed a shift to a Committee of the Whole meeting structure to improve efficiency:

• Pros: Fewer meetings per month, more thorough discussion of agenda items, better staff preparation

• Cons: Potential reduced public access, risk of Council becoming a “rubber stamp” for staff-led agendas

Council members were divided, and no consensus was reached, leaving the proposal pending further discussion.

Top 10 Development Priority Sites

Derek Conley, Economic Development Director, presented the city’s top 10 priority sites, including:

• Blue Goose property

• Charlestown Mall

• Pheasant Run

• Various vacant parcels and redevelopment opportunities

Council members asked clarifying questions, ensuring alignment with the city’s strategic development goals.

Open Discussion on Future Initiatives

Council members proposed a variety of potential initiatives:

• Financial wellness reporting for transparency

• Ethics ordinance review

• Downtown branding and local business support

• Potential adjustments to liquor licenses and public engagement practices

Staff were tasked with researching and compiling responses for future consideration.

Public Comments

Residents provided feedback on topics discussed, including:

• Police Station site feasibility

• TIF extensions and financial considerations

• Public safety and downtown development

The workshop format allowed for direct community engagement without immediate decisions.

Conclusion

The July 6 workshop highlighted St. Charles Council’s focus on strategic planning, transparency, and informed decision-making. While no formal votes were taken, the discussions on TIF financing, police station redevelopment, top priority sites, and potential procedural changes reflect a proactive approach to governance and community engagement. Upcoming committee meetings will refine these initiatives, ensuring resident input and responsible development planning remain central to city decisions.

FAQs

What did the St. Charles City Council discuss on July 6, 2023?

The council reviewed TIF financing, police station site redevelopment, and top city development priorities.

What is the update on the former St. Charles Police Station site?

The council planned a feasibility study to assess environmental, utility, and traffic factors before redevelopment.

What are the top St. Charles IL development priority sites?

Sites include Charlestown Mall, Blue Goose property, Pheasant Run, and other key redevelopment parcels.

How does TIF financing work in St. Charles IL?

Tax Increment Financing funds redevelopment with property tax growth, lasting 23 years with possible extensions.

Did the July 6 St. Charles City Council meeting make decisions?

No formal votes were taken; it was a workshop focused on discussion and strategic planning.