Plan Commission backs River 504 row-home PUD amendment, asks to replace two street parking spaces with tree islands

The St. Charles Plan Commission recommended approval on Aug. 19 of a planned-unit development amendment and preliminary plan for the River 504 Row Homes, a proposal by J and B Builders to build eight residential units on the vacant lot at the northeast corner of First and Prairie streets. The commission’s recommendation includes removing two diagonal parking spaces on South First Street to permit planted islands with trees and asks staff to resolve all outstanding technical comments before the item advances to the Planning and Development Committee of the City Council.

The developer, Julie Salyers, introduced the proposal as four freestanding, four-story masonry buildings with two units per building, rear garages, and an extended streetscape along South First Street that would include on-street parking and a sidewalk connection to the Fox River Trail. Salyers said the design eliminates front pergolas and pulls front elevations closer to the sidewalk to create a consistent urban street wall, and that the site will be fully landscaped and include a sidewalk extension to the Riverwalk.

Why this matters: the project changes the approved PUD by converting a parcel from mixed use to two-family dwellings, increasing maximum building height from 49 feet in the existing PUD to 57 feet, and reducing the First Street setback from 5 feet to approximately 3.4 feet. Those changes require the PUD amendment the commission reviewed and a recommendation before council consideration.

Commission discussion focused on massing and pedestrian experience along South First Street, landscaping density in the interior courtyard corridors, and the composition and materials of the buildings. Several commissioners urged additional street trees or planting islands to soften what one commissioner called a “four stories three feet away” condition. Commissioners and public commenters suggested stepping the west façade, adding planting islands within the angled parking, and using distinctive pavement or pavers in visible walkways and drive aisles to better match adjacent developments. Staff noted that the number of on-street parking spaces proposed is called for by the PUD ordinance but the commission may recommend reducing some spaces to allow planting islands; public works input will be sought on maintenance and technical feasibility for islands placed in a public right of way.

Members of the public who spoke at the hearing largely supported redevelopment of the long-vacant lot but urged changes to improve the pedestrian environment. Steve Lefler, who lives at 450 South First Street, said, “I want this property being developed. I just want it to be in the best available way for the community as a whole.” Commenters also asked that the off-site sidewalk extension to the Fox River Trail remain and suggested the developer consider additional trees to reduce afternoon heat from west sun and to improve walkability. Historical and design-minded neighbors — including Phil Kessler and Tim Judge — recommended small, low-cost architectural details (for example, banding and corner pilasters) and increased planting density to harmonize the new buildings with the nearby Milestone Row development.

The developer said each unit will offer a two- or three-car garage and that off-street driveway depth complies with the city’s turn simulation; Salyers also said driveway and private walkway materials were chosen for maintenance reasons but that the association would maintain private landscaping. She said unit pricing has increased throughout the year and that current base pricing is in the $1.9 million range.

Formal action: the commission moved and seconded a motion to recommend approval of the River 504 Row Homes PUD amendment and PUD preliminary plan, including the request that two diagonal parking spaces on South First Street be removed and replaced with planted islands; the roll-call vote was unanimous. The commission’s recommendation includes a requirement that the applicant resolve all staff comments and that public works review the proposed islands in the public right of way before the matter goes to the Planning & Development Committee.

Next steps: the commission’s recommendation will be forwarded to the Planning and Development Committee of the City Council for consideration. The commission record notes that the project’s PUD amendment changes (use, height and setback) remain subject to final city approvals and any conditions adopted by the council.