Why was First Street chosen for redevelopment?
Population and traffic increases are fueling the need for more service, retail, and residential uses to be developed within a confined space, supported with adequate parking and traffic control. Although downtown St. Charles is currently a vibrant area, attracting residents and visitors to retail shops, restaurants and attractions, the City is looking at the long-term vision, of the downtown.

Overall, investment in the downtown area has not kept up with investment in other parts of St. Charles. When these signs appear in a once vital retail area, it affects the community's image and affects the entire community's property values. It would be irresponsible for the City to not be pro-active and take steps to facilitate a positive change.

First Street was identified as the largest area of opportunity suitable for infill development in the Downtown Strategy Plan, which was adopted in 2000. It is now time to implement the goals of the Downtown Strategy Plan and the First Street Guidelines.

Following is a recap of community input during inception of the First Street Guidelines in 2002:

• First Street should be a district of truly mixed uses, with each building containing the greatest mix possible.
• Setbacks are important in establishing the pedestrian feel of First Street; a “build-to” line at the back of the sidewalk or a very limited setback would be most appropriate.
• Pedestrian spaces, beyond those at the front of the building, cannot be overlooked. The success of the experience rests in the “completeness” of the pedestrian network.
• The orientation of new development to the river will be one of the most significant features of the First Street district. Buildings cannot be allowed to turn their backs to the river.
• There is a sense that the evolution of First Street cannot be achieved unless the developer shares in the community's vision for the district. Ultimately, this should be one of the primary components of the developer selection process.
• Definition of the “proper” mix of tenants
• Materials used in new construction should reflect the enduring qualities of other downtown buildings.

How does this project benefit the community?
First Street provides an opportunity to create a “pedestrian oriented” development with convenient parking, where traffic can be controlled and land uses are mixed to support each other in a beautiful, natural setting along the Fox River– unique shops, restaurants, offices, and residential apartments and condominiums. A redeveloped First Street also offers opportunities for aesthetic improvements at the river's edge, expansion of the river walk, enhanced streetscaping and public plazas for people to enjoy. Redevelopment of First Street will promote investment and create a ripple effect for redevelopment in the downtown area. First Street has already been cited as the reasoning behind several proposed redevelopment projects in the downtown.

What are the key elements of the proposed redevelopment Concept Plan?

• Over 100,000 square feet of retail and restaurant space (on the first floor of the buildings)
• Over 100,000 square feet of office space (on second and third floors of buildings)
• 79 residential condominium units and 16 rental apartments (on upper floors)
• Two parking garages and additional on-street parking with a total of approximately 943 parking spaces
• Relocation of the Blue Goose supermarket to the southwest corner of Indiana and Second Streets, with a floor area expansion to 36,286 square feet
• Public plaza extending from the river west across First Street, to include the area behind the existing buildings that front on Main Street (including the area where Vi's was located)
• Public access along the river via an improved river walk

Who is the developer?
The developer for the project is First Street, L.L.C. Bob Rasmussen, Philip Corcoran, Charles Wolande, Keith Kotche, and Mark Knauer are members of this development team. The development team for the building on the southeast corner of 1st and Main, now known as The Manor Restaurant, is SMN Development, L.L.C., Joe Salas of Hotel Baker and Maurice McNally of McNally's Irish Pub and Avondale Builders. This property is not within the TIF district or the designated redevelopment project area, although it is key to the redevelopment project because of its location.

What is the process-- what can the community expect to see in the upcoming weeks, months?
The Concept Plan was presented to the Plan Commission on September 20, 2005. The same plan was also presented to the Downtown Partnership and River Corridor Committee on September 21. The City entered into a redevelopment agreement with the developer on December 15, 2006, outlining the financial obligations and scope of the project.

In September, a Plan Commission public hearing, which is required in order to grant a special use for a Planned Unit Development, was held. To apply to redevelop this land, all the owners of land that will be part of the project have submitted a Planned Unit Development (PUD) application.

The phasing of elements of this project, as well as scheduling of construction, is a major coordination effort, but it is one that is also heavily dependant on timing of a redevelopment agreement as well as bids for contracts. Public infrastructure improvement began in October 2006 and are ongoing.

The remaining phases of development are scheduled as follows:

How much will this cost the taxpayers?
Taxpayers will notice no change on their property tax bills due to this project.

This project began with the establishment of a Tax Increment Financing District (TIF) in March 2002. The Illinois Compiled Statutes (Chapter 65ILCS 5/11 – 74.4-1 et seq.) permit municipalities to use Tax Increment Financing as an economic development tool to improve eligible areas in accordance with a redevelopment plan. Basically, bonds are sold to help pay for refurbishing and redeveloping the eligible area. A base property value within the TIF district was established at approximately $5,000,000 at the time of its creation. All local taxing bodies (City, Park District, School District, etc.) will continue to receive their share of property tax dollars according to this base valuation. As the redevelopment is completed and additional taxes are generated for the new buildings, any additional tax revenue beyond the established base goes into a special fund to pay the bond principal and interest. The additional tax revenue is referred to as the “increment.” Please click here for more information on Tax Increment Financing.

What is the estimated cost of the project?
The project is expected to exceed $105 million, including costs to both the City and the developer, as well as the infrastructure improvements. Approximately $67 million is being invested by the developers.

Why has it taken so long to get this project started?
A project of this magnitude is a long time in the making, as it aims at harmonizing multiple parties, minute details, and varied interests toward the common goal of reinvigorating First Street. Toward this goal, six City departments have staff assigned to this project, who are coordinating with six consulting firms, four architects, three state agencies, three federal agencies, and five land owners with twenty parcels of land that make up the project area.

Much concentration has also been devoted to the resolution of a floodway amendment, as well as potential environmental remediation on some project sites. Due to the project's vicinity to the river, staff and the developer have undergone redesign of some riverfront buildings as well as the riverwalk. City staff has submitted an application for the floodway to be amended and is awaiting approval from the State of Illinois. Because the properties that compose First Street have had many different uses over the past 100 years, site assessments and testing revealed that some level of remediation (including engineered barriers and removal of soil) will be necessary. Staff recently met with the Illinois Environmental Protection Agency to agree on a plan for resolving this issue.

The navigation of processes at multiple levels requires coordination and communication, and this project remains a top priority for the City.

Why haven't we heard more information about the progress of this project?
Much of the progress on the project thus far has required extensive behind-the-scenes work by staff. After initial meetings were held regarding the plans for the First Street project in 2005, the developer went back to making revisions to plans as well as finalizing designs and complete agreements and applications. During that time, staff worked to lay out terms for the redevelopment agreement, resolve any issues with easements to property, aid in the design of new public utility infrastructure, and seek approval from any necessary state and federal agencies. In May of 2006, work on the project became more visible again, as buildings were demolished and cleared on First Street. Now that infrastructure work has begun, more updates will be forthcoming.

How can I keep informed about this project?
Regular, weekly updates will be posted on the City's website in the Grapevine section of the City News page. Agendas for public meetings can be found on the Meetings page of the City's website. A detailed update will be provided in every issue of the City newsletter. Anyone interested may also subscribe to the First Street e-news, which will be sent out weekly, with additional notices sent out as needed. A hotline is available, where someone from the City Administrator's Office will respond within 24 hours.

Plans for the project are available for viewing here, in this section of the website, and at City Hall. Updated drawings will be available at all of the above locations, as the project progresses.