Residents still oppose Red Gate Farm housing plan near St. Charles

Neighbors of a proposed subdivision near St. Charles are continuing to oppose the plan, saying it’s too dense and would increase traffic.

M/I Homes is making another pitch to develop 38.8 acres of historic Red Gate Farm, this time with 76 homes instead of the 83 in an earlier iteration of the plan. Houses in the proposed Claibourne Farm subdivision would have 0.297-acre average lot sizes, feature three-car garage homes, and sell for an estimated cost of around $800,000.

The plan was discussed on Monday during the St. Charles City Council’s committee of the whole meeting.

Residents from neighboring subdivisions describe existing traffic leading to St. Charles North High School as an overcrowded “circus” that is already causing significant safety concerns.

They said the plan’s solitary access point, onto Rosebud Drive in the Reserve of St. Charles subdivision, would compound traffic and safety woes.

During Monday’s meeting, city officials echoed residents’ concerns that a second access point should be installed and that a traffic and safety study must be conducted.

City officials criticized the original concept plan for the density of homes, the small sizes of the lots, and the lack of green spaces and landscape buffers. Council members said the plans should better match the density of surrounding homes.

Resident Jaimie Waite said the residential roads are not designed to handle the level of traffic coming from doubling the area’s density.

“Responsible growth should enhance the community, not overwhelm it,” Waite said. “I understand the development is necessary, but safe development is essential.”

Alderperson Vicki Spellman said the single point of access with a “heavy traffic load” is a real concern. She said a second access point should lead to Red Gate Road.

“I am supportive of homes going into that parcel,” Spellman said. “That is what it’s zoned for. It’s the property owner’s right to sell that land. (It’s) in the comprehensive plan. It would be nice to put green space, but it is appropriate that homes go there.”

John Hoscheit, representing MI/Homes, said the property owner has no plans to develop the rest of the farmstead. Hoscheit said with every new subdivision in the area, similar concerns were expressed by residents, but the issues were addressed by engineers and staff.

“We’re confident it will enhance the neighborhood, continue to provide additional housing stock to new people that want to come to St. Charles,” Hoscheit said.

Alderperson Bob Gehm said the new plan only eliminates seven homes. He said the plan “is still very high density.”

Gehm said development should be “congruent, balanced and thoughtful with the surrounding community. And the way this stands right now, it does not look congruent, balanced and thoughtful to the community.”

Addressing the lot sizes and density, Russ Whitaker, representing M/I Homes, said, “Many buyers in today’s market don’t want an expansive yard and the maintenance obligations.”

Whitaker said M/I Homes has engaged a traffic engineering firm and conducted a traffic count on Rosebud Drive, Red Gate Road and Illinois Route 31.

The unincorporated property along Red Gate would need to be annexed to St. Charles before construction could begin.

If the developers decide to pursue the project further, applications for annexation into the city, rezoning and subdividing the land would need to be filed.

All applications must receive final approval by the city council.