Developers propose 29‑acre Bridger Commons campus with senior living and 306‑unit apartments in St. Charles

Developers presented a concept plan for a 29‑acre Bridger Commons campus in St. Charles that would combine a senior living community called Traditions of Saint Charles with a 306‑unit multifamily complex, Springs at 38 West, and sought commission feedback rather than formal approval.

The plan was introduced as a concept review to gather informal input before the team files zoning and PUD applications. Staff (S6) emphasized the concept stage is advisory and that any zoning map amendment, PUD special use or PUD preliminary plan would return for formal review. "The concept plan process also serves as a forum for citizens and neighboring property owners to ask questions and express their views on this potential project," staff said.

Why it matters: the developers said the mixed residential proposal is intended to increase housing options near retail and services and to keep aging residents in St. Charles. Austin Dempsey (applicant representative, S7) told commissioners the team met with city leadership to shape a residential plan that complements surrounding development. "We're proposing a 29‑acre campus that supports independent lifestyles while providing specialty care and housing for all of our St. Charles residents," he said.

What the proposal includes: Continental Properties (presentation by Jen Patton, S8) described the Springs parcel as roughly 22.2 acres with 14 residential buildings — two 3‑story buildings of 33 units and 12 two‑story buildings of 20 units for a total of 306 homes — and about 569 parking stalls (roughly 1.86 stalls per home). Amenities would include a 4,600‑square‑foot clubhouse, pool, fitness center, pickleball/multiuse court and pet facilities. Patton noted the proposed full‑movement access along Illinois Route 38 would require Illinois Department of Transportation approval.

Leo Brown Group (Chris King, S9) presented Traditions of Saint Charles, a senior living community on about 7.3 acres planned for 69 independent living units, 64 assisted living units and 34 memory care units. King said the senior community would include 24‑hour nursing coverage, an emergency call system, transportation and dining services and estimated the construction investment at roughly $50 million and about 60–70 full‑time jobs to staff the facility.

Commissioners' concerns and required follow‑up: members welcomed the housing mix but pressed the team on multiple site‑planning issues. Key points raised by commissioners included: - Open space and park access: the chair (S1) and others urged the developers to provide at least usable park space or a reliable off‑site park dedication, noting St. Charles residents expect accessible open space. The chair said, "I think at a minimum there ought to be about 2 acres of park space" for the scale of population projected. - Pedestrian connectivity: commissioners asked for continuous pathways linking buildings, dog parks and the surrounding trail network; developers said grading constraints near detention/retention areas limit ADA‑accessible pedestrian loops but they are exploring off‑site park dedication and cross‑access easements with neighbors. - Emergency and vehicular access: commissioners sought clarity on ambulance approach and primary entrances; developers pointed to a horseshoe drive and a main front entrance intended for EMS staging and said final design details will be refined in later submittals. - Parking and operational data: developers defended the proposed parking, citing national portfolio data and target parking ratios (about 1.75–1.86 stalls per home) that they say are operationally necessary for their product type. - School‑impact and deed restriction: the chair recommended coordinating with the school district and said deed restrictions to address independent‑living impacts should be negotiated; Leo Brown's representative (S9) said the company intends to agree to deed restriction language where appropriate.

Developers' commitments: the team said it will continue working with staff, the Park District and the school district, refine landscape and circulation plans, study wetland quality and detention layout, and evaluate opportunities for off‑site park land or enhanced pedestrian connections. Patton noted that some concessions — for example opening gates during specified hours — have been required on similar projects to balance resident security with community access.

Next steps: no formal action was taken at the concept stage. Staff reminded the commission the concept plan will be discussed at the City Council Committee of the Whole on March 16 at 7 p.m. Developers said they will return with more detailed preliminary plans, landscape designs and the documentation requested by staff and commissioners.

Who spoke (selected): Austin Dempsey (applicant representative), Jen Patton (development director, Continental Properties), Chris King (CFO, Leo Brown Group), Kevin See (Managing Director, Leo Brown Group), staff planner (S6), and multiple commissioners who raised questions about parks, circulation and deed restrictions.

Ending: The commission provided detailed guidance rather than approval and asked the applicants to address connectivity, park dedication, wetland and site‑circulation concerns before moving to formal PUD and zoning applications.