Developers present concept plan for 33–34 acre Shoppes of Pheasant Run; commissioners press for pedestrian design and traffic study

Developers and engineers presented a concept plan Tuesday for the redevelopment of about 33–34 acres at 4051 East Main Street, a portion of the former Pheasant Run Resort, saying they hope coordinated infrastructure and site readiness will attract tenants.

Katie Jahnke Dale, an attorney with DLA Piper representing the applicant, said the ownership team submitted two conceptual site plans — one with 12 retail lots and another with 15 — and is considering a Planned Unit Development (PUD) to allow upfront infrastructure work. "We are very actively out there trying to find users," she said, adding the team is exploring Tax Increment Financing‑eligible costs for site preparation and public improvements. The applicant gave a ballpark figure for TIF‑eligible work of about $3,500,000 and described that amount as "roughly less than 20% of the overall," using the applicant’s phrasing.

Brennan McGovern of Spaceco, the civil engineer on the project, said the site plan includes two accesses to East Main Street, two to North Avenue, one to Pheasant Run Drive and one to Couts Road, that stormwater would be handled on the south side of the property, and that stormwater and other utilities will follow applicable stormwater rules. He noted that IDOT permits would be needed for connections to East Main Street and that a traffic study will be required with the PUD submittal.

Commissioners praised the prospect of redeveloping the property but voiced multiple concerns about the current concept. Several commissioners described the plan as "auto‑driven," noting a heavy emphasis on drive‑thru uses and large parking fields. They urged the applicant to reduce surface parking where possible, improve pedestrian connections into and through the site, and provide internal sidewalks from the public right of way into each lot. Commissioners also recommended creating unified but flexible design guidelines for materials, signage bases and trash enclosures so different tenants blend cohesively rather than presenting a patchwork of national brand treatments.

Commissioners pressed the applicant on the proposed number and treatment of monument signs; one commissioner said they would not support more than two monument signs at signalized intersections and asked the team to provide a clearer sign‑palette concept in future submittals. Commissioners also questioned the placement of a proposed car wash and its interaction with a neighboring gas station and dealership and noted that drive‑thru approvals are commonly handled as special uses for each operator.

Staff and commissioners confirmed that a traffic study will be required at the preliminary/PUD submittal stage and that the study must use reasonable assumptions about users; the city’s outside traffic consultant (KOA) will review the study and staff may ask for updates if a higher‑intensity user is proposed. Commissioners additionally asked staff to check for any airport‑related height or lighting restrictions from the DuPage Airport Authority affecting parts of the site.

The applicant said it will take the commission’s feedback into account and expects to return with a formal PUD application; staff reminded the commission that the concept will also be discussed at the City Council Planning & Development Committee on Monday, Dec. 8. Because this was a concept review, the commission did not take a vote on the project tonight.

Next steps: the applicant will refine the site plan and materials based on feedback, complete and submit the required traffic and stormwater studies with the PUD application, and return for formal review.