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Plan Commission recommends PUD for Shops at Pheasant Run with conditions on connectivity and drive‑thrus
Summary
The St. Charles Plan Commission voted to recommend approval of a preliminary PUD and special‑use application for the Shops at Pheasant Run (4051 E. Main St.), advancing a 14‑lot commercial redevelopment while requiring staff follow‑up on pedestrian connectivity, foundation landscaping and drive‑thru limits.
The St. Charles Plan Commission voted to recommend approval of a preliminary planned‑unit development (PUD) and special‑use application for the Shops at Pheasant Run at 4051 East Main Street, subject to staff comments and a package of conditions the commission requested.
Developer attorneys told the commission the project covers roughly 33–37 acres and includes 14 commercial lots. Peter Bezos, the applicant’s attorney, said the site will be redeveloped with infrastructure and that "upon full build out ... [the] estimated $70,000,000 to $100,000,000 plus redevelopment" would follow. Developers and the city staff agreed that the PUD is intended to allow a coordinated approach to infrastructure and design while preserving the uses already permitted in the BR (regional business) district.
Commissioners expressed concerns about pedestrian connectivity, facade articulation and foundation planting on future uncommitted lots, and the commission conditioned its recommendation to city council on staff’s written comments and several specific items. The motion — made by a committee member and seconded — included: requiring foundation landscaping to meet staff standards for lots not shown in detail today (all lots except Lot 14), asking the applicant to work with staff to improve pedestrian connections and Shopps Drive streetscape, addressing facade articulation and setting a staff‑triggered requirement for an updated traffic study if drive‑thru counts exceed the traffic consultant’s assumptions.
The roll call on the recommendation resulted in a majority in favor (Yes 6, No 3); the commission's recommendation will be forwarded to St. Charles City Council for final action.
Why it matters: The commission’s recommendation clears the way for city council review of a multi‑lot redevelopment that applicants say will deliver infrastructure and new retail and restaurant space, while commissioners preserved oversight on site design, pedestrian safety and potential cumulative traffic impacts.
Next steps: The city council will receive the commission’s recommendation; if council approves the PUD ordinance the developer can proceed with final plat and building‑permit level reviews, subject to the conditions the commission has requested.
