St. Charles Reviews Pheasant Run Industrial Park Concept, Approves Bell Tire Plan

Introduction

The St. Charles Planning & Development Committee met on July 14, 2021, to discuss two significant development proposals: a concept plan for the Pheasant Run Industrial Park and a Planned Unit Development (PUD) preliminary plan for Bell Tire at the Zilstra Center. The meeting included approvals, design discussions, and traffic planning considerations for future growth.

Key Decisions and Highlights

• Omnibus Vote Approved: Routine business carried without objection (0:51–1:09).

• Bell Tire Plan Approved: PUD preliminary plan at Zilstra Center approved unanimously (23:50).

• Traffic Study Required: Comprehensive study needed for Pheasant Run Industrial Park (11:00).

• Access Discussions: Developer to coordinate with DuPage Airport Authority for Keil Road entry points (13:20).

• Design Improvements: Detention areas to feature aesthetic enhancements and green space (14:30).

Pheasant Run Industrial Park Concept Plan

The Pheasant Run Industrial Park proposal would transform the former golf course into a 1.1 million square foot industrial development spanning 85 acres.

Key Project Details:

• Developer: Greco-DeRosa Investment Group

• Features: Multiple industrial buildings, with potential retail frontage on Main Street.

• Timeline: Mass grading to begin within six months, starting on the eastern section (16:00).

• Sustainability: Developer open to land bank parking to create more green space (6:48).

Committee and Staff Feedback:

• The Plan Commission supported the concept, emphasizing the importance of a traffic study to evaluate truck movement and road impacts (2:00).

• Coordination with the DuPage Airport Authority continues regarding access points from Keil Road (13:20).

• Design discussions included aesthetics of detention ponds and integrating creative features like statues, inspired by other industrial parks (14:30).

No objections were raised to the plan, which now moves forward with these considerations.

Bell Tire PUD Preliminary Plan Approved

The committee also reviewed and approved a 10,000 sq. ft. Bell Tire retail and service center at Zilstra Center.

Key Details:

• Location: Lot 1, Zilstra Center

• Design: Brick exterior to match surrounding buildings, 10 service bays (19:00).

• Expansion Goals: Bell Tire aims for 50 stores in Chicago over the next five years, with five already under construction (20:50).

• Market Insight: Tire dealers, like car dealerships, tend to cluster due to zoning patterns, which influenced site selection (22:20).

The committee voted unanimously to approve the project, reinforcing St. Charles’ retail and service hub growth.

Meeting Timeline Overview

Time	Topic	Outcome
0:18	Meeting called to order, roll call	—
0:51	Omnibus vote	Approved
1:30	Pheasant Run Industrial Park concept plan presented	No objections; traffic study required
13:20	Access point discussions with DuPage Airport Authority	Ongoing
14:30	Detention area design discussions	Aesthetic improvements planned
18:50	Bell Tire PUD plan introduced	Approved unanimously
24:20	Meeting adjourned	—

Conclusion

The July 14 meeting showcased St. Charles’ proactive approach to redevelopment and infrastructure planning. The Pheasant Run Industrial Park aims to transform a former golf course into a key industrial hub, while the approval of Bell Tire’s service center demonstrates strong retail demand. Upcoming traffic studies, design enhancements, and continued coordination with regional authorities will ensure these projects align with the city’s growth strategy.