Executive Summary

Development Pipeline

Industrial Projects

> Additional projects are included in the Appendix below.

Entitlement Risk

Approval Patterns

• Modernization Support: The council shows unanimous support for infrastructure upgrades, including multi-year contracts for LED street light conversions and specialized electrical maintenance .
• High Momentum for Industrial Infill: Consistent support exists for industrial projects within TIF districts and manufacturing corridors , .
• Incentive-Driven Approvals: Use of "pay-as-you-go" TIF agreements helps mitigate high infrastructure costs, such as the $5.6 million for electrical equipment at Pheasant Run .

Denial Patterns

• Massing and Residential Adjacency: Projects exceeding square footage limits (e.g., 75,000 SF) or lacking transitions to residential zones face high denial risk .
• Aesthetic Gaps: The council may delay projects perceived as "looking like a warehouse" in high-visibility areas, requiring architectural enhancements like masonry or false windows , .

Zoning Risk

• M2 Zoning Compatibility: Rezoning to M2 near DuPage Airport is viewed favorably due to federal preemption on specific uses .
• Liquor License Saturation: Council members have expressed interest in re-evaluating the liquor license ordinance, which could affect the entitlement process for mixed-use or hospitality-heavy industrial flex spaces .

Political Risk

• Regulatory Review: The transition to a "Committee of the Whole" in 2026 and current discussions on liquor license saturation suggest a period of regulatory reassessment for commercial uses , .
• Anti-Industrial Sentiment near Schools: Projects near residential areas or schools face scrutiny regarding safety and vehicle trip impacts .

Community Risk

• Organized Resident Opposition: Second Ward neighbors actively oppose projects perceived to increase traffic or decrease safety on residential streets .
• Economic Vibrancy Demands: Local business owners are pushing for expanded outdoor dining seasons to capitalize on early-year good weather and increase tax revenue .

Procedural Risk

• Technological Lifecycles: The city is transitioning to updated digital forensic and infrastructure systems, indicating a preference for long-term (6-7 year) utility and cost-effectiveness in vendor selections , .
• Lead Service Line Mandates: An $84 million state mandate for lead pipe replacement creates significant budgetary pressure , .

Key Stakeholders

Council Voting Patterns

• Unanimous for Public Safety and Infrastructure: The council consistently votes 10-0 on items related to forensic technology upgrades and public works maintenance contracts , .
• Divided on Density: The council remains split on high-density residential projects or those requiring significant tree removal , .

Key Officials & Positions

• Mayor Clint Hall: Emphasizes community collaboration and civil discourse .
• Heather Maguire (City Administrator): Negotiates redevelopment agreements and manages 10-year capital forecasting , .
• Russell Colby (Director of Community Development): Technical lead on zoning, annexations, and historic preservation , .
• Police Chief Daniel J. Lyens: Focused on community policing and modernizing digital forensic capabilities , .

Active Developers & Consultants

• Greco DeRosa: Lead developer for the 84-acre Pheasant Run Industrial project .
• GSI Family Investments: Active in industrial subdividing near the airport .
• J&B Builders: Frequent applicant for downtown residential infill projects .
• Digital Intelligence: Sole-source provider for the city's forensic recovery systems .

Analysis & Strategic Insights

• Industrial Stability and Corporate Support: The industrial sector remains strong with a 97% occupancy rate . The 2025 Retention Visit Report indicates that hotels are also stable, driven largely by corporate travel and overflow from the Q Center, reinforcing the need for high-quality industrial and office environments .
• Infrastructure as a Priority: Developers should note the city's aggressive move toward LED conversions and infrastructure maintenance . Projects that align with the city's modernization goals or provide their own specialized infrastructure may see faster technical approvals.
• Probability of Approval: High-probability projects include those in the M2 manufacturing zones or the eastern gateway . However, flex projects that involve hospitality or liquor-related uses may face new scrutiny as the council re-evaluates licensing saturation .
• Strategic Recommendations:
• Aesthetic and Amenity Integration: Incorporating positive-visibility developments like "Fox Haven Square" can improve project perception among stakeholders .
• In-House Capability Awareness: While the city performs many LED conversions in-house, they rely on contractors for specialty skills; developers should ensure their utility plans do not overtax limited city staff resources .
• Near-term Watch Items: Monitor the potential re-evaluation of the liquor license ordinance and the possible expansion of the outdoor dining season, which may signal a shift in how the city balances commercial and industrial tax bases .