Route 31/ Spring Hill Mall Redevelopment Corridor 

Route 31 Corridor

Route 31/Spring Hill Mall Redevelopment Corridor: Character, Connectivity, & Reinvestment Opportunity

Route 31 offers a distinctive and unique opportunity-the redevelopment of the former Spring Hill Mall into a new, more vibrant land pattern that can change the image and economic dynamics for both the community and region.  

Development at a Glance

  • Redevelopment & Adaptive Reuse
    Ideal for reinvestment, modernization, and creative reuse of the former Spring Hill mall property, which has undergone complete demolition.

  • TIF Incentives Available

  • Fox River Adjacency
    Unique proximity to the Fox River and regional trail system.

  • Context-Driven Development
    Opportunities suited for neighborhood-serving commercial, mixed-use, office, and residential-supporting uses.

  • Connected, Not Isolated
    Links residential areas, Old Town, and regional north–south travel routes.

Rt-31 Base Aerial
EASTERN MARKET RADIUS MAP_JPEG_021726

Market Served Map

Algonquin, Barrington Hills, Crystal Lake, East Dundee, Elgin, Gilberts, Huntley, Lake in the Hills, Pingree Grove, Sleepy Hollow, and West Dundee

ILLINOIS ROUTE 25 & 31 BUSINESS CORRIDORS

Category 3-Mile 5-Mile 7-MIle
Population  53,268 141,650 247,555
Households 18,851 51,000 89,655
Ave HH Income $117,777 $119,999 $126,579
Median Age 36.8 38.4 38.7
Total # of Businesses  1,970 4,865 7,674
Daytime Population  28,177 65,601 112,048
RETAIL DEMAND  3-Mile 5-Mile 7-Mile
Retail Trade, Food & Drink-Total Spent  $579,704,242 $1,601,567,914 $2,956,071,971
Retail Trade, Food & Drink-Total Spending Potential  $585,501,284 $1,649,614,951 $3,192,557,728
       
Retail Trade, Food & Drink-Unmet Demand Potential  $5,797,042 $48,047,037 $236,485,757
ESRI-2
Rt 31 conencts (1)

COMMERCIAL SITE AVAILBILITY

Route 31 runs parallel to the Fox River and serves as one of Carpentersville’s most established corridors, connecting residential neighborhoods, historic areas, and commercial nodes. Unlike auto-oriented corridors, Route 31 supports development that is more contextual — shaped by place, scale, and long-term community integration.

The corridor presents opportunities for significant reinvestment that is focused around the redevelopment of the former Spring Hill mall with mixed use, entertainment, and hotel related uses, which will not only create a regional draw, but also will benefit from the close proximity to the Fox River, its trail system and established residential neighborhoods.  

Rt31-DevelopementMap
Site PIN Acres Location Comp Plan Owner Contact
1 03-22-151-025
03-21-276-023


 6.16 3000 Spring Hill Road Mixed Use Village of Carpentersville
1200 L.W. Besinger Drive
Carpentersville, IL 60110



 Brad Stewart
Village Manager
224-293-1600
2 03-22-151-024
03-22-151-016
03-22-151-026
03-21-276-022

19.15 4000 Spring Hill Road Mixed Use Village of West Dundee
102 S. 2nd Street
West Dundee, IL 60118-2005

Brad Stewart
Village Manager
224-293-1600
3 03-22-151-031
03-21-276-024

1.73 SEC of Main Street/Elm Street Mixed Use Village of West Dundee
102 S. 2nd Street
West Dundee, IL 60118-2005

 Brad Stewart
Village Manager
224-293-1600

Supporting Thoughtful Development

Route 31 serves as a connective corridor — linking Carpentersville’s historic areas, residential neighborhoods, and riverfront amenities while providing access to nearby commercial districts and regional destinations.

Development along Route 31 is approached with an emphasis on compatibility, walkability, and long-term value — supporting projects that enhance both the corridor and surrounding areas.  Depending on location and project scope, incentives such as Tax Increment Financing (TIF) may be available to support redevelopment and site improvements.

Contact Econ Dev

Explore the Opportunity

Whether you are evaluating a specific site or exploring future possibilities, we welcome early conversations.

Find the Right Fit for Your Project


Each of Carpentersville’s corridors supports a distinct type of development. Explore the options below to identify where your project may align best.

View TIF District Information



Route 25 Corridor

Neighborhood-serving commercial & reinvestment

Randall Rd Corridor

High-traffic, high-visibility commercial core.

Western Expansion

Future-focused growth west of Randall Road