Downtown TIF & Market Study

Downtown TIF

During the March 2, 2015 meeting, the Village Board approved the following ordinances for an area bounded by Ogden Avenue, Main Street, Spencer Street and School Street.
1. Approving a Redevelopment Plan and Project for the Downtown Redevelopment Project Area.
2. Designating the Downtown Redevelopment Project Area Pursuant to the Tax Increment Allocation Redevelopment Act.
3. Adopting Tax Increment Allocation Financing for the Downtown Redevelopment Project Area.

Preparing for Redevelopment - Updates

November 2016
A total of 3,827 cubic yards of contaminated soil was excavated from the 4701 Main Street and transported off-site for proper disposal. The site was then backfilled with gravel. Twenty eight soil samples were collected at the perimeter of the excavation. Two sample locations (one located on the northern property boundary and one on the western property boundary) had MTBE concentrations above the required remediation objectives and could not be excavated due to utilities and the right of way. 

Preliminary groundwater results indicate one well on the southeast portion of the property still has MTBE concentrations above the required remediation objectives. In the next two weeks, three groundwater monitoring wells will be reinstalled within the area of the completed soil excavation to resample groundwater for MTBE.. Analysis of sample results will determine if the full contingent remediation system proposed in the plan approved by the IEPA is required or a more limited treatment system will suffice. This process is expected to take 9 - 12 months. 
September 2016 -Excavation/ Site Remediation approved by the IEPA for 4701 Main Street
TriCore Environmental, LLC is excavating approximately 5,000 SF of soil from the site as part of the approved remediation work. The contractor will load the soil into semi-trailers and haul it off-site for proper landfill disposal. No groundwater pumping is expected as the water table is quite deep at the site with an average of 20 feet below grade. All of the tanks, structures and utilities had previously been removed from the site back in 2014 when the demolition occurred. 
As of September 6, 2016, 50% of the excavation work has been completed and TriCore is currently backfilling the northern half of the excavation. Once the northern half has been backfilled, the area will be used to provide a space for loading trucks with soil from the southern portion of the excavation. The excavation is expected to be completed by September 14, 2016. The remediation plan, which has been approved by the Illinois EPA includes installing groundwater monitoring wells to collect groundwater samples to help determine if additional groundwater remediation is required. The monitoring well installation and sampling should occur within 2 to 3 weeks after excavation. The groundwater sampling results, as well as soil sample results from the completed soil excavation, will dictate next steps in the remediation process.  

November 2015
The consultant working on the remediation plan for the former Marathon service station site has indicated that the corrective action plan is nearly approved, but the state budget issues have caused delays relative to the IEPA sign-off on the plan. Currently, there is no redevelopment project pending for this site at the current time. 

March 10, 2015 - 4701 Main Street, the site of the former Marathon service station, is located at the corner of Main Street and Ogden Avenue.  It is part of the recently established TIF District, and along with the Family Square Shopping Center, is under the ownership of Oxford Bank.  Unfortunately, the 4701 site is also participating in the state’s Underground Storage Tank (UST) Program, as the station’s underground fuel tanks leaked contaminants into the soil over the past years.  Initial clean-up has been accomplished at the site.  However, a final remediation of the site - a Corrective Action Plan -  has not yet been completed.   TriCore Environmental (Naperville) is the contracting firm hired by the property owners to achieve remediation of the site.  Recently, the Illinois Environmental Protection Agency (IEPA) rejected the proposed Corrective Action Plan, which focused on remediation through soil excavation. 

Tri-Core is now proposing a remediation plan that will focus on soil vapor extraction through recovery wells.  Some excavation will still be required, but to a shorter depth than previously proposed.  During the week of March 9, 2015, the contractor will be initiating pilot test activities on the site, and this will include constructing a temporary building to house project equipment. This pilot testing is projected to last until September, at which time the temporary building will be removed from the site and relocated behind the Family Square Shopping Center until the remediation project is completed.

The establishment of a TIF District for this property suggests the Board has identified it as a high priority redevelopment site. The Village will continue to pursue redevelopment opportunities for the site concurrent with the IEPA-required remediation. While the Village views this project as an extremely high priority, it does not have jurisdiction over this site as it applies to the remediation project. That oversight lies with the IEPA.  Updates will be provided as they become available and the Village will do whatever possible to encourage the soonest possible completion of the remediation project. 

Monday, March 2, 2015 - The Village Board will consider creating a Downtown Lisle TIF District. The Board Meeting begins at 7PM at Village Hall, 925 Burlington Avenue. To view the meeting agenda and materials, click here
Monday, February 2, 2015 - The Village Board conducted a Public Hearing for the Downtown Redevelopment Area TIF. Click here to view the Notice of Public Hearing for the Downtown Redevelopment Area and the adoption of Tax Increment Allocation Financing (TIF). Per state statue, the Village Board must take action between 14 to 90 days from the date of the Public Hearing. .
January 6, 2015 - The Joint Review Board unanimously voted to make a recommendation to approve the Downtown TIF. The Joint Review Board consists of representatives form the Village, Lisle-Woodridge Fire District, College of DuPage, Lisle Township, Dupage County and a public member (Stephen Anderson, who was appointed by the Joint Review Board at its first meeting)
November 17, 2014 - The Village Board adopted an ordinance proposing a Tax Increment Finance (TIF) District for an area in the downtown that is bounded by Ogden Avenue, Main Street, Spencer Street and School Street. This ordinance sets in motion the procedures for establishing a TIF District for this area, including scheduling a Joint Review Board Meeting and a Public Hearing. 

The Village Board has targeted these downtown properties as having a high need for redevelopment.  Currently, no developer proposal is pending for this area. The site of the former Marathon gas station at Main/Ogden is the subject of an IEPA remediation for underground storage tank leakage that began while the service station was still in operation.

Market Study

The Village Board also authorized a marketing study with Business Districts, Inc. (BDI), which was conducted and publicly discussed between June and November 2014. To view the BDI Market Study Final Report, click here.