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Lisle staff presents eligibility studies for two proposed TIF districts; no action taken
Summary
Village consultants presented eligibility studies and redevelopment plans for two proposed tax‑increment financing districts—East Ogden Avenue (about 40 parcels, $32.5 million budget ceiling) and Lincoln Avenue/Route 53 (about 53 parcels, $35 million ceiling)—and staff outlined a public hearing and Joint Review Board schedule; no action was taken.
Village consultants presented eligibility and redevelopment plans for two proposed tax-increment financing districts: an East Ogden Avenue redevelopment project area (about 40 parcels, ~73 acres) and a Lincoln Avenue (Route 53) project area (about 53 parcels, ~67 acres). The presentation was informational; the board did not vote and staff outlined a public hearing and joint review board schedule.
Why it matters: Creating a TIF district allows a municipality to “freeze” current equalized assessed value (EAV) and use increases in EAV resulting from redevelopment to pay for public improvements within the district—commonly utilities, stormwater projects and streetscape work. Staff and the consultant said these two RPAs show limited recent private investment and documented flooding/stormwater issues in the Joe’s Creek watershed.
Consultant highlights. Caitlin Johnson of S. P. Friedman told trustees the East Ogden plan covers roughly 40 parcels and 73 acres with 27 primary buildings; the consultant identified the area as qualifying as a “conservation area” (buildings 35+ years old with several adverse factors present) and found 4 of the statutory eligibility factors on the improved-land side: deterioration, structures below code, inadequate utilities and lack of EAV growth. The East Ogden redevelopment plan includes an upper expenditure limit (not a guarantee of spending) of $32.5 million, with the largest anticipated category being public works improvements and stormwater management.
The Lincoln Avenue RPA (Lincoln Ave/Route 53 between Ogden and Warrenville Road) covers about 53 parcels and 67 acres; S. P. Friedman said it also qualifies as a conservation area with a similar set of eligibility findings and an upper expenditure limit of $35 million. Both plans exclude use of TIF funds to support residential development in the district; consultant slides indicated supportable future land uses would be commercial, institutional, parks/open space and right-of-way improvements.
Process and schedule. Staff said tonight was an overview only. For East Ogden the consultant and staff outlined next steps including adoption of an ordinance approving public notice (anticipated April 21), a Joint Review Board meeting (May 13), a public hearing (June 16) and village board consideration (July 21). The Lincoln Avenue schedule was staggered by about a month, with village board consideration targeted for Aug. 18. Staff said notices, mailings and public outreach will follow the statutory process.
Board reaction. Trustees asked detailed questions about parcel inclusion, whether vacant or unoccupied residential parcels would trigger a housing impact study, and the limits on displacement. Trustee Lesniak requested a clear explanation of the TIF “freeze” mechanics for residents; staff walked the board through the frozen base EAV and how increment revenues are captured for the special tax allocation fund. Trustees also emphasized the need for outreach to overlapping taxing bodies (library district, park district, school districts, fire protection) before TIF adoption.
Ending: The board did not adopt any ordinance or take action; staff and consultant will pursue public notices and scheduled hearings per the calendar presented.
