Get Full Government Meeting Transcripts, Videos, & Alerts Forever!
Get email alerts on the Tax Increment Financing topic
No spam. Unsubscribe anytime.
Lisle holds public hearing on proposed Lincoln Avenue–Route 53 TIF; consultant cites flooding, aging buildings
Summary
Village officials and consultant SB Friedman presented a redevelopment plan for a proposed Lincoln Avenue–Route 53 tax increment financing district, citing widespread building age and flood exposure; the Joint Review Board previously recommended the plan 7–1 and the Village Board will consider final action Aug. 18.
The Village of Lisle on Aug. 4 opened a public hearing on a proposed Lincoln Avenue–Route 53 Tax Increment Financing district to consider designating a redevelopment project area and approving a redevelopment plan and project, village officials said. The hearing followed statutorily required public notice and a prior Joint Review Board recommendation.
The redevelopment plan presented by SB Friedman, the village’s TIF consultant, proposes using tax-increment revenues to finance public improvements and redevelopment up to a $35,000,000 cap. “TIF districts divert tax, property taxes, from the growth in EAV that occurs from development, to support targeted redevelopment efforts,” said Lily Vander Zanden, senior associate with SB Friedman.
The consultant reported the proposed district contains 53 parcels (36 improved, 17 vacant), and that 94 buildings in the area are over 35 years old, meeting the age requirement for a conservation-area finding under the TIF Act. SB Friedman identified four qualifying factors present across the improved parcels, including: visible deterioration (cracked streets, potholes, damaged curbs and fences), lagging equalized assessed value (EAV) growth in four of five year-to-year periods from 2018–2023, inadequate utilities and stormwater infrastructure, and pervasive flood exposure. A village memo summarized the stormwater/flooding condition: 94% of improved parcels are within FEMA’s national flood hazard layer and third-party analysis found runoff from the area contributes to flooding in the St. Joseph Creek and East Branch DuPage River watersheds.
Consultants and village staff said the district meets the statutory tests for a conservation area and that, without public resources such as TIF, the plan’s goals ‘‘would not likely be realized.’’ The plan lists eligible public improvements including stormwater and flood-control upgrades, streetscaping and property assembly and estimates all obligations will be retired no later than Dec. 31, 2049. The consultant said the plan is aligned with the village’s 2024 comprehensive plan and that the village certified no displacement will occur; therefore a housing impact study was not required.
At the hearing, members of the public expressed general support and cautioned the village about how TIF dollars are used. Dan DeAngreco of 5494 Baroque told the board he supported the TIF but urged Board members to ensure the district’s funds would not be ‘‘diverted into, say, giving it to 1 developer or multiple developers’’ as a subsidy inducement. The Joint Review Board, comprised of taxing bodies that overlap the area, voted 7–1 on July 23, 2025, to recommend designation of the redevelopment area, adoption of the redevelopment plan and use of TIF; it also recommended a provision to allow up to 2% annual sharing of incremental revenues for certain properties to account for inflationary increases in EAV.
Village special counsel Mike Jerusick confirmed that statutory notice requirements—including newspaper publication and mailings to taxing districts and taxpayers of record—were met before the hearing. The village indicated the earliest opportunity for final board consideration would be the Aug. 18 village-board meeting.
The public record and consultant materials presented at the hearing list key quantitative details: 53 total parcels (36 improved, 17 vacant); 94 buildings over 35 years old; 53% of improved parcels showing signs of deterioration; 94% of improved parcels mapped in FEMA’s flood hazard layer; $35,000,000 maximum eligible redevelopment expenditures; and an estimated project completion date of Dec. 31, 2049. SB Friedman’s memo and the village Department of Public Works’ flood/utility memo were cited as the primary technical evidence for the eligibility findings.
No final vote on the redevelopment plan or TIF adoption was taken at the Aug. 4 meeting. The village will consider ordinance action at a future meeting, with staff and the consultant available to answer additional questions from the board and overlapping taxing districts.
The hearing transcript, SB Friedman presentation and the Joint Review Board report form the public record for the eligibility findings and cost estimates.
