Lisle board hears case for $35 million Lincoln Avenue/Route 53 TIF district, hearing closed

Consultants and the village legal advisor presented the proposed Lincoln Avenue/Route 53 redevelopment project area for creation of a tax‑increment financing (TIF) district and the Village Board closed the public hearing after receiving the presentation.

Caitlyn Johnson, senior vice president and the village’s TIF consultant, said the proposed district includes 53 parcels across about 67 acres and 18 primary buildings and was evaluated under the Illinois TIF Act. "We found the improved parcels did qualify as a conservation area with 94% of buildings aged 35 years or older," Johnson said, summarizing the eligibility findings.

Johnson told the board the eligibility study identified four statutory factors present in the improved parcels: widespread deterioration (observed on 26 of 36 improved parcels), lagging equalized assessed value (EAV) growth relative to the rest of the village, inadequate utilities and flooding risk (34 of 36 improved parcels showed some flooding vulnerability), and the presence of structures below current minimum code standards. She also said vacant parcels qualified under the one‑factor test due to chronic flooding risk, citing a memo by Gowalt Hamilton Associates that traced runoff into St. Joseph Creek and the East Branch DuPage River.

Johnson said the redevelopment plan’s objectives are to facilitate rehabilitation of existing structures, repair and construct public infrastructure, renovate and construct stormwater management systems, improve flood control, and support streetscaping and land assembly. She said the RPA budget remains capped at an upper limit of $35 million in eligible TIF expenditures and that the plan aligns with the village comprehensive plan. "Adjustments between line items can be made and are expected, but you cannot fund costs not outlined as eligible expenses in this plan," she said.

Village attorney Mike Jerusk reminded the board that a prior Joint Review Board had given a favorable recommendation with an advisory suggestion to consider an intergovernmental agreement for a limited increment‑sharing component; that recommendation was nonbinding. Jerusk also confirmed required public notices had been published and that the matter would return to the board for consideration at its June 15 meeting.

Trustees asked clarifying questions about whether single‑family homes in the area would be affected; Johnson replied that the listed "supportable future land uses" identify which land uses TIF funds may support and that the plan would not, by itself, change ownership or condemn single‑family homes.

The board took no public comments specific to the TIF plan this evening and voted to close the public hearing. Formal consideration of adoption is scheduled for the June 15 meeting.

What happens next: the board will review the final ordinance and any intergovernmental agreement terms (including the previously discussed advisory increment‑sharing concept) at the next meeting before taking a final vote.