Executive Summary

Development Pipeline

Industrial Projects

> Additional projects are included in the Appendix below.

Entitlement Risk

Approval Patterns

• Unanimous support is typical for manufacturing and logistics-adjacent projects that demonstrate job retention or creation, such as the Makowski Sausage relocation .
• The Village Board consistently approves TIF-related measures to support development, including the creation of the North Torrance Avenue Redevelopment Project Area .
• Infrastructure commitments, such as engineering for pavement management and water supply protection, are frequently advanced to support industrial reliability .

Denial Patterns

• While direct denials of industrial projects are rare in recent records, officials express concerns regarding projects that lack clear financial accountability or those inheriting "unqualified" audit issues from prior administrations .
• Contentious business licenses, such as Carl's Supper Club, have seen license revocations based on ordinance violations, indicating strict adherence to municipal code .

Zoning Risk

• Zoning Modernization: The Village is discussing reducing space requirements for auto sales to accommodate online-heavy business models, signaling a potential shift in industrial/commercial land-use requirements .
• Incentives: Frequent use of Class 8 real estate tax assessments suggests a policy of using tax-leveling tools to mitigate the risk of property vacancy or underutilization .

Political Risk

• Administration Change: The swearing-in of Mayor Brian Hardy marks a shift toward "making Lancing brighter" through professionalized staff and transparency .
• Township Conflict: Thornton Township has experienced significant internal political friction and litigation involving the former supervisor, which can distract from regional intergovernmental cooperation .

Community Risk

• Organized opposition is currently minimal for industrial projects, though residents have expressed concerns about "mistaken identity" violence and crime in nearby neighborhoods .
• Public feedback focused on the True by Hilton project centered on "line of sight" and tree buffers, suggesting that industrial developers should prioritize screening when adjacent to residential zones .

Procedural Risk

• Easement Friction: The True by Hilton project faced significant delays due to the need for road and utility easements from private property owners, highlighting a risk for projects requiring land assembly .
• Administrative Bottleneck: A high volume of FOIA requests—costing thousands in staff time—is currently straining the Clerk’s and Attorney’s offices, potentially slowing the processing of development agreements .

Key Stakeholders

Council Voting Patterns

• Consistent Pro-Development: Trustees Smith, Ross, and Lamont have shown consistent support for industrial incentives and TIF amendments .
• Consensus: The Board frequently votes unanimously on land-use and infrastructure items once they have been vetted in the Committee of the Whole .

Key Officials & Positions

• Mayor Brian Hardy: Focused on economic revitalization and continuing accomplishments of the prior administration with a fresh mandate .
• Village Administrator Pogorski: Key negotiator for redevelopment agreements and lead on navigating utility/infrastructure delays .
• Finance Director Brian Hanigan: Manages the Village’s upgraded A3 credit rating and advocates for financing large capital equipment to preserve cash reserves .

Active Developers & Consultants

• Crawford, Murphy & Tilly (CMT): The primary engineering consultant for all airport and large-scale infrastructure projects .
• AR Development Solutions (Tom Golet): Current developer for the Hilton True project, focused on resolving legacy utility and easement issues .
• Robinson Engineering: Assists the Village with infrastructure maintenance and CRS (Community Rating System) coordination for flood insurance .

Analysis & Strategic Insights

Forward-Looking Assessment

• Industrial Pipeline Momentum: Lansing is successfully positioning itself as a "last man standing" for critical services, including an upgraded 911 dispatch center that may attract neighboring municipalities as clients . The momentum for food manufacturing is strong, with the Makowski relocation serving as a anchor for the Chicago Avenue corridor .
• Probability of Approval: Very High for industrial and flex-industrial projects, provided they integrate into the newly formed TIF districts. The Village is highly receptive to developers willing to contribute to demolition or infrastructure costs .
• Emerging Regulatory Signals: The proposed zoning change for online auto sales suggests the Village is open to "light-footprint" industrial uses that deviate from traditional heavy-land-use requirements .
• Strategic Recommendations:
• Land Assembly: Developers should look toward the Torrance Avenue corridor where the Village is actively engaged in land assembly efforts .
• Stakeholder Engagement: Early coordination with utility providers (ComEd, Nicor) is essential, as utility-related easements have been the primary cause of recent project delays .
• Near-term Watch Items: Upcoming bids for the Paxton Avenue and Fernwood detention pond maintenance and the ongoing construction phase of the Airport Quonset Hangar .