_edited.png)
From Blight to Bright: Unlocking Gary's Potential
- Cynthia Williams
- Oct 27
- 4 min read
On October 17, we at Gary Townmakers were thrilled to host John T. Morris, Stakeholder Engagement Coordinator for the Indiana Brownfields Program (IBP). For any city with a rich industrial history like Gary, the word "brownfield" is all too familiar. It’s the old, abandoned factory, the shuttered corner gas station, or the derelict lot that everyone is afraid to touch.
John's message, however, was one of great opportunity and the availability of financial resources! These sites are not permanent liabilities. With the right help, they are our community's greatest assets waiting to be reborn. The IBP’s mission is to provide exactly that help, offering educational, financial, technical, and legal assistance to mitigate the environmental barriers that hold back our local economic growth.
Here’s a look at the key takeaways from the session and what the Indiana Brownfields Program can do for Gary.
What is a Brownfield?
First, a quick definition. A brownfield is any property where expansion or redevelopment is complicated by the presence or potential presence of a hazardous substance or contaminant.
The "potential" part is key. Often, it's the fear of the unknown that scares off developers and investors. Addressing these sites isn't just about cleanup; it's about:
Enabling new, "infill" development
Revitalizing our neighborhoods
Reducing blight and addressing contamination
Increasing the local tax base and creating jobs
How the IBP Lends a Hand 🤝
The IBP partners with communities like ours to take the fear and financial burden out of the equation. They offer a "voluntary" program—meaning this is about assistance, not enforcement. Here are the two biggest ways they help:
Financial Assistance 💰
This is often the biggest hurdle, and the IBP has a toolbox of funding options. Since its inception, the program has awarded over $100 million in financial assistance! Key initiatives for Gary include:
128(a) BIL Federal Funds: This is new funding from the Bipartisan Infrastructure Law. It offers up to $250,000 per site for assessment and $250,000 per site for cleanup.
Phase I ESA Initiative: The IBP provides free Phase I Environmental Site Assessments (ESAs) to political subdivisions (like the city) and non-profits. This is the critical first step to understand a property's history and identify potential contamination.
Petroleum Orphan Sites Initiative (POSI): This program is perfect for the hundreds of old gas stations or heating oil tank sites. If a site has petroleum contamination from a leaking underground storage tank (UST) and the responsible party is bankrupt, defunct, or unknown (an "orphan" site), this initiative can fund the entire process from assessment to tank removal and final cleanup.
2. Legal & Technical Assistance 📝
For a new buyer or developer, the number one fear is liability for contamination they didn't create. The IBP helps solve this at no cost.
Due Diligence: The first step for any prospective purchaser is to conduct a Phase I ESA before acquiring the property. This is necessary to qualify for liability protection as a "bona fide prospective purchaser" (BFPP).
Comfort Letters: Once a buyer has done their due diligence, the IBP can issue a Comfort Letter. This letter clarifies that the new owner qualifies for an exemption from liability for past contamination. It's the "comfort" a developer or their lender needs to move forward.
Site Status Letters: For sites that have been investigated and meet risk-based cleanup criteria, the IBP can issue a Site Status Letter. This document states that the site doesn't present a threat and IDEM does not plan to take further action—a green light for redevelopment.
What are Environmental Site Assessments?
Environmental Site Assessments (ESAs) are needed for two primary reasons: to assess risk and to establish legal liability protection. A Phase I ESA is research to see if the property's history suggests a potential for contamination. This step is crucial for due diligence and helps the new buyer qualify for legal liability protections, so they aren't held responsible for cleaning up contamination they didn't create.
Phase I ESA: Performing a Phase I before purchasing the property is a requirement to qualify for the "innocent landowner defense" under CERCLA (a federal law). It's how a buyer can become a Bona Fide Prospective Purchaser (BFPP), which can protect them from being held liable for cleaning up contamination they did not create.
Phase II ESA: If Phase I ESA finds a potential problem, a Phase II ESA is then conducted, which involves physical sampling of soil or water to confirm if contamination actually exists Phase II is recommended to establish "due care", which means figuring out what "reasonable steps" the new owner must take after purchase, like preventing exposure to any contamination found to maintaining their BFPP liability protection.
The Proof is in the Progress 📈
The IBP has a long history of success in Northwest Indiana. Gary has been a key member of the Northwest Indiana Brownfields Coalition, which has already secured over $1.6 million in EPA grants for assessment and cleanup.
Many of the high-profile successes in our city, including projects within the Gary Northside Redevelopment Project (GNRP), have involved this kind of strategic partnership. The demolition of the long-abandoned Sheraton Hotel, for example, was made possible by assembling $1.8 million from partners including the EPA and HUD. Just recently, the IBP approved funding for Phase II (hands-on) investigations at three sites in Gary.
What's the Next Step?
The most important message from John's presentation was the simplest: "If you're unsure, just ask!".
The Indiana Brownfields Program is a partner, not a regulator. They want to see our sites redeveloped as much as we do. As John concluded, brownfields "can also bring people together for beautiful revitalization!".
We encourage all local developers, non-profits, and community leaders to explore the resources available. The first step can be as simple as a phone call or a visit to www.brownfields.in.gov or John T. Morris, 317- 234-0235, jmorris@ifa.in.gov.
The workshop concluded with a "homework" assignment: for attendees to use a simple "Brownfield ID Form" to identify potential sites in their own neighborhoods and bring them to the next workshop for discussion: November 14, 2025. Click here to register.
To view presentation slides, click here.
To access workshop handouts, view Brownfields Fact Sheets here.
NOTE: A video of the presentation will be uploaded soon.
