Understanding Brownfields Through a Regional Lens with NIRPC

As the November 14, 2025, Part II of the GreenRoots Initiative unfolded, participants were treated to a grounded, deeply practical session from Kathy Luther, Director of Environmental Programs at the Northwestern Indiana Regional Planning Commission (NIRPC). With more than a decade of hands-on brownfield experience and earlier years spent in environmental testing labs, Kathy brought a rare blend of technical fluency, regional knowledge, and real-world redevelopment lessons.

Her message was clear: brownfield redevelopment is not abstract policy work. It’s a puzzle of land history, environmental risk, ownership patterns, and economic timing, and the region has tools to help communities navigate it.

NIRPC’s Role: Regional Coordination and Real-World Impact

NIRPC serves as the Council of Governments for Lake, Porter, and LaPorte counties, coordinating environmental planning across all municipalities in the region. Kathy’s department is small but mighty, often operating without dedicated funding, yet consistently delivering high-impact brownfield work through collaboration and strategic grant management.

Over the past several years, NIRPC has:

• Managed or co-managed three major brownfield coalitions

• Worked with partners including the Regional Development Authority (RDA), the Northwest Indiana Forum, and multiple cities

• Invested over $2 million in brownfield assessments

• Evaluated 222 acres across Gary, Hammond, and East Chicago

• Supported redevelopment projects that collectively increased assessed value by more than $29 million

These numbers aren’t just metrics; they are proof that environmental due diligence can unlock real economic transformation.

A Practical Framework

Kathy offered a refreshingly accessible way to understand brownfields, not as mysterious contaminated sites, but as properties with histories that must be uncovered. She described brownfield evaluation as similar to a medical checkup:

• Visual appearance is like a patient’s outward look, useful, but not enough.

• Phase I Environmental Site Assessments are like a doctor taking vitals and asking about habits, exposures, and family history.

• Phase II testing is the bloodwork, more invasive, more expensive, and only triggered when the first exam raises concerns.

Her analogy resonated! Skipping the “doctor’s visit” doesn’t make a problem disappear. It only delays the diagnosis and increases the cost.

The Cost of Not Knowing

Kathy emphasized that uncertainty is one of the biggest threats to redevelopment. Delays, confusion, and unexpected discoveries can derail projects or inflate budgets. A few realities she highlighted:

• A Phase I ESA typically costs $3,000–$3,500

• Most sites in the region do come back with recognized environmental conditions

• Phase II testing can range from $25,000 to $100,000+

• Cleanup costs vary widely, and sometimes no cleanup is required, but you won’t know until you test

Her advice was blunt: “If something [parcel of land] looks like too good of a deal, it might be too good to be true.”

Everything Is a Brownfield, Until Proven Otherwise

Using examples from across Northwest Indiana, Kathy showed how misleading appearances can be:

• A vacant green lot may hide past industrial uses

• A modern-looking commercial building may sit on a former auto shop

• A seemingly harmless residential block may be within a half-mile of multiple remediation sites

NIRPC’s own 2050+ Plan mapping shows dense clusters of known remediation sites across North Lake County. In these areas, Kathy noted, “you kind of have to assume everything is a brownfield.”

Tools and Techniques for Early Screening

Kathy walked participants through the practical steps she uses when screening properties, especially when deciding whether a site is eligible for federal brownfield funding. Her go-to tools include:

1. Lake County Assessor’s Database

Useful for:

• Ownership history

• Parcel boundaries

• Property class codes (which hint at past uses)

• Building construction dates

• Land type classifications

She cautioned that government ownership records can be inconsistent, especially for older properties or reorganized departments.

2. Recorder’s Office

Essential for:

• Verifying deed transfers

• Confirming ownership when assessor data is unclear

3. Google Maps and Historical Imagery

Helpful for:

• Spotting former structures

• Identifying past industrial footprints

• Comparing current and older aerials

4. Adjacent Parcel Research

Because contamination doesn’t respect property lines, always check:

• Neighboring parcels

• Past industrial uses

• Storage tanks

• Small quantity generators

• Any facility listed in IDEM’s Virtual File Cabinet

5. Distance-Based Risk Screening

Using GIS tools, she maps:

• ½-mile and 1-mile radii around a property

• All known remediation sites within those zones

This helps determine whether a site may be impacted by nearby contamination, even if the parcel itself looks clean.

Community Knowledge Still Matters

Kathy reminded attendees that long-time residents often hold the most accurate environmental history. A vacant lot today may have been a gas station, dry cleaner, or auto shop decades ago.

“Talk to your grandma,” she said. “Talk to people at your church. Someone remembers what used to be there.”

This local memory is invaluable, especially when records are incomplete or inconsistent.

NIRPC as a Regional Resource

Kathy closed by emphasizing that NIRPC is here to help. Their support includes:

• Data and GIS mapping

• Technical assistance

• Policy guidance

• Connections to state and federal research and funding partners

• Experience navigating brownfield grants and eligibility

Her team can’t replace environmental consultants, but they can help communities ask better questions, avoid costly mistakes, and make informed decisions before purchasing or redeveloping property.

A Practical, Empowering Session

Kathy’s presentation grounded the workshop in the realities of redevelopment in Northwest Indiana. Her message was empowering: brownfields are complex, but not insurmountable. With the right tools, partnerships, and early research, communities can make smarter decisions and unlock the potential of long-neglected properties.

Her insights will continue to guide participants as the GreenRoots Initiative moves deeper into environmental research, assessment, and redevelopment planning.