On February 17, the Warrenville City Council will consider a proposed Purchase and Sale Agreement with Denver Capital, LLC for a portion of Old Town Redevelopment Site #2, located at the northeast corner of Batavia and Warrenville Roads.
This milestone follows more than 10 years of work by the City to acquire, remediate, and prepare the former Citgo property for redevelopment after private investment was not occurring at the site.
The proposed development includes:
• A three-story mixed-use building with retail and restaurant space on the first floor and residential units above
• Public open space at the corner of Batavia and Warrenville Roads
• Outdoor gathering space and dining areas
• Public parking and a pedestrian connection to future riverfront open space
• Required stormwater, utility, and infrastructure improvements
Under the proposed agreement, the City would convey 1.39 acres of the site to Denver Capital for $10. This reflects the City’s long-term investment of more than $2 million in acquisition, environmental remediation, streetscape improvements, utilities, and site preparation.
The agreement includes strong protections for the City:
• The sale will not close until zoning, subdivision, and a development agreement are approved
• The developer will not request additional financial incentives
• The City can take the property back if development does not proceed
This project aligns with the City’s Comprehensive Plan and vision for the Old Town District, similar to the transformation seen at Stafford Place.
Link to project page on website: https://www.warrenville.il.us/808/OTRS-2
Link to Frequently Asked Questions (FAQ): https://www.warrenville.il.us/m/faq?cat=33
Historical Background
• The gas station closed in July 2016 because it was not profitable. According to several previous owners, the gas station and convenience store had struggled for decades. Furthermore, the combination of existing floodplain and environmental contamination made it very unlikely that private redevelopment would occur for the gas station or surrounding properties without City and tax increment financing (TIF) involvement.
• The City purchased the property in 2020. Three key reasons the City bought the property were:
1. Commercial Redevelopment per the Old Town/Civic Center and TIF #3 Plans
- The City planned for new mixed use/commercial development for the property combined with the adjacent City-owned properties to the north.
2. Clean-up of the Existing Contamination From the Underground Gas Tanks
- Without City involvement, it was likely that the existing contamination would have been remediated to minimal commercial clean-up standards. This would leave the subsurface contamination in place with an asphalt or concrete “cap”.
- With City involvement, the contamination would be addressed to residential standards.
3. Future Public Open Space and Trail Connection on the West Side of the River to Warrenville Grove
- The eastern/floodplain portion of the property is planned for passive public open space and potential trail improvements on the west side of the river.
• In 2021, the City removed the gas station canopy and underground leaking storage tanks using IEPA funding. In 2022-2023, The City prepared a concept site plan and design visualizations to help shape what the site could look like and how the cleanup would occur. Cleanup of the contamination to residential standards was completed in May 2024, with a No Further Remediation letter from the IEPA in September 2024.
• Warrenville By Design (WBD) was approved in August 2024. This document would help guide developers within the WBD district areas and allow for a smoother zoning process.
• The City issued a Request for Proposals in 2025. Goals and required elements included:
High Level Goals
- Enhance the character and vitality in the historical heart of the community.
- Complement the existing mix of uses in the surrounding area.
- Be consistent with the goals and objectives of the City’s Old Town Civic Center Subarea Plan and Economic Development Plan.
- Support locally owned small business development and expansion.
- Attract additional desirable private investment into the surrounding area.
- Improve pedestrian and bicyclist safety in the area.
Specific Elements
- Development of multiple, small, two- and three-story mixed-use buildings with commercial and office uses on the first floor and office and residential on the upper floors.
- New buildings located closer to the street and adjacent to outdoor plaza spaces like what one would expect to find in a more traditional downtown setting and Warrenville By Design.
- Building design that is generally more traditional and inviting to pedestrians that also compliment the surrounding architecture.
- Incorporate sustainable best management practices and energy efficient buildings.
- Shared access and on-site parking improvements to serve the collective needs of new uses on the OTRS #2 site and the adjacent Warrenville Grove Animal Hospital and Voegtle properties. New on-site parking would be located to the side and rear of new buildings.
• At the February 2, 2026 City Council meeting, staff presented the preferred developer, Denver Capital, and the general terms of the Purchase and Sales Agreement. This agreement will be presented at the February 17 City Council meeting. You can watch a status update to City Council at the February 2, 2026 meeting. The update from Community and Economic Development Director Amy Emery begins at the 1:20 mark: https://youtu.be/9wqsxPdIgdU?si=HhR2IcxeMbqg8V8F Link to the PowerPoint presentation shown at the meeting: OTRS #2
In Summary
With this property, the City’s return on investment is not measured simply in a purchase price. The investment benefits include the transformation of the environmentally degraded, non-profitable gas station site to a vital destination within the town center. If the City had not intervened, very little change to the gas station site was expected. When completed, the reimagined site will add to Warrenville’s small-town character and charm by creating a focal point within the “old town” area to invite additional business activity and investment. In addition, the site will add to the supply of local housing offering a unique site for living.
Since the City acquired the site, it has had no taxable return. Prior to the site acquisition, the annual taxes generated from the site to the City of Warrenville were approximately $3,500. The new development will generate significantly more property and retail sales taxes each year. The development will also help to expedite the replenishment of TIF increment in TIF #3, which can then be invested back into the community by way of further development incentives or infrastructure improvements. Without incentivizing development on this site, it is likely it will remain vacant and under the City’s ownership with no tax revenue generated. Finally, the end of the TIF is in 2036. Development of this parcel should occur soon so the TIF increment can be realized.