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MCC Properties LLC

MCC Properties LLC
6001-6169 West Dickens Avenue
Chicago, Illinois

The Illinois Environmental Protection Agency (Illinois EPA) has issued a Seal Order for a 700,000 square foot commercial/industrial building located at 6001-6169 West Dickens Avenue, along with all dumpsters and transfer containers associated with the building and any demolition and/or renovation activities. The building, owned by MCC Properties LLC, contains asbestos-containing building materials that have been improperly disturbed. This building is located immediately to the east of the Burbank Elementary School.

The Illinois EPA urges all members of the public to comply with the Seal Order and refrain from trespassing, as this could result in exposure to asbestos, to which there is no safe level of exposure.

Anyone entering the building runs the risk of direct exposure to asbestos contamination. Further, no part of the building site should be used for public parking, school drop-off, or any other gathering, to avoid exposure to the asbestos-containing material that has been disturbed within the building.

The building was ordered sealed to the public on May 8, 2025. The Seal Order will remain in effect until the building is deemed safe and the Seal Order is rescinded by the Illinois EPA.

In addition, the Illinois Attorney General’s office, on behalf of Illinois EPA, and the City of Chicago filed an enforcement action in state court on July 25, 2025, against the owner and the operators of the building, MCC Properties LLC, MC Construction Group LLC, and Fintan McCarthy (Defendants).

All demolition and renovation activities in commercial buildings must comply with the National Emission Standards for Hazardous Air Pollutants (NESHAP) for asbestos. The NESHAP requires assessment of a building for the presence of asbestos-containing material, a notification of demolition or renovation to the Illinois EPA, and proper remediation of asbestos-containing material prior to demolition or renovation activity. Illinois EPA alleges certain activities that occurred at the building are in violation of the asbestos NESHAP. The Illinois EPA issued the Seal Order to prevent further improper work from occurring and to prevent illegal access to the building, including trespassing.

Inspections

On April 1, 2025, the Chicago Department of Public Health (Chicago DPH) inspected the exterior of the building and heard machinery operating inside. During additional investigations in April and May 2025, including an inspection with the Occupational Safety and Health Administration on May 6, 2025, Chicago DPH observed suspect asbestos-containing material within the building. Some of this material was friable (easily crumbled, broken, or reduced to powder with minimal effort) and in poor condition, meaning that asbestos fibers can more easily enter the air. Additionally, multiple piles of construction and demolition debris were noted, with suspect asbestos-containing material present in the debris piles and visibly hanging from structural elements such as roofing trusses, framing, and beams. Chicago DPH also observed construction equipment being used to work on debris piles and material being removed from the building. Chicago DPH issued Cease and Desist and Abatement Orders on April 25 and 28, 2025.

Following these events, on May 8, 2025, the Illinois EPA issued and posted a Seal Order for the building. The Seal Order applies not only to the building itself but also to all associated dumpsters, transfer containers, and any ongoing or future demolition and renovation activities. The action was taken pursuant to Section 34 of the Illinois Environmental Protection Act.

Enforcement

The Seal Order limits access to the building to only persons authorized, in writing, by the Illinois EPA.

On July 31, 2025, the Illinois Attorney General’s office filed a Motion for an Immediate and Preliminary Injunction Order in the state court enforcement action. On August 11, 2025, the Court ordered Defendants to prohibit any improper disturbances of asbestos-containing material during the removal, handling, or disposal of such material at the property, and to maintain site security. The Court’s order prohibits demolition of the building unless a Demolition Permit has been issued by the City of Chicago. The Court order also requires Defendants to apply for a Demolition Permit, which must include a work plan and a schedule to secure the building.

Illinois EPA has revised the Seal Order multiple times to allow licensed asbestos consultants and Chicago DPH to enter the building to investigate conditions and test within the building for the purposes of determining how to properly remove and dispose of asbestos-containing material and to prepare an application to submit to the City of Chicago for a Demolition Permit.

On September 11, 2025, the Court entered an order additionally requiring Defendants to submit to the State and the City a Project Design Plan to properly remove and dispose of the asbestos-containing material at the building; prohibiting any further work at the building until the State and the City of Chicago review that Plan; and requiring Defendants to provide the State and City of Chicago 48-hours’ notice prior to any activities at the building. Illinois EPA will work to ensure the Project Design Plan includes measures to appropriately protect the public, including students at the school next door, from asbestos exposure once Defendants resume work at the building.

Additional Information

Contact

Illinois EPA
Sabrina Bailey, Office of Community Relations
sabrina.bailey@illinois.gov

Illinois Attorney General's Office
Caitlin Kelly
ej@ilag.gov