Seamus Flanagan, a home builder who owns property on Butler Avenue in Grant Park, was hoping the village board would hear his concerns and grant a rezoning so he could move forward with construction plans to build more affordable housing in the small community – but the board’s reception of the plans was anything but welcoming of the idea.
Flanagan is seeking a rezoning from R-1, single-family homes, to R-2, multi-family homes, so his lot can be re-subdivided to build duplexes.
Flanagan and his daughter, Kathleen, attended the board meeting on August 4 to plead their case. Kathleen lives on Clark Street, adjacent to Butler, where they are proposing to build the duplexes. She told the board her father has been building homes for 35 years and has had much success in Monee. However, after investing in lots in Grant Park, they realized the market was much more challenging.
When the single-family homes he constructed in the village were slow to sell, he opted to adjust his plan for the Butler property to build more affordable duplexes in hopes they would sell faster.
Flanagan had already had a meeting with the village plan commission and amended plans to appease concerns the spacing was too tight, reducing the density from 12 duplex units to 10. The Flanagans came prepared with a copy of the survey and a copy of their plans.
The sticking point, the Flanagans contend, is there isn’t a clear outline of what needs to change to assuage the village board and appease concerns.
“We’ve been having a hard time with the zoning for that, because we weren’t really given a standard, you need X, Y, and Z in order to kind of hear out our plans for it. On Wednesday, they said they wanted a layout of the property and the lot size,” Flanagan stated.
She explained the cost would be $8,000 to $10,000 for an engineer to draw that up, which they didn’t want to spend, not knowing whether their rezoning would be approved.
Village Attorney Mike Santschi advised the board the Flanagans formally had completed an application for rezoning and variances. However, since the plan changed to reduce density, they now need to revise their application from six lots to five.
The Flanagans already have agreed to a professional fee agreement and paid the $5,000 deposit required by the village, Santschi said. The next step, if the Flanagans want to move forward, is to set a public hearing, noting that the meeting with the plan commission was a more informal, committee-style meeting.
Santschi said the purpose of their attendance at the board meeting on August 4 was to gauge the board’s sentiment and determine if it would be worth pursuing a public hearing.
Trustee Morgan Whorrall inquired about the listing price for the duplexes. Flanagan replied they intended to keep the price between $250,000 and $275,000 per unit, but noted he didn’t have set plans for pricing, though he hoped $275,000 would be the top end.
Later, Whorrall said she didn’t believe a duplex could sell for that much, especially if a single-family home wouldn’t sell at $325,000.
Whorrall asked about parking, and Flanagan explained each unit would have a two-car garage and driveway. No other board members had any questions, and Mayor Ben Detloff thanked the Flanagans for coming.
One by one, the majority of the board members indicated they wanted single-family homes over duplexes.
Trustee Susie Wiedl said she wanted single-family homes but didn’t offer much additional comment. Whorrall added she thought starter homes were a great idea, but the price point was too high, and also indicated the same.
Trustee Dennis Martz, also in favor of single-family homes, brought up that the other homes on the street were all single-family, and homeowners wouldn’t be happy if duplexes went up next door.
“There’s a certain thing that goes with duplexes. You know what I mean? People buy them and rent them. They don’t buy them to live in,” Martz added.
Trustee Julie Quinn piggybacked off Martz’s comment, adding that single-family homes would fit in better, and she wondered if they didn’t sell, would they end up rentals.
“But, you have to think of the ones on Hilgert Court that are what, $215,000-220,000, and just sitting, as well. So, the price would be, he’d already be above comps,” Quinn added.
According to Realtor.com, there are currently two duplex units for sale on Hilgert Court, as Quinn indicated. However, they were built in 1998 and listed between $234,900 and $238,500.
One of the units listed has been on the market for 81 days, but the listing notes indicate it has an offer contingent on selling. The other unit had been listed for 16 days at the time of publication.
At that point, Detloff told the board the zoning board’s consensus seemed to be that they also preferred single-family homes over duplexes.
Trustees Gerry Morgan and Steve Brower did not share their thoughts at the meeting.
Santschi advised he would discuss with the Flanagans their next steps, but it looks like no dice for new duplexes in Grant Park.
The board continued with regular business, and Detloff advised they’ll soon be moving forward with contracts for Hilgert Park, with a grant from the Illinois Department of Natural Resources covering half of the project.
Santschi brought up for discussion with the board a change in the $5,000 deposit and the professional fee agreement requirements, based on a request by Mr. Heldt to have it lowered. He didn’t want to pay the deposit to tear down a barn on his property and build a three-car garage.
Considerable discussion occurred, with Wiedl expressing she felt individuals shouldn’t have to pay for expenses, whereas Martz disagreed and felt taxpayers shouldn’t have to foot the bill.
Santschi explained the reason this is up for discussion is the PFA and deposit recently were instituted last year, but the village needs to make sure they adhere to their policies. They need to establish a standard they will follow, as failing to do so exposes the village to liability when approving waivers for some but not others.
After the discussion, the board seemed to favor a tiered system. Santschi advised he would draw up a new ordinance with a tiered deposit amount to be voted on at the next meeting.
Before the meeting concluded, Police Chief Carl Frey honored police officer John Coletti, who is retiring, for 19 years of service.
Stephanie Irvine is a freelance reporter.