A Glencoe resident has launched a petition drive with a hope of amending village policies regarding teardowns of existing homes. A village official expressed interest, but noted that buyers have to be willing to purchase older homes.
Clare Rosean said she and her husband purchased a home on Sheridan Road in 2022 and moved in last year after an extensive renovation. In the meantime, she said she has seen the demolition of three neighboring houses.
“In place of those architectural treasures are colossal poorly-designed houses with absolutely no consideration of context,” Rosean said. “It is very sad to see the unique architecture of this wonderful town disappear over time.”
Rosean states almost 180 people have signed her petition.
“Of course people are allowed to build what they want to an extent but I feel it should be easier to renovate a home rather than tear down a home a build a new one,” she said. “I think rules should be tightened because (many) houses being built are too big for their lots.”
The village has two categories for landmark designation that were originally enacted in 1990 with some revisions made over time. The stronger one is a certified landmark where alternations, demolition, signage or physical modifications are not allowed unless approved by the village’s preservation commission.
An honorary designation formally recognizes the special character of the house but there are fewer protections and regulatory oversight. Those homes with that type of characterization can be demolished.
Rosean spoke at the Feb. 20 village board meeting when trustees gave certified landmark status to a house on the 200 block of Hazel Avenue.
Rosean believes the village should take a number of measures including decreasing permit costs for renovations, increasing permit costs for new construction, an introduction of a demolition fee and changing the zoning code to include basements/cellars in terms of floor area ratio.
“I just want to level the playing field between homeowners and developers because when something goes on the market a developer can pay any amount for the house and someone else who might want to buy it and live in that house can’t compete with the developer,” she said.
She also said Glencoe is unique in determining fees for new construction homes based on the square footage, whereas other villages charge a percentage of the total construction cost.
Sharing Rosean’s concerns is Preservation Commission Chairman Peter Van Vechten.
He said nearly 30 percent of the village housing stock has been removed since 1980 and the Hazel Avenue home is only the 12th receiving the certified landmark status.
He added last year Glencoe lost five “honorary and architecturally significant homes” and demolition permits are pending for six similar structures.
Van Vechten appeared at an August 2023 Committee of the Whole (composed of village trustees) recommending ordinance modifications for honorary landmarks and significant structures including reducing permit fees for exterior restorations and renovations for historic preservation properties, modifying the zoning code with the goal of preserving additional homes and lengthening the demolition delay period from 180 to 360 days.
Van Vechten noted since that there has been some progress and some refinement to the recommendations including having a discussion on the legal aspects on the proposed changes.
“I have hope that more can be done and enacted in the near future,” he said.
Village Manager Phil Kiraly said village officials have discussed the situation, but there are nuances.
“I think the architectural heritage of Glencoe is one of its hallmarks,” he said. “The difficulty is finding a buyer for a historic home isn’t always as simple as it sounds.”
Kiraly mentioned some homes with historic values were bought before hitting the market, but others that have sat on the market for many years waiting for a buyer.
“There is absolute value to them but also practically speaking they also need to be attractive to a buyer who is willing to take on what it means to have an old home,” he said.
Kiraly said the staff is reviewing the suggestions of the preservation commission including researching how other communities handle the situation.
He indicated there is a possibility of the introduction of a demolition fee in Glencoe at some point in the future.
“It is something we are continuing to review in the broader context of preservation and construction and how a new home gets built in a community,” he said. “If we are going to do it, how are we going to do it and how it might be used for and to what end.”
With Glencoe voters approving home rule, which gives the village’s government certain powers and latitude, in last November’s election, Kiraly added there is an examination of zoning variances that may give the village additional flexibility regarding historic preservation.
Kiraly said the village board is tentatively scheduled to discuss the situation once again at its May Committee of the Whole meeting.
