Stop the Teardowns!

And Save Glencoe Homes

Our diverse and unique housing stock is being rapidly depleted. Please help us level the playing field between developers and regular home buyers by signing our petition.

This petition will go directly to the Village trustees. Your information will not be publicized.

Over the last three decades, Glencoe has experienced the highest percentage of teardowns and new construction on the North Shore. Over a quarter of the housing stock has been demolished and rebuilt. Why? Because the profit margins for doing so are too high to pass up. Developers are tearing down older homes wherever possible because our zoning code makes it easy. We want historic preservation to be a priority for the Village of Glencoe. This petition asks the Village to do more:

• Decrease permit costs for renovations and additions
  Incentivize keeping and restoring historic houses: Waive permit fees for landmark and honorary landmark homes, and decrease permit fees for homes older than 1970.

• Expedite Permit Reviews for Historic Home Reno and Additions

• Increase permit costs for demolitions/new construction
  Disincentivize demolitions of historic houses (older than 1970): Unlike most neighboring towns, Glencoe’s new construction permit fees are calculated by the square foot, as opposed to a percentage of the total construction cost, which is how additions and renovation permit fees are calculated. Consequently, homeowners may pay just as much in permit fees to remodel their house as a developer pays to tear one down and build a new one. Let’s change this fee structure so that home renovation is an affordable option.

• Change zoning code so that basements and cellars are included in FAR
  Living space that is mostly below grade is not included in FAR, which enables developers to build even more massive homes, and make more money off a tear down/new construction.

• Change zoning code so that only buildable land is considered when maximum gross floor area is calculated
  Land that can’t be built on (such as a ravine, etc.) should not be included in lot size when determining the maximum gross floor area of a new construction.

• Increase zoning relief options for historic properties
  Provide additional flexibility for landmark additions and renovations, as well as preservation incentives similar to what Hinsdale has done. This could include zoning flexibility, expedited processing for permits and applications, and property tax rebates in exchange for home improvements.

• Increase demolition delay period
  Our demolition delay period is shorter than many of our neighbors and should be extended to at least 12 months for homes older than 1970, during which time prospective buyers should be given the chance to look at the property and match the developer’s offer.

• Impose a Development Impact Fee on new constructions that exceed the size of the demolished home
  Larger homes are more burdensome to village infrastructure than smaller ones. New constructions larger than the home they are replacing should incur a fee commensurate with the size increase.

• Extend demolition and zoning variance request notifications
  Post a physical sign on properties seeking a demo or zoning variance permit 60 days before permit can be grated. Similarly, neighbors within 400 ft of the property in question should receive notification by mail 60 days before permit approval.

Why Save Old Homes?

Certainly not every home can be saved, and progress often means doing away with the old to allow for what is newer and better. But progress and preservation can coexist, if we are intentional and commit to better planning. Some things are worth saving. Please help us save our architectural heirlooms before it is too late.

Questions about this petition? Email me (Clare) at GlencoeHomes@gmail.com 

Also reach out to Glencoe's village trustees to voice your concerns about Glencoe’s architectural heritage.