Dividing lot could mean new home on Brookfield block

Planning commission OKs zoning variances sought by owner

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By Bob Uphues


A long-vacant side lot of a single-family home in the 3800 block of Madison Avenue in Brookfield could one day accommodate another home if the village board accepts a recommendation by the Brookfield Planning and Zoning Commission to allow the owner to re-subdivide the property.

Planning and zoning commissioners on Dec. 28 unanimously recommended re-subdividing the property at 3845 Madison Ave., which is at the south end of the block, to create one 30-foot lot and a roughly 60-foot lot.

The newly created 60-foot wide lot on the corner of Madison and Southview avenues could accommodate another new single-family home. The newly created 30-foot lot would be considered "substandard" by the zoning code. However, both sides of the block have numerous homes on substandard 30-foot lots. Commissioners on Dec. 28 also recommended approval of a zoning variation to allow the existing single-family home on the new substandard lot. 

The new 60-foot lot would line up nicely with the 60-foot wide residential lot immediately to the east and with the property to the west, across Madison Avenue.

Village planning staff had recommended dividing the property into a pair of 40- and 50-foot wide lots, but commissioners agreed that the lot division proposed by owner Kevin McNicholas fit in with the rest of the block.

McNicholas said he would tear down the existing garage for his home and build a new one at the rear of the new 30 foot lot. The existing garage is set slightly south of McNicholas' home.

Three neighbors on the block signaled their support for McNicholas' plan, saying that a new single-family home on the new 60-foot lot would boost their property values and add to the village's coffers.

"I'd like to see nothing more than the village gain revenue from property tax … see my property values go up and getting a buffer from the train would be a big help," said Dave Spankroy, a longtime resident of the block.

The Brookfield Village Board may get its first look at the Planning and Zoning Commission's recommendations at the committee of the whole meeting on Jan. 22.

According to Emily Egan, Brookfield's village planner, McNicholas does not have any plans at this time to develop the new 60-foot lot.

Email: buphues@wjinc.com Twitter: @RBLandmark

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Kevin McNicholas  

Posted: February 13th, 2018 12:12 PM

@Barb - the subdivision (Portia Manor) was originally setup for 30 foot parcels per lot. The existing layout is such that there is already a 30-foot parcel at the southern edge of the combined properties under a separate tax property index. The ask was simply to move the 30 feet of the property containing the structure into this 30 foot parcel and out of the parcel that contained the existing structure. Aligning with the rest of the neighborhood in a cohesive manner and providing a continuity with the residents directly north, east and west of the property. ??(A very simple google search of the layout is all that is required to get a visual - here is a link). ?https://www.google.com/maps/place/3845+Madison+Ave,+Brookfield,+IL+60513/data=!4m2!3m1!1s0x880e35ffd8f9e9eb:0xb425445c08935b18?sa=X&ved=0ahUKEwj83vODtKPZAhVLc98KHTTKCB4Q8gEIJjAA? Even though the zoning board unanimously felt this was a fair setup of the land, as did all of the neighbors in direct relation to this site and area of Brookfield (not to mention historically accurate for the subdivision that predates the 1950's update of 50-feet of frontage), our knowledgeable and able-minded village board went along with "staff's" recommendation without a single dissension. ?? ??Now, I would surmise that none of the members voting actually looked at the property and the surroundings, yet approved a 39.86 foot (where the existing home currently is) and separate 50-foot lot directly to the south facing the BNSF Tracks on Southview Avenue. Thus creating the first 40 foot parcel in the entire subdivision from what I can gather. Augmenting the continuity of the parcel division in regards to the rest of the area. To be clear, there never was a complete 90 foot lot as the article suggests. There was/is a 60 foot (where the existing structure is) and an empty 30 foot existing (non-buildable due to updates in the zoning code in the 50's).

Barb Dahm from Brookfield  

Posted: January 28th, 2018 10:20 PM

Our Village has building codes and standards for a reason. Brookfield does not have many 90 foot lots. We should embrace those large lots, not chop them up. I believe standard is 50 ft. I was against dividing a lot on Prairie, but was told it fell in the depot area allowing for density of such. This property maybe near the tracks, but is not part of the depot district. It would be my hope for Brookfield's future that 30 ft lots would be no more. Old hopeless houses would be razed and replaced with new houses on a 60 ft lot. The Landmark article states a home would remain on a 30 ft lot. What about side yard and green space? Where is the rain water to go? Is the owner of the 60 ft lot suppose to take on run off rain water from the neighboring 30 ft lot? If the owner bought this 90 ft lot, then that is how it is.

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