Flossmoor trustees gave the green light to a housing project on Flossmoor Road that has been under consideration since December 2024.
The board approved a planned unit development, special use permit and plat of re-subdivision for a 12-unit townhome development at 2611-2633 Flossmoor Road proposed by BG Park Centre LLC of Flossmoor.
The property has been vacant for about 25 years.
The townhome project just west of downtown Flossmoor has undergone changes since it was first proposed. The early versions included 13 townhomes, a pocket park and a cafè.
The plan changed several times while under consideration by the village Plan Commission. On April 15, the commission declined to approve the plan for several reasons, according to Scott Bugner, village director of building and zoning.
Commissioners were concerned about fitting the cafè and parking lot into the relatively small area as well as some engineering, architecture and landscaping features, he said.
Long-time local developers Byron Gregory and Gene Steinmarch revised the plan and returned to the commission in May. The final version moved the townhomes south on the lot to increase parking to the rear, relocated stormwater detention underground and eliminated the cafè. The new version received unanimous support from the commission and from the Board of Trustees.
Mayor Michelle Nelson lauded the update.
“This project doesn’t look quite like it did when it started,” she said as she invited Gregory to address the board. “It looks a whole lot better. You’ve just knocked it out of the park. You’ve created something that I think we can all be proud of and that will stand the test of time.”
The board also approved amendments to the redevelopment agreement between BG Park Centre and the village.
The amendments included increasing the annual reimbursement rate for project costs from 75% to 90% of incremental taxes generated by the property. The project is in a tax-increment financing district, which means as the value of the property in the district increases, the amount over the base level can be used for qualified expenses contributing to development.
Village Manager Bridget Wachtel explained that the change in the annual rate does not affect the total cap for the project, which is 22% of the project costs or $1.46 million, whichever is less.
The change is designed to expedite reimbursement, she said.
Trustee Gary Daggett noted the necessity of using incentives like TIF funding.
“Sometimes these numbers can jump out at people,” he said. “Being in commercial real estate, new projects just don’t happen right now without things like this because they’re not viable. I’ve had numerous deals just fall apart because (developers) just can’t get the money to do it. We’re not loose with our TIFs. This is exactly the perfect use for it to develop this land.”
The amended agreement allows a marketing sign to be posted on the property.
It also allows the developers to store soil excavated from the property at a location chosen by the village until the final certificate of occupancy is issued for the townhomes.
Gregory said the removal of soil would help make the construction site safer and have better appearance, and Steinmarch noted that the soil could be used for a subsequent development.
“Hopefully we’ll be in here with another project for you,” he said. “We’d like to just keep going in Flossmoor. The market here is very good. We hope the excess clay from this project won’t be around very long.”
Related stories:
- Flossmoor Plan Commission approves revised BG Park Place Townhome proposal (May 27, 2026).
- Flossmoor Board approves revised plan for new townhomes and cafe (May 2025).
- Flossmoor trustees approve agreement with BG Park Centre to pursue development on Flossmoor Road (Dec. 19, 2024).
