Belleville repeals ban on ‘tiny homes’ approved under former administration
Belleville City Council has repealed a ban on new homes smaller than 1,000 square feet that was passed two years ago.
At the time, zoning staff under former mayor Patty Gregory were trying to guard against construction of “tiny homes,” arguing they could reduce property values in some neighborhoods.
But the ban unnecessarily regulated development and created problems for people trying to get loans or insurance when buying, selling, modifying or rebuilding existing small homes, according to officials.
“We felt it was an undue burden, especially since we have the tools necessary through our building codes (to regulate new construction),” Mayor Jenny Gain Meyer said Tuesday.
Belleville is a historic city with a wide variety of housing types, including German folk houses and other small older homes, some built on irregularly sized and shaped parcels.
The 2024 ban took the form of an ordinance amendment that set a minimum standard of 1,000 square feet for single-family homes and 800 square feet for duplexes and apartments. It grandfathered in existing homes but required variances for modifications or replacement.
Austin Albert, the new director of economic development, planning and zoning, didn’t begin working for the city until April of this year, so he declined to comment on prior decision-making.
Albert favored repealing the ban to help maintain the city’s stock of diverse housing, meet consumer demand for smaller, affordable homes and protect current homeowners.
“We don’t want the existing houses to be classified as ‘non-conforming,’ and not allow people to update their homes,” he said. “Some insurance companies could decide not to insure those homes (because) they conflict with zoning. We don’t want to punish people for what they’re already in.”
Albert and Meyer said city building codes sufficiently regulate new construction by specifying room sizes, setback distances, etc.
The City Council voted 14-0 to repeal the amended section of the zoning ordinance at their Monday night meeting with Ward 3 Alderman Scott Ferguson and Ward 7 Alderman Dennis Weygandt absent.
Before the vote, two people from organizations representing real estate agents spoke in favor of the repeal.
Tricia Doyle, a member of the Southwestern Illinois Board of Realtors, told aldermen that the ban particularly hurt Belleville residents on either end of the age spectrum.
“First, young families and first-time homebuyers are being priced out entirely because the entry cost to build or buy (homes) is artificially inflated,” she said. “We risk losing our next generation of taxpayers to surrounding areas with more flexible zoning.
“Second, and perhaps most importantly, this restriction hurts our seniors. Many lifelong Belleville residents want to downsize. They don’t want the maintenance, utility bills or physical burden of a 1,500- or even a 1,000-square-foot house. They want small, accessible, single-level cottages or patio homes.”
Doyle argued that beautiful small homes can be built using high-quality materials that enhance neighborhoods.
Also speaking in favor of the repeal was Ron Deedrick, local government affairs director for the Illinois Realtors. After the meeting, he said the ordinance would have kept some people from repairing or rebuilding homes damaged by fires, floods or tornadoes.
Deedrick speculated that the ban has discouraged some developers from considering the idea of building assisted living apartments or other senior housing in the city.
“(Repeal of the ordinance) is one small way to say, ‘Belleville is open for business,’” he said.
In recent years, people across the country have debated the merits of building tiny homes on small parcels to create affordable housing for homeless or low-income people, first-time homebuyers, military veterans or senior citizens looking to downsize.
The development of such projects has prompted some cities, such as Belleville, to put regulations in place to stop or limit them.
“We feel like (the ordinance change is) the best way to protect those neighborhoods while we look into how this grows in the future,” former Director of Economic Development, Planning and Zoning Cliff Cross told Belleville Zoning Board of Appeals members in 2024.
Most tiny homes range from 100 to 500 square feet. Some developers use upgraded materials and install fancy features, while others keep it basic. Some offer the homes for rent through Airbnb.
Belleville resident Michael Hagberg attended the Zoning Board meeting two years ago and questioned the ordinance change.
Hagberg said some cities have found success housing military veterans or homeless people in tiny homes, which can be grouped to share heating and cooling systems and other amenities.
“Not that it would affect me personally, but in general I oppose (the ban) because I don’t think the government should be restricting what people can do on their property to that extent,” he said.
No one else spoke on the issue at the Zoning Board or City Council meeting in 2024.
