The Lake County Planning, Building, Zoning and Environment Committee voted Oct. 8 to authorize moving forward with a fast-track demolition of an unsafe, vacant single-family residence and related accessory structures at 9865 West Logan Court in Zion.

The action directs staff to advance the county's statutory fast-track demolition process under 55 ILCS 5/5-1121, which requires notice to the property owner and lienholders and gives them 30 days to abate the hazards or contest the action in circuit court. If owners and lienholders do not act or contest, county staff would contract for demolition and site cleanup; the county plans to file a judgment lien to recover demolition costs if necessary.

Planning, Building and Development Director Eric Wagner said the property and a detached garage are open to intrusion and have been the subject of enforcement since 2021. "We have the ability to take care of all of it at the same time rather than just in a piecemeal fashion," Wagner said, referring to a 2013 amendment to the Illinois statute that extended the fast-track authority to accessory buildings.

Eva Donev, the county building official, described the site conditions in detail. "The structures are open and vacant and post an immediate and continuous hazard to the community," Donev said, noting that tall weeds obscured views of the house and garage and that roof openings and water damage compromised structural integrity.

County staff provided a preliminary demolition cost estimate of roughly $40,000. The breakdown shown to the committee included about $13,004.40 to demolish the primary dwelling, $7,500 for the detached garage, $2,500 for fence removal, roughly $4,000 for site cleanup, $5,000 estimated for potential asbestos abatement, and about $2,000 for permitting and utility disconnects. Wagner told the committee finance staff confirmed county funding is available should the county board approve proceeding.

Committee members asked how the county would recover costs and whether tax buyers would be responsible. Wagner said the county intends to file a judgment lien in circuit court for the full amount of demolition and cleanup costs so any future purchaser would take title subject to that lien. Staff reported they have been unable to reach the original owner by phone and are in contact with an attorney for a tax-buyer LLC that has a pending interest in the property; that tax-buyer has not yet completed ownership transfer.

On contracting, Wagner said the county would use either the county's Job Order Contracting (JOC) program or solicit proposals from local demolition contractors, and that the county would require oversight during demolition to protect surrounding residents. Donev noted the county ordinance requires diversion of construction and demolition debris to recycling where practicable.

After questions from Members Paul Frank, Member Schlick and others, the committee voted to approve the motion to proceed with the fast-track demolition process and forward the item to the county board and the Finance & Administration committee for final action.

Votes at a glance: The committee recorded approval for the fast-track demolition authorization for 9865 West Logan Court; it also approved permanent destruction of certain executive-session recordings and approved committee executive-session minutes from Sept. 25, 2024.

Procedural votes taken at the Oct. 8 meeting included a consent-agenda approval and a motion to enter executive session under 5 ILCS 120/2(c)(1) (personnel) and 5 ILCS 120/2(c)(21) (review of executive-session minutes).