From new website to developments to taxes, Glen Carbon says growth is strong

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About 13 months into his term as mayor, Bob Marcus provided an update on the state of the village to the village council, staff and residents who attended the directors’ meeting on May 24.

“Last year we saw positive growth,” Marcus said, which is consistent with the village’s history as a mining and railroad town.

Growth, a new village website and additional staff, including the village’s first communications manager, are just some of the highlights of the past 12 months. Between July 2021 and March this year, 11 people joined the Village staff, from Breanna Hosto in finance to communications manager Nicole Dicks. The village updated its logo, kept the miner, and will release a new slogan at Homecoming later this month.


For 2021-2022, the village issued 409 building permits of all types, compared to 475 the previous year. The total was 412 permits the previous year. The 2017-2018 fiscal year was the most outlier when the village issued 1,778 permits at a time when low interest rates and attractive financing generated a lot of home renovations, additions, etc.

Regarding new construction, three new commercial building permits and 40 residential permits were issued for 2021-22, compared to one and 40 in 2019-20 and five and 44 in 2018-2019, respectively. The graph did not represent information for the year 2020-2021.

Even though building and zoning director Stacy Jose was on vacation, Marcus listed her department’s accomplishments over the past 12 months.

Three of five or 60 percent of the lots in Sunset Park Plaza along Route 157 have been developed. These developments include Brightly Senior Living in October 2020, a 56-unit assisted care facility; Edley’s BBQ, which opened in January 2021; and Brown Mortgage Group is planning a nearly 10,000 square foot office building next to Edley.

The biggest commercial announcement of the past year is undoubtedly Orchard Town Center, which was approved last October. A 14-lot development with a senior flagship store, formerly Menards and now Meijer; a mix of junior anchors; and 12 outlots, all on approximately 52 acres. The first approved outlet is Chick-fil-A. The plan is to open the nearly 5,000 square foot restaurant next spring with a two-lane drive-thru that can accommodate up to 50 vehicles.

On the west side of the village, along Route 157, construction of the Bluffview Commerce Park is underway. Ameren Illinois opened Lot #1 last September for its Operations Communications and Control Center (TOCC). Two other lots remain available.

Active Village Grants – from April 2022

This summer – the village has two grants that will give Schon Park some jolts this summer. First, a 2022-2023 Park Improvement Project (PEP) grant will enable electrical expansion in the park. This will be used for future events that feature vendor booths, similar to Homecoming or Glenfest. The second is a charging station for two electric vehicles (EVs) in or near the south end of the main park grounds. The expansion grant is $62,092 while the charging station grant is $15,000.

Next is a water/sewer infrastructure project for the Nickel Plate Sewer Extensions using $1.74 million in American Rescue Plan Act (ARPA) funds.

In the spring of 2023, using Madison County and Congestion, Mitigation and Air Quality (CMAQ) grants totaling $389,142, the Village will improve the intersection of Route 159 and Glen Carbon Road by adding right-turn lanes at Walgreen’s on eastbound Cottonwood Road and another right-turn lane from North Main to southbound 159.

In fall 2024 or summer 2025, Cougar and Junction Drive will be rehabilitated, using county grants and surface transportation projects (STPs) in the amount of $636,210.


On Route 159, Scooter’s Coffee opened last April as a drive-thru coffee and bakery kiosk. Just to the north, construction crews from Discount Tire will raze the old bank building and replace it with a tire and wheel store.

Departmental improvements include: renovated offices for employees; an almost ready-to-use online permit system; a revision of the zoning and planning code is underway; more than 45 acres were annexed to the village; and construction and development raised $135,000 in green space rights to improve village parks.

New businesses have opened in the village over the past year, including Hope Autism Clinic, Covered Bridge Bike Rental, Kane Mechanical, Inc., and CrossCountry Mortgage.

When it comes to village finances, Glen Carbon property values ​​have been on the rise for many years, dating back to 2013. Last year’s Equalized Property Assessment (EAV) is $419 million. These rates are set by Madison County.

Turning to the history of the village’s tax rates over the past 10 years, the numbers have mostly gone down. In 2012 the rate was 0.8809 while in 2021 it was 0.7027.

“That’s what we can control,” Marcus said of tax rates, adding that on average, 10-11% of residents’ total tax bill comes from the village. The village fire protection and library quarters are separate entities.

Using four other municipalities in the area as a comparison, the Village’s property taxes are lower than Edwardsville, Granite City and Maryville. Only Troy’s property tax rate is lower.

The Village’s 1% municipal sales tax history also shows only growth since 2012, when it was $2.4 million. Last year it hit $4.4 million.

Glen Carbon has collected $20,840 in video game revenue since April 2021, averaging between $1,500 and $2,500 per month, Marcus said. February (

In public works, the teams carried out a greater part of the maintenance program for the streets of the village. The village has designed, reviewed and prepared for tender a construction project that will add right-turn lanes to Cottonwood Road and North Main, with construction due to begin next year; contracted with WHKS to review future water source options; finalized its water meter replacement program; completed the upgrade of two sewer lift stations; completed phase two of the conversion of village buildings to LED bulbs; upgrades to the Miner Park pavilion were completed; and, began designing the third phase of Schon Park.

Police Chief Todd Link reported 43,870 incidents last year. Nearly 78% of those incidents were agent-initiated activity, which means his agents are proactive, Marcus said. The total number of arrests for 2021 was 771. Officers carried out 1,844 traffic stops last year with 1,068 warnings issued; 822 citations issued and of these, 286 citations were for speeding. There were 419 traffic accidents with eight percent bodily injuries.

Finally, the department boasts three Southern Police Institute graduates of the Louisville Administrative Officers’ Course: Det. sergeant. Greg Boyer; sergeant. Jeff Blind; and Lt. Ned Miller.

Three police officers retired last year; two side hires, Officer Benyr and Officer Porter, and a trainee officer, Officer Walters, replaced the retirees. The department completed 1,631 hours of training in the following courses: Use of Force and De-escalation; excited delirium and legal applications, including legal updates.

“We support our police department, respond to resident issues in a timely manner and try to make Glen Carbon a better place to live and work,” Marcus said.

“In summary, I would like to say that the state of our village is solid. Built on a solid financial foundation, we have focused on staff, staff appreciation, support for local businesses and I think the Morale of the village is very positive.”

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