As the southwest suburbs face a continued housing shortage, developers are looking closely at infill and redevelopment opportunities to introduce new inventory. In Mokena, Kamp Builders, Inc. and Huizinga Brothers have introduced a conceptual proposal known as the "Rails of Mokena." The developers are seeking to redevelop Lot 1 of the former Mokena Senior Housing Planned Unit Development (PUD) into a new townhome community. However, as the project moves through the earliest phases of municipal review, the Village Board is holding the developers to strict infrastructure and zoning standards.
Bringing a new residential subdivision to life requires rigorous adherence to local zoning laws, especially when the proposed development sits adjacent to established neighborhoods and existing senior housing facilities. The "Rails of Mokena" project is currently navigating this exact conceptual review process.
The developer, James A. Kamp, representing Kamp Builders, Inc. and Huizinga Brothers, is seeking revised conceptual approval for a PUD amendment, rezoning, and a Special Use Permit to allow for townhome construction on the property.
The Conceptual Review Process
The Village Board first reviewed a preliminary version of this proposal during an October 13, 2025, Work Session. At that time, the Board declined to forward the request to the Planning Commission, citing significant concerns from both residents and trustees regarding traffic, housing density, and the overall site plan.
Following that initial rejection, the petitioners met directly with the residents and management of the neighboring Clarendale of Mokena facility in an effort to address those concerns. Armed with revised conceptual plans, the developers returned to the Village Board for a second Work Session review on February 23, 2026.
Village Board Feedback & Infrastructure Requirements
During the February 23, 2026, Work Session, the Village Board provided immediate and strict feedback regarding the revised conceptual plans. The primary focus of the Board was ensuring that the development did not compromise on safety or cut corners on established Village Code requirements.
The trustees voiced specific objections to the proposed infrastructure, including:
- Street Dimensions: The Board made it clear that reducing required standards or shrinking street dimensions below Village Code requirements is unacceptable. The Village will not accept dedication of public streets that do not meet these established safety metrics.
- Pedestrian Safety: Trustees noted that sidewalks must be installed on both sides of the proposed streets to ensure safe walkability within the development.
- Traffic Access: The proposed right-in/right-out access point was heavily criticized as a poor option. The developer noted they had spoken with Will County officials and claimed no alternative access options to 187th Street were available, but the Board remained dissatisfied with the traffic flow strategy.
- Neighborhood Buffers: Trustees explicitly requested a larger landscape and spatial buffer along Hummingbird Lane to protect the existing residential character and opposed any direct street connection to Hummingbird Lane.
- Location: Lot 1 of the Mokena Senior Housing PUD
- Developer: Kamp Builders, Inc. and Huizinga Brothers
- Proposed Use: Townhome Redevelopment
- Required Approvals: Amendment to Planned Unit Development, Rezoning, and a Special Use Permit
What Happens Next?
Because of the outstanding concerns regarding street standards, sidewalks, and traffic access, the Village Board ultimately did not recommend that the February 2026 iteration of the project advance to the Planning Commission.
For the "Rails of Mokena" to become a reality, the developers must revise their engineering and site plans to fully comply with Mokena's municipal code. The Village's handling of this proposal demonstrates a firm commitment to responsible growth, proving that local officials are prioritizing infrastructure quality and neighborhood compatibility over rapid expansion.
- The "Rails of Mokena" is a proposed townhome community slated for Lot 1 of the former Mokena Senior Housing PUD.
- The developers are seeking a PUD amendment, rezoning, and a Special Use Permit.
- During a February 2026 Work Session, the Village Board declined to advance the project to the Planning Commission due to infrastructure deficiencies.
- The Village is requiring the developers to meet strict Code requirements for street widths, sidewalks on both sides of the road, and adequate neighborhood buffers.
Frequently Asked Questions
Has the Rails of Mokena project been approved?
No. The project is currently in the conceptual review phase. During its most recent presentation to the Village Board in February 2026, the proposal was not recommended to advance to the Planning Commission due to concerns regarding street dimensions, access, and buffer sizes.
Who is the developer for the Rails of Mokena?
The conceptual proposal was presented by James A. Kamp on behalf of Kamp Builders, Inc. and Huizinga Brothers.
Where exactly is the proposed development located?
The proposed townhomes would be built on Lot 1 of the Mokena Senior Housing Planned Unit Development, located adjacent to the existing Clarendale of Mokena facility.
Disclaimer: The development news and project statuses provided in this guide are for informational purposes only and are based on official Village of Mokena municipal Work Session minutes available as of early 2026. Construction timelines, project viability, and development details are subject to change pending future Village Board reviews and approvals. Please verify all official updates directly with the Village of Mokena. Raymond Kennedy is a licensed real estate broker in Illinois with eXp Realty and is sharing this community development news as a courtesy to southwest suburban residents.