Plan Commission — Skokie, IL
Date: 2023-01-19

NOTICE OF PUBLIC HEARING

Skokie Plan Commission, Thursday, January 19, 2023, Village of Skokie, 5127 Oakton Street, Skokie,
Illinois 60077, at 7:30 P.M., to consider the following:

 NEW ACTION TAKEN
 2023-01PD – Parking Determination: 7800 Austin Avenue No Vote Required
 Proposed UPS Distribution Facility
 (7:45 P.M.) Discussion: Affordable Housing No Vote Required
 Listen and learn session featuring speakers who develop and work
 towards the preservation and creation of new affordable housing
 development

FOR YOUR INFORMATION:
Plans and related documents are available at the Planning Division office at Village Hall Monday
through Friday from 8:30 AM to 5:00 PM. 847-933-8447


SPECIAL AID: Available upon request for the disabled. Call 847/673-0500 or email info@skokie.org.


This notice is for information purposes only.

 Paul Luke, Chairman




VOSDOCS-#605401-v1-Notice_of_Plan_Commission_Discussion
STAFF REPORT 2023-1PD: Parking Determination
Community Development Department Council Chambers, 7:30 PM, Jan. 14, 2023


To: Paul Luke, Chairman, Skokie Plan Commission
From: Paul Reise, Planning Manager




 General Information
 Petitioner BRIDGE POINT SKOKIE LLC
 Purpose A parking determination for a truck and freight transportation
 services use at 7800 Austin Avenue


PETITIONER’S SUBMITTAL
UPS intends to operate a delivery distribution center, which is a truck and freight
transportation services use in the Zoning chapter, at 7800 Austin Avenue. Off-street
parking requirements for truck and freight transportation services are determined by
the Plan Commission.
 As proposed, the site will be developed with a UPS distribution facility with an
approximately 171,753 square-foot building. The facility will serve as a transfer point
between feeder trucks (long-haul semi-trailer trucks) and package cars (vans or other
vehicles used in local distribution). Off-loading of the feeder trucks will occur via 24
loading bays on the west side of the proposed building. Staging of the package cars will
occur within the proposed building.
The site will provide a 72-space parking lot on the north side of the proposed building
and a 228-space parking lot on the east side of Austin Avenue for on-site employees
and package car drivers.


STAFF ANALYSIS
The zoning is M3 and the proposed land use truck and freight transportation services is
permitted. Staff has reviewed the petitioner’s Traffic Impact Study by KLOA, dated
December 14, 2022. The submitted use letter from the applicant indicated a 72-space
parking lot on the north side of the proposed building and a 228-space parking lot on
the east side of Austin Avenue for on-site employees and package car drivers.
Staff accepts this analysis and is recommending the 300 on-site parking spaces be
required for this use.




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 VOSDOCS-#605465-v1-2023-01PD_Parking_determination_for_7800_Austin
STAFF RECOMMENDATION
Staff recommends that the Plan Commission determine the off-street parking
requirement for BRIDGE POINT SKOKIE LLC at 7800 Avenue be 300 on-site parking
spaces. Any increase in the employment level or mode of operation at the subject site
will require that the parking requirement be evaluated. This determination is not
transferrable to another truck and freight transportation services use at this location.




 2 of 2
 VOSDOCS-#605465-v1-2023-01PD_Parking_determination_for_7800_Austin
Memorandum
Community Development Department

TO: Chair Luke & Plan Commission Members

FROM: Johanna Nyden, AICP, Director of Community Development

DATE: January 10, 2023

SUBJECT: Development of Affordable Housing Policy Recommendations

On December 20, 2022, the Board of Trustees unanimously approved a motion that directed the
Plan Commission to convene public hearings to discuss and provide the Board with
recommendations on the Village’s affordable housing policy. This memorandum serves as an
overview and reference document for the anticipated meetings and discussion on this subject for
the coming months. It includes:
  Background on Skokie’s ongoing support and commitment to being an affordable
 community and existing work to create and preserve affordable housing;
  Background on regional efforts to support affordable housing; and
  Timeline and schedule for meetings on the Plan Commission’s discussion of an
 affordable housing policy recommendations.

Affordable Housing in Skokie:
As highlighted in Skokie’s Commitment to Affordable Housing (attached), Skokie has had a
history of inclusive housing policies that support a diverse and affordable housing stock.
Presently, the Village has 19.9% of its housing stock considered as “affordable”. For context,
the Illinois General Assembly passed the Affordable Housing Planning and Appeals Act
(AHPAA) in 2003 to address the state’s affordable housing shortage. The Act requires
communities with less than 10% affordable housing (as determined by data sources from the
Census) to submit an Affordable Housing Plan to the Illinois Housing Development Authority
(IHDA). The Village currently has the second highest percentage of affordable units in the area.
In recent months, the Village has discussed how best to extend and expand this support for
affordable and mixed-income housing. The success of recently opened rental residential
development, like 8000 North, has increased interest by the development community in
constructing new multi-family housing projects coupled with the adoption of a new sustainability
plan, and the demonstrated ability for projects to provide units that are affordable at 100% of
Area Median Income (AMI)1 has further highlighted the need to explore the Village’s next steps
with regard to its housing policies.

Skokie is engaged in regional and local efforts to promote the preservation of high-quality
housing that is affordable to low- and moderate-income households. Efforts have included:


1
 Area Median Income is designated by the Department of Housing & Urban Development. Skokie utilizes the
Chicago-Joliet-Naperville, IL HUD Metro Fair Market Rent (FMR) Area Income Limits. The 2022 Limits are
attached to this memorandum.


Document Number: 605363 1
   Supporting multi-family housing projects. When many suburban communities were not
 allowing multi-family projects on small lots (or at all), Skokie permitted these projects and
 continues to support the creation of multi-family housing.
   Offering Home Improvement Programs. Through the Village’s Community Development
 Block Grant (CDBG), the Village funds up to $12,000 (per household) for housing rehab
 to income-eligible households to fund rehabilitation of units. Annual allocation of this
 program is $70,000.
   Creating Programs to support Neighborhoods. The newly established Neighborhood
 Enhancement Program allows for the coordinated investment in owner-occupied multi-
 family properties in CDBG Target Areas.
   Providing Housing & Financial Assistance During COVID. During COVID the Village
 provided $200,000 in payments for rent, mortgage, and utility assistance to support low-
 and moderate-income households.
   Establishing and Implementing the Neighborhood Integrity Ordinance. This is a
 component of rental registration and requires landlords complete training with the Village.
 Residents also are required to sign a crime free addendum as part of a lease.
   Planning for a more sustainable housing stock. The adopted Environmental Sustainability
 Plan (ESP) identifies areas to support housing that is sustainable in Skokie. The ESP
 highlights numerous action steps to improve energy efficiency in housing throughout
 Skokie. In particular, recognizing that lower quality housing can result in “high energy
 poverty” (poorly weatherized homes might have higher energy costs) and that lower
 income households are more likely to be impacted by this condition. LH1-1 (Action)
 within the plan, identifies that for Phase 1, the Village assess and support ways in which
 low- and moderate-income households housed within Skokie’s housing stock can become
 more sustainable. LH-2, “Reduce the share of the population living in high energy
 poverty from 15.4% to 10% by 2030.”
   Inclusion of Affordable Housing in the Village’s IPLAN. The Skokie Health and Human
 Services (HHS) Department has been working for the past several months on the Illinois
 Project for Local Assessment of Needs (IPLAN) Community Health Assessment
 process. As part of the IPLAN process, the “Toward Health Equity in Skokie” event was
 held on November 18, 2022 to allow community stakeholders the opportunity to review
 highlights from the Community Health Assessment and vote on three issues to address
 over the next five years. The community stakeholders chose Affordable Housing as one of
 a priority.

Regional Efforts in Support of Affordable Housing
There are numerous communities, agencies, organizations, and statewide entities are working on
addressing affordable housing issues. Examples of the efforts for creating more affordable
housing, helping people stay in their homes, maintaining existing housing as affordable, and
looking at the specific housing needs of different populations are summarized in this section.
Additionally, speakers at the January 19, 2023 “Listen and Learn” session will speak to some of
these efforts and are engaged in regional projects and activities.

Residential Tenant Landlord Ordinance. In January 2021, Cook County adopted a RTLO that
covers all property in suburban Cook County. As a result, Skokie is currently covered by this
ordinance. The adopted ordinance (which was effective June 2021) covers all rental units in


Document Number: 605363 2
suburban Cook County (including mobile homes and subsidized units) with the exception of
Chicago, Evanston, and Mount Prospect (which all had existing RTLOs in place). It excludes
units in owner-occupied buildings with 6 or fewer units, units in hotels, motels, rooming houses
unless rent is paid monthly, and school dormitory rooms, employee’s quarters, non-residential
rental properties, and owner-occupied co-ops.

The Cook County RTLO outlines the rights that both tenants and landlords have in a residential
rental agreement. It creates a uniform leasing experience in most of Cook County (since the
ordinance is similar to Chicago, it is nearly completely uniform). A few key highlights include:
  Creates protections around the enforcement and activity around an eviction (i.e. no
 lockouts);
  Establishes renter rights (i.e. essential services like water, gas, and electricity, compliance
 with local building codes, temperature settings, repair in timely manner, etc.); and
  Identifies renter responsibilities (i.e. keep unit in safe working order, remove garbage,
 allow reasonable access to the unit, use dwelling unit as a dwelling unit, not abandon
 property, etc.).

Cook County offers resources to assist renters and landlords with situations that are out of
conformance with the RTLO.

Chicago Metropolitan Agency for Planning (CMAP) has completed several case study
examinations of regional communities that are undertaking the work to create more affordable
housing opportunities through its Homes for a Changing Region Project. Recognizing that this
work is not only establishing inclusionary housing ordinances, there is additional work that can
be done to support housing options and opportunities that includes:
  Zoning code changes such as inclusionary housing, increase allowable density, reduce
 parking requirements, allow accessory dwelling units, adopt form-based codes;
  Programs to support senior housing, keeping older adults in their homes, home sharing,
 and multi-generational communities;
  Regulatory changes that improve or streamline inspection and permitting processes;
  Sustainability initiatives that support the development of green buildings that are
 affordable, energy efficiency savings that can be passed to tenants or homeowners on
 fixed income;
  Preservation of existing housing such as creation of land trusts that reduce housing costs
 by removing the land value from housing costs;
  Identify opportunities for counseling and financial literacy to prevent issues of
 foreclosure, high tenant turnover, and other vacancy related issues.

Recommendations from CMAP’s Homes for a Changing Region Toolkit Recommendations
Guide can be found here. Many of these suggestions would be appropriate for inclusion in
Skokie’s affordable housing policy and would enhance existing work preserving Skokie’s
affordability and preserving diversity.

Timeline:
The following is the anticipated schedule of discussion and activities for the Plan Commission’s
public hearings, and process for review of affordable housing policy for the Village of Skokie.


Document Number: 605363 3
  Listen & Learn Session (Thursday, January 19, 2023, 7:45p). Speakers from Brinshore
 Development, Community Partners for Affordable Housing, and the Housing Authority
 of Cook County, Chicago Metropolitan Agency for Planning, and (additional speakers
 have been invited) will share the work they are doing to support affordable housing in the
 region. The public is encouraged to attend; opportunity for questions and further
 discussion will be included during the Listen & Learn Session. This session will be
 hosted by the Plan Commission and will start after the regular Plan Commission meeting
 at 7:45p. Meeting materials will be posted on the Plan Commission’s meeting page on
 Thursday, January 12, 2023

  Public Hearing Session #1 (Thursday, February 2, 2023, 7:30p). The Plan Commission
 will start to formulate affordable housing policy recommendations to the Board of
 Trustees. Meeting materials will be posted on the Plan Commission’s meeting page on
 Thursday, January 26, 2023.

  Public Hearing Session #2 (Thursday, March 2, 2023, 7:30p). Plan Commission will
 finalize draft affordable housing policy recommendations to the Board of Trustees.
 Meeting materials will be posted on the Plan Commission’s meeting page on Thursday,
 February 23, 2023.

  Board of Trustees Meeting (Monday, March 20, 2023, 7:30p). Policy recommendations
 from the Plan Commission on the Village’s Affordable Housing strategy will be
 presented by Plan Commission Chair Paul Luke and discussed at the Board meeting.

Attachments:
-Inclusionary Housing Ordinances
-Village of Skokie’s Commitment to Affordable Housing, October 1, 2020




Document Number: 605363 4
Inclusionary Housing
There are a several communities in northeastern Illinois that have moved forward with
establishing inclusionary housing ordinances. Below is information on these ordinances and they
are attached for reference:

  Lake Forest’s inclusionary housing policy applies to all residential or mixed-use
 developments that result in or contain five or more dwelling units (excluding any single-
 family detached dwellings) and requires that at least 15% of the total units shall be
 affordable. To off-set these costs for complying developers, Lake Forest will waive all
 application fees, building permit fees, impact fees, and other costs which may be imposed
 by the city (adjusted proportionately to reflect the fees for the affordable housing units).

  St. Charles’ inclusionary housing policy allows developers to request the City Council to
 approve an Alternative Affordable Housing Plan if the developer demonstrates criteria
 such as financial hardship (that is not of the developer’s own making) or site
 development difficulties such as environmental or grade issues. If the developer proposes
 the Alternative Affordable Housing Plan, they must supplement their plan by applying
 for external funding sources such as grants, purchase offsite units that are for sale or in
 foreclosure and sell or rent them at affordable housing prices, or construct only a portion
 of the required affordable units and pay a fee in lieu of the remaining portion of units.

  Evanston’s inclusionary housing policy requires that 10% of the dwelling units within a
 privately funded development shall be affordable dwelling units and that 20% of the
 dwelling units within a publicly funded development shall be affordable dwelling units.
 Additionally, prior to a development application being deemed complete, an Inclusionary
 Housing Plan must be submitted, which includes the number and pricing schedule of
 market and affordable dwelling units as well as a marketing plan on how they will
 promote the sale of the affordable dwelling units.

  Highland Park’s inclusionary housing policy allows for off-site affordable housing units
 (a portion or all) in lieu of on-site affordable housing units, with the approval of City
 Council and consideration from the Housing Commission. Highland Park also allows for
 cash payment in lieu of affordable housing units if the covered development consists
 solely of 19 or fewer single-family detached dwelling units or if the City Council
 approves such payment with consideration from the Housing Commission and the
 determination that such a payment will further other opportunities for affordable housing
 developments in the City.

  Northbrook’s inclusionary housing policy states that any governed development
 providing the minimum number of affordable housing units will be eligible to obtain
 greater flexibility in development design such as reduced setbacks, increased floor area
 ratio, and fee waivers and reductions on affordable units. Additionally, affordable units
 must have access to all of the same amenities, common areas, and energy efficient
 features as the market rate units.




Document Number: 605363 5
  Deerfield’s affordable housing policy applies to all developments that result in the
 addition of or contain 11 or more residential dwelling units in a multi-family, attached
 development or 30 or more residential dwelling units in a single-family detached
 development. Additionally, at the developer’s request, the Village or its designee shall
 assist the developer in marketing the affordable housing units to eligible households, for
 an additional charge to be determined by the Village.

  Arlington Heights’ affordable housing policy dictates that for multi-family rental
 developments containing 9 or fewer dwelling units, no actual affordable units are
 required, however a linkage fee of $3,500 per market rate unit is due as part of the
 building permit fees. If the developer chooses to provide actual on-site affordable units,
 no linkage fee is required. Additionally, the maximum gross rent for affordable units
 shall be the gross rent affordable to households with annual incomes at 60% of area
 median income as devoting no more than 30% of their gross monthly housing expenses
 as calculated by the Illinois Housing Development Authority based on the number of
 bedrooms in the unit.




Document Number: 605363 6
VILLAGE OF SKOKIE


Skokie's Commitment to Affordable
Housing


Community Development Department

October 1, 2020
SKOKIE'S COEVIMITMENT TO AFFORDABLE HOUSING

The Village of Skokie has a long tradition of inclusive housing poiicies that support affordabie housing
and have driven the Village to achieve 19.9% affordable housing, which is one of the top rates in the
North Shore area. To supplement this approach, the Village has also developed several programs that
support low income renters and homeowners with a focus on investing En their homes and
neighborhoods. Lastly, Village staff is participating in regional initiatives that support affordable
housing.

Housing is considered affordable when housing costs are no greater than 30% of household income/
particularly for low income households/ which is 80% of median household gross income. Affordable
housing is out of reach m many parts of the Chicagoland area. For suburban growth areas, this is largely
due to a lack of older housing stock and overall housing diversity/ favoring single family homes over
multi-family developments. Inner ring suburbs like Skokie are wefi-positioned to provide affordable
housing opportunities due to the age of our existing housing stock and supply of muiti-famiiy buildings.
Provided the Village continues to support indusive land use policies and protect existing housing stock,
the Village's higher percentage ofaffordabie housing should continue.

This document is intended to provide an overview of Skokie's current affordable housing position and
insights into policies that have enabled the Village to achieve and maintain one of the highest affordable
housing rates in the North Shore area.

Affordable Housing Profile

According to data from the 2016 American Community Survey (ACS)/ 19.9% of the Village ofSkokie's
housing stock is affordable in accordance with HUD's definition. With over 22,446 households in the
village/ 4,467 units are affordable.

As shown in Table 1, Skokie outpaces ail North Shore communities except NEIes, which registers over
30%. Evanston is closest/ just two percentage points below, whiie Morton Grove is over six points
behind. The remaining cities are below 10% which is the threshold enacted by the iHEnois' Affordable
Housing Planning and Appeals Act (AHPAA).

Another data point to consider is the level of owner-occupied properties. A greater availability of rental
units typically correlates with greater affordabiiity and ease of entry into the market. As per 2019 US
Census estimates, shown in Table 1, just over 70% of homes in the Village are owner-occupied. In
Evanston, 56.3% of homes are owner-occupied and has a high percentage of rental due to its university
population. Morton Grove has the highest rate of owner-occupancy at 91.3%.

The type of housing is also a key indicator that correlates with affordable housing. Places that have
more multi-family housing typicaiiy have a higher percentage of affordable housing. Just under 60% of
housing is within single family detached or attached structures. The remaining 40% are within muitf-
family buildings with a shared entrance, and of that percentage/ 20% is within bdildings with 10 or more
units. Niles is very similar to Skokie with 62% single family and 38% muiti-family. The difference is the
Niles has more buildings with 10 or more units. Morton Grove has nearly 82% single famiiy and just 8%
mutthfamity. Home to a major university/ Evanston has a much higher rate of muiti-family at 63% of
which over 37% are within buildings with more than 10 units.



 Table 1: Percentage of Affordable Housing Units
 in Relation to Overall Housing Supply

 Municipality 2011 2016
 Niles 20,2% 30.4%
 Skok'ie 14.7% 19.9%
 Evanston 15.4% 17,5%
 Morton Grove 7.9% 13.1%
 Gtenv'iew 7.4% 7.3%
 Uncolnwood 4.6% 5.5%
 Witmette 4.1% 4.5%
 Go/f 0,8% 2.8%
 Winnetka 2.5% 2.7%
 Glencoe 1.4% 2.5%
 KeniSworth 0.5% 2.2%

 Table 1 Source: American Community Survey 2011 and 2016.




 TaJb/e 2; Home Occupancy a Median Monthly Housing Costs

 MunicipaSity Owner Median Owner Renter Median Gross
 Occupied Mort. Costs Occupied Rent 2014-
 2014-2018 2018
 Nites 73.4% $1,819 227% $1,117
 Skok'ie 70.5% $2,154 24.9% $1,226
 Evanston 56.3% $2,470 40.7% $1,366
 Morton Grove .91.3% $2,144 7.8% $1,817
 Park Ridge 82.4% $2,763 16.4% $1,412
 Glenview 82.8% $2,755 17.6% $1,761
 Northbrook 85.8% $2,980 11.7% $2.046
 Uncoinwood 84.8% $2,640 12.3% $1,868
 Witinette 86.8% $3,724 13.9% $1,639
 Northfield 89.6% $3,070 11% $1,585
 Golf 94.7% $3,766 0.65% N/A
 Winnetka 89.0% $4,000+ 8.6% $1,810
 Kenifworth 82,4% $4,00(H 8.2% $2,000+

 Table 2 Sources: Census Quick Facts (census.gov/quickfacts} and American Community Survey 20'fO to 2014



According to "Regional Housing Soiutions" website, which categorizes affordabiiity within housing sub-
markets/ Skokie's housing stock was primarily built in two eras - the years after World War II and in the
1960/s-70's - as shown in Table 3. This housing stock has remained intact with 84% considered between
moderate to lower cost and remains affordabie. Only 6% of Skokie's stock is considered high cost/ tow
density suburban which is out of reach for tow to moderate income families.

Niies which has by far the most affordable housing has 94% in the lower cost range and 6% in the high
cost range. Evanston aiso has littie mid-range diversity with 24% lower cost and 76% higher cost.
Morton Grove is 71% lower cost/ 29% in the middle, and 1% high cost. The farther north, housing is less
afford a bie.


 TaJb/e 3; Percentage of Housing by Submarket
 Ordered by Percentage of Affordable Housing

 Submarkets 1 2 3 4 5 6 7 8
 Nihs 41 53 6
 Skokie 68 16 6
 Evanston 29 13 47
 Morton Grove 64 7 29
 Park Ridge 8 73 17
 Gfenvjew 68 13 11
 Northbrook 1 98 7
 Uncotnwood 32 29 38
 Wilmette 100
 Norihftefd 100
 Go!f 100
 WJnnetka 100
 Glencoe 100
 Kenilworth 100


 Submarket Characteristics
 Submarket 1; Higher density urban, high foreciosure and vacancy, low income.
 Submarket 2: Higher density urban and suburban, large households, high foreclosure/moderate vacancy,
 low/moderate income,
 Submarket 3: Higher density urban, high income, young, high home prices and rents.
 Submarket 4: Suburban post-war housing stock, moderate- and middle-income, lower cost stock,
 Submarket 5: Suburban 1960-79 housing stock, moderate but declining incomes, !ower cost stock,
 Submarket 6: High cost suburban housing stock, low density, high income, aging popuiatlon.
 Submarket 7: High popuiation growth, newest housing stock.
 SubmarketS: Suburban 1980-99 housing stock, high/mJddle income, suburban, aging population.

 TajMe 3 and Submarket Characteristics Source: regionalhousingsolutions.org.


SkokEe's Affordable Housing Priorities

The Village of Skokie's historic commitment to diversity is the main driver for its affordable housing
success. This includes a diverse economy/ diverse housing types, and a diverse community. The
commitment is primarily demonstrated by a long history of planning and zoning decisions that allowed
higher density housing developments.

Skokie is also committed to a high standard of living for affordable housing. The Village has developed
the Neighborhood Enhancement and Home Improvement programs/ which are funded through CDBG,
to help maintain structures occupied by low income residents. The Village is also providing direct rental
assistance to fow income families through the Housing Financial Assistance and Emergency Financial
Assistance programs, in addition/ the Neighborhood Integrity initiative/ which includes the Rental
Registration and Landlord Training programs, requires landlords to conduct regular maintenance to their
buildings and to ensure a safe and iivabie environment for their tenants.
Village staff also participates in Chicago Regional Assessment of Fair Housing. This initiative is helping a
partnership of Cook County municipafities coordinate affordable housing efforts through a regional
approach instead of beyond their municipal boundaries.

Housing Development Policies

The starting point for the Village's housing affordabiiity involves housing development policies that were
instituted during Skokie's post-WWI! growth period and have continued through today. During the
postwar era through the 1970\ Village leaders elected to allow the construction of muiti-famiiy
structures on smaller iots. As a result, 40% of households are within muiti-family buiidings, and 84% of
our housing stock is within Submarket 4 and 5/ which are lower cost and serves diverse household
incomes. If you fast forward 70 years/these buildings have become the cornerstone of affordable
housing in the Village and created development patterns and a housing stock that sets Skokie aside as
one of the most affordable communities in the North Shore.

Neighborhood Enhancement & Home Improvement Programs

in addition/ the Village has developed two direct investment programs to fund improvements to
structures owned by low income residents and/or within iow income areas. The Neighborhood
Enhancement program was added to the CDBG Annual Action Plan this year and is currently being
roiied-out. The program provides funding for improvements to low income, multi-famiiy structures.
The initial focus is on low income homeowners, but depending on the demand/ assistance may be
provided to rental buiidings in low income areas. The list of qualified improvements includes exterior
door and window replacement, accessibility improvements/ tuckpointing/ painting, roof replacement/
landscaping and hardscaping, lighting/ and safety improvement. The Neighborhood Enhancement
Program is budgeted for a total of $180,976 this year.

The Home Improvement Program is aiso funded through CDBG and has been a long-standing program
with nearly 400 units improved. The program provides up to $12,000 to cover the cost of exterior
improvements that are similar to the list of improvement for the Neighborhood Enhancement program.
The difference between the two program is the Neighborhood Enhancement program has a focus on
muiti-famiiy buildings while the Home Improvement Program assists low income homeowners of one
and two-family homes. The Home Improvement Program is typically budgeted for $70,000 each year.

Housing Financial Assistance & Emergency Assistance Programs

The Village also provides direct assistance to low income homeownerand renters through two programs
that have arisen from the COVSD-19 Pandemic. The Housing Financial Assistance program is funded
through CDBG-CV suppiemental funding through the CARES Act. The Village is providing $200,000 to
provide rent, mortgages, anct/or utility assistance to low to moderate income households. The
Emergency Assistance Program, which is funded by donation from the Skokie Community Foundation,
provides grants up to $500 for rent and utility assistance. According to reports from the Human Services
Departments, through the end of July/ 84 households benefitted from the program during the
pandemic.
Neighborhood Integrity Initiative

The primary component of the Neighborhood integrity Initiative, which was created in 2014, is the
Rental Unit Registration ordinance/ Chapter 22 oftheViiiage's Code of Ordinances. The code requires
the registration and inspection of every residential rental unit prior to being offered for rent or being
sold. The purpose of the program is to ensure landlords are providing safe and livable environment for
their tenants. While there is added cost to the property owner, this step ensures units are well"
maintained, which Es a priority. SkokEe's approach to affordable housing not only provides opportunities
to low income resident but also takes steps to ensure their homes are safe and livable.


The Rental Unit Registration ordinance aiso requires the owner or operator of a rental unit to
successfully complete the Viiiage's Landlord Seminar within three months from the date of registration.
The seminars consist of 3 four-hour information/ training seminars, which are heid throughout the year.
The seminars are held at the Skokie Police Department on weekdays/ evenings and Saturday mornings.
Landlords are only required to attend one seminar; however/ if a property is found to have numerous
nuisance compiaints or issues/ the landlord maybe required to attend an additional seminar. Overall/
the seminar informs iandiord about the Rental Unit Registration program/ buiiding and property
maintenance codes/ tenant rights and responsibilities, and the duties of the Neighborhood Standards
Police Officer.


The crime free provisions are another important aspect of the ordinance. Owners are required to have
tenants sign a crime free addendum as part of the lease. The addendum makes it a violation of the
lease for any tenant or guest of the tenant to engage invioientordrug related crimes or to use the
leased premises for such purposes. in conjunction with landlord training and the crime free elements of
the code, the Village also provide Landlord Certification if the owner/operator agrees to a security
inspection and a neighborhood social event offered by the Police Department.

Regional Efforts

The Village is also taking part in the Regional Assessment of Fair Housing, which is a regional effort to
address fair housing issues. Although the assessment is focused on fair housing, affordabiiity is a
primary component of the assessment.

The Regional Assessment of Fair Housing is led by Cook County with technical assistance initially
provided by the Chicago MetropoHtan Agency for Planning (CMAP) and Enterprise Community Partners
as the lead consuitant. The assessment is a collaboration of over 17 iocai communities En Cook County/
which has been coined the Chicago Area Fair Housing Alliance. if not for this partnership, the Village
would have had to undertake the assessment on its own to fulfiii CDBG requirements. The Village's
participation in the assessment is $12,000, which is covered by CDBG funds.

The assessment is an ongoing project. To date, broader regional objectives and best practices have
emerged, and the group is currently working on iocai recommendations.
Skokie, housing
and the region

Jonathan Burch, Principal
Chicago Metropolitan Agency for Planning
Priority housing issues
What are the priority issues facing your municipality on the topic of housing? Responses (#) Responses (%)
Housing stock does not meet the needs of seniors 47 20.0%
Not enough diverse housing stock types 47 20.0%
Absentee landlords 35 14.9%
Lack of affordable housing 34 14.5%
Housing stock does not reflect market demands 30 12.8%
Housing conditions are less than satisfactory 27 11.5%
Homes are too expensive 22 9.4%
Rental dwellings are too expensive 22 9.4%
High rates of vacancy, foreclosure, or abandonment 18 7.7%
Decreasing home values 12 5.1%
Issues with HOA’s 4 1.7%
Prevalent housing discrimination practices 3 1.3%
What housing issues are
 important in Skokie?
Housing in Skokie
 Population vs Households, 2000-2020
80,000


70,000 67,824
 63,348 64,784
60,000


50,000


40,000


30,000
 23,223 23,531 24,173
20,000


10,000


 -
 Population 2000 Households 2000 Population 2010 Households 2010 Population 2020 Households 2020
 Housing type by tenure
70%


60% 58%

50%


40%


30%

 21%
20%
 13%
10%
 4%
 1% 2%
0%
 Single-family Townhome Multi-family
 Owner-occupied Renter-occupied
 Cost-burdened owners 2010-2019




Owners 2010-2014 ACS
 50%+ of income 14%



 30% - 50% of income 22%




Owners 2016-2021 ACS
 50%+ of income 13%



 30% - 50% of income 16%

 0% 5% 10% 15% 20% 25%
 Skokie Comparison of Owner Household Incomes with Occupied Units
 Affordable at Each Income Level
6,000


5,000


4,000


3,000


2,000


1,000


 0
 <$19,999 $20,000-$49,999 $50,000-$74,999 $75,000-$99,999 $100,000-$149,999 $150,000 or more

 Estimated Occupied Housing Units Affordable at Income Level (with mortgage)
 Estimated Occupied Housing Units Affordable at Income Level (without mortgage)
 Actual Households at Income Level
 Cost-burdened renters




Renters 2010-2014 ACS
 50%+ of income 27%




 30% - 50% of income 32%




Renters 2016-2021 ACS
 50%+ of income 25%




 30% - 50% of income 25%



 0% 5% 10% 15% 20% 25% 30% 35%
 Skokie Comparison of Rental Household Incomes with Occupied Units
 Affordable at Each Income Level
3,000


2,500


2,000


1,500


1,000


 500


 0
 <$19,999 $20,000-$49,999 $50,000-$74,999 $75,000-$99,999 $100,000-$149,999 $150,000 or more

 Actual Households at Income Level
 Estimated Occupied Housing Units Affordable at Income Level
Housing Submarket
 Clusters
 Lowest income, high distress,
 1 declining population, urban

 Low/moderate-income,
 2 distressed, large households

 Higher-income, young,
 3 educated, strong market urban

 Moderate-income, lower cost,
 4 post-war housing stock

 Moderate-income, declining,
 5 1960-79 stock, suburban

 Highest-income, high cost,
 6 stable, suburban, aging

 Growth cluster, newest stock,
 7 large households, core/fringe

 High/middle-income, 1980-99
 8 housing stock, suburban, aging
What housing issues are
 important in Skokie?
Jonathan Burch
312-386-8690
JBurch@cmap.illinois.gov
Affordable Housing Options
 Village of Skokie
 Brinshore Development
Strengthening neighborhoods through
creative and collaborative real estate
developments
◼ Established 1994
◼ Based in Evanston, IL
◼10,000 units in over 100 residential
communities valued at over $1.5 Billion
◼Specializing in mixed income rental
and for sale housing
◼Experience in Master Planned
Communities
◼Partnering with Municipalities,
Housing Authorities, Institutions and
Nonprofits
 Brinshore Development
National Developer
  ▪ Active in 18 States and D.C.
Chicagoland Area
  ▪ Skokie
  ▪ Chicago
  ▪ Evanston
  ▪ Highland Park
  ▪ Deerfield
  ▪ Melrose Park
  ▪ Aurora
 Setting Policy Priorities
Demographics
What is the current income mix?

Existing Stock
What affordable housing options
currently exist in the Village?

Gaps in Housing Provision
Who is currently having issues
obtaining affordable housing?

Target Populations
Which market segments does the
Village want to serve better?

Future Concerns
Does the Village want to address
future gentrification concerns by
locking in affordability?
 Affordable Housing Options
New Construction
Workforce Housing
Mixed Income/Mixed Use
Senior Housing

Rehabilitation
Single Family
Small Buildings
Large Buildings
Special Needs
Artist Housing

Other Ideas
Inclusionary Zoning
Incentive Zoning
Land Bank
Request for Proposals
 Workforce Housing
 Hyacinth Place- Highland Park
City of Highland Park

Community Land Trust
acquired the site

Procured Brinshore
Development as Developer

10 For Sale Affordable
Townhomes for Working
Families

4 Affordable rental apartments
owned by Community Land
Trust

Financing from IHDA
 Workforce Housing
 Emerson Square-Evanston
City of Evanston

Assisted in acquisition,
environmental remediation,
and Neighborhood
Stablization Program Funding

Procured Brinshore
Development as Developer

32 Affordable rental
apartments owned

Financing from IHDA
 Affordable Family-Supportive Housing
 Zion Woods-Deerfield
Zion Lutheran Evangelical
Church/HODC

Church donated land. Half
permanent supportive
housing/half affordable
family housing

Procured Brinshore
Development as Developer

25 Affordable rental
apartments owned

Rental Assistance from RHI
Financing from IHDA
 Mixed Income/Mixed Use
 Clybourn 1200-Chicago
City of Chicago
Provided Land, TIF, Tax Credits,
Donation Tax Credits
Procured Brinshore

84 rental apartments:
32 Market Rate
10 at 80% of AMI
16 at 60% of AMI
26 Public Housing

17,000 Square Feet of Retail:
Day Care Center
Chase Bank Branch
Motorcycle Apparel
Mattress Store
 Senior Housing
 Sunset Woods-Highland Park
City of Highland Park
Community Land Trust
Assembled the Land

Procured Brinshore
Development

60 senior apartments:
48 affordable condos
12 affordable rentals owned
by the Community Land Trust

Residents of Highland Park
given preference to purchase
and rent

IHDA assisted with financing
 Senior Housing
 Melrose Commons- Melrose Park
Melrose Park Senior Campus
Private Developer Assembled a
site for senior campus

Brinshore Development purchased
site and built new construction
project

94 affordable senior rental
apartments

Senior campus:
Independent Living-Rental
Independent Living-Condo
Assisted Living

IHDA assisted with financing
 Rehab-Single Family
 Neighborhood Stabilization Program-Evanston
City of Evanston
Provided NSP Funds and
administration of Program

Procured Brinshore
Development to apply for NSP
grant and run program

Purchased 100 detached single
family, townhome and condos
in two census tracts

50 homes sold as affordable
50 rented as affordable
 Rehab-Small Buildings
 HODC- Skokie
Housing Opportunities
Development Corporation
Purchased several small
buildings

Procured Brinshore’s General
Contractor, BCM to rehab small
buildings

Rehabilitated 18 units
7850 Niles Avenue-4 units
8218 Kilpatrick-4 units
8256 Keating-4 units
8519 Niles Center Road-6 units

IHDA provided financial
assistance
 Rehab-Large Building
 Boxelder Court-Woodlawn-Chicago
City of Chicago
Working with Mercy Housing acquired
foreclosed property through the NSP
program

Procured Brinshore Development to
rehab and own property

Created:
19 Rental apartments
10 Affordable rental at 50% of AMI
9 Affordable rental at 120% AMI
 Rehab-Special Needs
 Buffett Place-Lakeview, Chicago
City of Chicago
Issued a RFP for developers,
provided Tax Credits, TIF, and
Donation Tax Credits

Procured Brinshore and Thresholds
to rehab 101 unit in a historic SRO

Created:
51 units of permanent supportive
housing for the chronically mentally
ill

All units have project based subsidy.

IHDA and CHA provided assistance
including project based vouchers
 Rehab-Artist Housing/Mixed Use
 Hairpin Lofts-Logan Square-Chicago
City of Chicago
Issued RFP for developer. Provided Tax
Credits, Historic Tax Credits and TIF

Procured Brinshore Development to rehab
and own property

Created:
28 Affordable Rental apartments with a
preference for artists
Hairpin Arts Studio
Storefronts lining the street

Impact:
Drew private investment north of the
column on Milwaukee
 Other Ideas/Opportunities
Inclusionary Zoning
Developer builds affordable
housing into luxury
development, or
Developer pays into a fund to
build affordable housing
elsewhere

Incentive Zoning
Developers given bonus FAR in
exchange for adding affordability

Land Bank
Village or nonprofit affiliate
acquires land and procures
developers through RFP in
exchange for affordable units
 Questions and Answers
Contact information:

Brinshore Development
1603 Orrington, Suite 450
Evanston, IL 60201

David Brint
Principal
(224) 927-5052
plevavi@brinshore.com

Peter Levavi
Executive Vice President
(224) 927-5057
plevavi@brinshore.com
Everyone should have a place to call home.
MISSION:
To develop affordable
housing and provide
services that empower
individuals and families to
secure and retain quality
housing.




VISION:
Thriving Communities.
Diverse Housing.
Successful Residents.
Inclusionary
  Housing
Access to safe, affordable
housing is fundamental –
without it, everything else
falls apart.

• Children perform better in school
• People get & keep employment and
 advance in their careers
• Physical and mental health outcomes
 improve
• Families plan for the future and
 achieve long-term housing stability
• Residents build financial stability and
 intergenerational wealth
• Lives come together when residents
 are in housing they can afford
Contact Information

 Rob Anthony



 847-263-7478 ext 22



 ranthony@cpahousing
Affordable Housing

 Supporting residents with sustainable programming




 175 W. Jackson Blvd., Suite 350 Chicago, IL 60604 | www.thehacc.org | (312) 663-5447
About the Housing Authority

The Housing Authority of Cook County is the
second largest public housing authority in
Illinois. Established in 1946, the Housing
Authority of Cook County is a municipal
corporation whose jurisdiction spans 108
suburban communities. We believe that
when residents have access to affordable
housing, economic opportunity and a
suitable living environment free from
discrimination, people thrive.
 HACC at a Glance
 Mission: Promote affordable housing, economic opportunity, and a
 suitable living environment free from discrimination throughout
 suburban Cook County.




 16k 130+
 18
Households Served Municipalities
 HACC-Managed
 Development/Sites
Resident Demographics
 Review: Types of Public Housing

Housing Choice Vouchers (HCV)
HCV’s help pay a portion of a unit rented on the private
market. The family chooses a private unit, HACC
inspects/approves it, and the family pays 30% of their total
monthly income to the landlord, while the voucher covers
the rest. Also known as Section 8.

Project Based Voucher (PBV)
These vouchers are tied to a specific property, and a
family with a PBV must use it to live in that unit. Renters
can use their voucher to live in a typically privately
owned property.

Low Income Public Housing (LIPH)
Multifamily sites owned by PHA’s. The PHA operates the
development and subsidizes the rent. Think: “public housing”.
Affordable Housing Programs
The Housing Authority of Cook County administers several rental assistance programs to meet the
housing needs of those who need it most in Suburban Cook County. The Housing Authority of Cook
County’s conventional public housing program consists of over 2,100 owned units of low-income
housing.

The Rental Assistance Division services over 13,000 families, senior citizens, and persons with
disabilities. Other programs such as the Community Choice Program, Family Self-Sufficiency Program,
and Homeownership Program are designed to help clients reach their goals and move toward
independence.


 HCV RAD/PBRA Project Based Voucher
 Portability VASH Low-Income Public Housing
 FUP Homeownership Non-Elderly Disabled
 Mainstream Emergency Housing Voucher FLOW
Obtaining Housing

 Qualification, Applications, and Waitlists
How do I get housing assistance from HACC?
 A household must be under certain income limits to qualify (usually
 50% AMI; $46,600 for a family of 4).
 Sub Heading
 Each program has its own waitlist. PBV and public housing waitlists open
 several times a year, while the HCV waitlist will not reopen until at least 2025.

 Some properties and programs have special requirements
 (elderly/disabled, etc). *These demographic requirements no longer apply
 to RAD-converted properties.

What is Rental Assistance Demonstration (RAD)?
“RAD is a central part of the Department's rental housing preservation strategy, which works to preserve the
nation’s stock of deeply affordable rental housing, promote efficiency within and among HUD programs, and build
strong, stable communities.”
 When a waitlist is closed, one cannot
Applying “apply” or “add their name” to the list.
for Housing Those seeking HACC vouchers should:
 • Stay up to date with HACC news and waitlist openings
The reality of voucher waitlists:
Although the need for affordable through our website and social media (where openings are
housing is greater than ever, there posted).
is a limited number of housing • Applicants can also enter their email address on our
vouchers. website to receive email notifications of waitlist openings.
 • When a waitlist opens, one can apply through the HACC
The HCV waitlist is tens of website by calling our office.
thousands of people long, and all www.thehacc.org
waitlists are currently closed.
 While the HCV waitlist is rarely open, waitlists for HACC
HACC opened its HCV waitlist in properties (including PBVs) open more frequently (but still
2020 for the first time in over a randomly).
decade. In the week it was open,
over 10k people applied. We also refer clients to alternative housing
 programs such as Entry Point or findshelter.gov.
 Community Choice Program



HACC Family Self Sufficiency
 Program

Programming
 Homeownership Program


 Human Services Support
 Family Self Sufficiency (FSS)


 1 2 3
 Become
 4
 Establish Obtain/Maintain Complete
 Goals Employment Independent Program

Resident works with an The FSS and Human As the resident’s Upon completion of
FSS Coordinator to set Services teams are household income the program, the
  their individual and there to help increases, HACC resident will receive
family goals: reducing participants get manages an escrow a payout from the
debt, earning a degree, connected to the account to help them escrow account.
 starting a new career, resources necessary build financial
  owning a home, and to achieve their goals. assets.
 more!
Homeownership Program


Eligible participants in the FSS program can also become a
part of Homeownership, which helps first time homebuyers
afford their mortgages.



 How it works: Rather than covering a portion of the residents’ rental payment,
 Homeownership Program vouchers cover a portion of their monthly mortgage
 payment.
Community Choice Program (CCP)

Our Mobility Counselors help families with
Housing Choice Vouchers move to Opportunity
Areas, which are identified by HACC as suburban
communities with low poverty and unemployment
rates, high-performing schools, and
demonstrated diversity.
 IMAGE
Program features:
• Grants up to $2,000 to cover security deposits and other
  moving costs
• Referrals to landlords and apartments
• Free workshops: financial literacy, tenants’ rights, housing
  search tips, and more
• Credit improvement help
• Dedicated Mobility Counseling team
Human Services Support
Along with our other housing programming, HACC residents are encouraged to take
advantage of the resources and programs shared/hosted by the Human Services team.


 Goal: Use a bottom-up approach to promote self sufficiency among our
 residents and remove barriers to success.

 How do we do this?
 Assess the needs of our clients through community data (CEDA), personal interactions, and surveys.
 Network with local government, community action agencies, nonprofits, and more to find opportunities
 and resources for our residents.
 Build programs and organize events that respond to the needs of our residents.
 Engage with residents one-on-one through our customer relations management interface.
 Market programming, services, and events through our various channels of communication.
 Make referrals, push along applications, and serve as advocates for our residents.
Human Services Support
 What does this support look like?

 • ARPA grant for Care Coordinators in all HACC buildings
 • Maintaining relationships with local organizations and community stakeholders:
 Park districts, food pantries, etc.
 • Connecting residents with services/programs/benefits offered by the Government,
 CEDA, workforce development organizations, community colleges, Top Box
 Foods, etc.
 • Connect with residents virtually via our Customer Relations Interface, Zendesk.
 • Attend building events and tenant meetings to collect feedback and assess needs.
 • Market programming through email newsletters, text, and direct mail.
Thank You!
 Housing
 Opportunity
Development
 Corporation
 Richard Koenig, PhD, FAICP
 Executive Director
HODC Background

 Nonprofit community-based affordable housing developer founded
 1983

 Mission is to develop, preserve and manage housing that is affordable
 to low- and moderate-income people throughout the northern suburbs

 Developed 30 properties with over 500 units

 Manages over 450 units in 12 municipalities

 HUD-certified housing counseling agency

 Community Housing Development Organization (CHDO)
HODC Developments

 Rental & For Sale

 Rehabilitation & New Construction

 Senior, Family, Special Needs

 Sole developer & Joint ventures

 Supportive Housing
Axley Place, Glenview
Heart’s Place, Arlington Heights
Accessory Dwelling
Unit, Evanston
Contact


• Richard Koenig, Executive Director
• Housing Opportunity Development Corporation
  5340 Lincoln Avenue
  Skokie, IL 60077
• 847-564-2900
• rkoenig@hodc.org
• www.hodc.org

NOTICE OF PUBLIC HEARING

Skokie Plan Commission, Thursday, January 19, 2023, Village of Skokie, 5127 Oakton Street, Skokie,
Illinois 60077, at 7:30 P.M., to consider the following:

 NEW ACTION TAKEN
 2023-01PD – Parking Determination: 7800 Austin Avenue Approved staff
 recommendation
 Proposed UPS Distribution Facility
 of 300 on-site
 parking spaces

 6-0-3
 (7:45 P.M.) Discussion: Affordable Housing
 No Vote Required
 Listen and learn session featuring speakers who develop and work
 towards the preservation and creation of new affordable housing
 development

FOR YOUR INFORMATION:
Plans and related documents are available at the Planning Division office at Village Hall Monday
through Friday from 8:30 AM to 5:00 PM. 847-933-8447


SPECIAL AID: Available upon request for the disabled. Call 847/673-0500 or email info@skokie.org.


This notice is for information purposes only.

 Paul Luke, Chairman




VOSDOCS-#605401-v1-Legal_Notice_of_Plan_Commission_Discussion_2023-01-19
 Plan Commission Summary Meeting Minutes
 Date: January 19, 2023

A motion to approve the minutes of the Plan Commission meeting of December 1, 2022
(Case 2021-30P) was made by Commissioner Franklin and seconded by Commissioner
Shah.

Case Description:

2023-01PD – Parking Determination: 7800 Austin Avenue
Proposed UPS Distribution Facility

Discussion and Interested Parties
Legal notice was advertised as prescribed by the Zoning Chapter. Personal notice was
not required for this case.

Doug Klein, Development Director, Bridge Point Skokie, LLC, presented the case. He
introduced Luay Aboona from KLOA, Transportation Engineers, and Jeremy Watkins,
project manager from UPS. They didn’t have any additional comments to their
submitted documents.

The Planning Manager summarized the staff report. The site, located in a M3 zoning
district, will be developed as a distribution facility for UPS; a permitted use. It will serve
as a transfer point between long-haul trucks and package cars and vans for delivery.
There will be a 72-space parking lot on the north side of the building and a 228-space
lot on the east side of the building.

The Chairman inquired how many shifts do they plan on operating with. Mr. Watkins
stated that they will have 3 shifts but will not be running continuously. The peak period
is the early morning shift from 4 AM to 10 AM when the feeder trucks are unloaded,
and contents reloaded into package cars. The next busiest is the evening peak period.
Personal vehicles remain at the site until the delivery cars return.

A commissioner asked if this center is replacing the Northbrook location. Mr. Watkins
answered that this station is an additional location as relief for the Northbrook facility.

Lauren Grodnicki, 8818 Kolmar, inquired about swales and the sewer system. She
wanted to view plans and offer her feedback on sustainability. The chairman pointed
out that this meeting is solely to determine the parking needs for the site. The
Community Development Director added that the petitioner obtained approval from the
Plan Commission and Village Board previously.


605640 - Plan Commission meeting minutes – Jan. 19, 2023
Recommendations and Voting
A motion was made to approve, as presented, staff’s recommendation for 300 on-site
parking spaces for the UPS distribution facility at 7800 Austin Avenue.


Motion: Shah Second: Ousley Absent: Burman,
 Lakhani, and
 Mathee

Ayes: 6
Nays: 0




605640 - Plan Commission meeting minutes – Jan. 19, 2023
 Plan Commission Summary Meeting Minutes
 Date: January 19, 2023

A motion to approve the minutes of the Plan Commission meeting of December 1, 2022
(Case 2021-30P) was made by Commissioner Franklin and seconded by Commissioner
Shah.

Case Description:

Discussion: Affordable Housing
Listen and learn session featuring speakers who develop and work towards the
preservation and creation of new affordable housing development.

Discussion and Interested Parties
At the December 20, 2022 Village Board meeting, the Trustees made a directive for the
Plan Commission to develop affordable housing policy recommendations to the Board
by the end of the 1st quarter of 2023. The process will begin with this listen and learn
session to gather information and feedback from several experts in the field. The next
meeting, on February 2, 2023, will refine the discussion among the Plan Commission
and community members. The concluding meeting will take place on March 2, 2023 at
which time recommendations will be finalized to present back to the Village Board.

Jonathan Burch of Chicago Metropolitan Agency for Planning (CMAP), David Brint &
Peter Levavi of Brinshore Development, Rich Monocchio from Housing Authority of Cook
County, Rob Anthony of Community Partners for Affordable Housing, and Richard
Koenig of Housing Opportunity Development Corporation each shared the work they are
doing to support affordable housing in the area by means of short presentations and
handouts.

The Plan Commissioners asked questions regarding demographics, comparisons with
our border communities, and clarification of strategy terms.

Several audience members posed questions and comments regarding income levels,
how condos can stay affordable, the effects of homelessness on students, impact on
existing residential property values, and how intergenerational housing promoted by
smaller non-profit organizations should be added to the mix.

All commenters thanked the Village for addressing and undertaking this important topic.

Recommendations and Voting
No vote was taken.


605657 - Plan Commission meeting minutes – Jan. 19, 2023 – Affordable Housing