Housing Sub-Committee of the Plan Commission

Housing Sub-Committee of the Plan Commission Thursday, January 2, 2025 7:00 P.M. Skokie Village Hall, 5127 Oakton Street, Skokie, IL, Conference Room D&E I. Call Meeting to Order/Declaration of Quorum II. Introductions III. Goals of Sub-Committee IV. Housing Chapter Implementation V. Meeting Schedule VI. Next Steps VII. Public Comment VIII. Adjournment Individuals with questions or feedback about an agenda item may contact Justin Malone with the Community Development Department at 847-933-8411 or publiccomments@skokie.org. The Village, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain accommodations to allow them to observe or participate, or who have questions about the accessibility of the meeting facilities, contact the Village’s ADA Coordinator Angel Schnur at Angel.Schnur@skokie.org or 847-933-8400. 623763 Memorandum Community Development Department TO: Chair Peter Levavi and Members of the Housing Sub-Committee of the Plan Commission FROM: Johanna Nyden, AICP, Community Development Director Kate Portillo, AICP, Planning Manager Justin Malone, Neighborhood & Housing Coordinator DATE: December 23, 2024 Subject: Housing Chapter Implementation and Accessory Dwelling Units (ADUs) Staff recommends the Housing Sub-Committee focus on two areas of the Housing chapter in its implementation work: • H2- Promote Housing Type Flexibility • H3- Reasonable Standards Staff further recommends the Housing Sub-Committee and staff undertaking a housing needs study to understand housing gaps and needs to guide this policy work and plan implementation. Background On August 19, 2024, the Village Board adopted an updated Housing chapter of the Comprehensive Plan, which reflects an updated vision toward the future of housing in Skokie. This vision is accomplished through four (4) themes: • H1- Community Enhancement • H2- Promote Housing Type Flexibility • H3- Reasonable Standards • H4- Reinvest and Retain The newly appointed Housing Sub-Committee is tasked with implementing these themes by recommending policy updates or code changes to the Plan Commission. During the development of the chapter, the previous Housing Sub-Committee expressed significant interest in supporting increases in flexibility to allow for different housing types and allow flexibility to redevelop existing residential properties. Two theme areas focused on this: 1. The second theme, (H2) Promote Housing Type Flexibility, calls for providing a mix of housing options that are accessible and attainable, either by investing in the current housing stock or by allowing options to accommodate the range of needs for Skokie’s growing community. Section H2 also states that the future of housing in Skokie should allow for flexibility for residents by allowing them to have options to accommodate their family needs, work from home, or further invest in their home so they can continue to live in Skokie and age in place. 623777  2. The third theme, (H3) Reasonable Standards, highlights the need to promote policy that assists longtime residents of Skokie by providing transparent guidelines and standards to existing homeowners. The Village understands that households come in all sizes and residents have placed importance on the ability to personalize their home to fit their needs. To assist homeowners with these requests, the Village should seek to create transparent and easy to understand methods to allow residents modify their home. Next Steps Allowing ADUs has been seen as one method toward creating an additional type of housing in the Village. ADUs can provide many benefits for a community, including housing for young families, retirement options, rental income, and increased housing affordability. This topic fits into the vision of the updated Housing chapter, especially within themes H2 (Promote Housing Type Flexibility) and H3 (Reasonable Standards). Including accessory dwelling units will require research, policy guidance, and community input to ultimately update Village’s zoning and building codes. To move forward with drafting policy updates and recommendations, it would be beneficial for the Village to conduct a Housing Needs Assessment to identify how, when, and where to address local housing issues. Staff further recommends the creation of two (2) working groups: 1. Housing Needs Assessment working group to understand housing gaps and needs to guide policy work (3 members). 2. ADU working group to discuss best practices and policy recommendations for the Plan Commission (3 members). Attachment: Housing Chapter of Skokie’s Comprehensive Plan (Chapter 6) 623777 CHAPTER 6 - HOUSING In May of 2023, the Skokie Village Board approved a Resolution establishing a Housing Sub-Committee of the Plan Commission to study, review, discuss and provide recommendations concerning the Housing Chapter of the Comprehensive Plan. The members of the Housing-Sub Committee were appointed in August of 2023 with the goal of drafting an updated Housing Chapter that reflects an updated vision toward the future of housing in Skokie. After six months of meetings and collaboration with the community, the Sub-Committee has drafted the following document, emphasizing several important components toward the goals of prospective housing in Skokie. Housing is an essential community component as well as a life necessity. The Village aspires to provide a variety of housing types for all demographics and stages of life that is both inclusive and accessible to all who want to live in Skokie. Increasingly, people are seeking housing that can accommodate a range of needs. This includes: ● Residents who seek housing for all stages of life – first-time owners/renters, families, and accessible housing to accommodate older adults and empty nesters; ● New residents who are welcomed to Skokie from more urban spaces or new immigrants coming to the United States for the first time – Skokie is recognized regionally as being proximate to the City of Chicago while maintaining desirable suburban amenities and services like K-12 schools, parks, and public facilities. ● Residents who want housing that reflect lifestyle choices seek housing that can be rehabbed or adjusted to suit particular living arrangements (e.g. work-from- 1 619144 CHAPTER 6 - HOUSING home arrangements, multi-generational housing, or sustainability features that reduce one’s carbon footprint). Skokie residents want to live in a suburban community with strong educational resources, community amenities, access to transportation options, and above all seek high quality housing. This chapter of the Comprehensive Plan will include themes and ideas that village residents and stakeholders found to be the most essential for the development of new housing. These themes include ideas of attainability, inclusivity, affordability, and diversity, which signal the changing needs of Skokie residents. This chapter will examine the future of housing in Skokie; what type and how much housing we and our neighbors are developing; and other housing activities outlined in the 2020-2025 Consolidated Plan for Community Development Block Grant (CDBG) funding and the Environmental Sustainability Plan (2022). EXISTING HOUSING CONDITIONS Skokie’s current housing stock includes single-family homes and multi-family buildings, both owner- and renter-occupied. It also includes housing specifically supporting older adults, persons living with disabilities, congregate living facilities (group homes), and assisted-living facilities. The majority of homes in Skokie were constructed between 1940 to 1969 during the postwar boom that occurred in suburban areas across the country (Source: CMAP Snapshot 2023). Figure 1 Percent of Housing Stock Built Between 1940 and 2000 or later 2 619144 CHAPTER 6 - HOUSING As a result, approximately 68% of the housing stock in Skokie is characterized as being from a period that reflected housing for working families earning moderate and middle incomes at that time. To meet this demand, the housing was constructed using both similar building materials as well as similar design styles resulting in several communities that closely resemble each other (e.g. low-rise brick housing). More recent housing developments make up 16% of Skokie housing stock, which is often designed as infill development and is costlier to construct. Much of Skokie’s older housing stock, while attractive to buyers, has a challenge of meeting the needs of current market demands. Residents increasingly want more living space for gathering in outside areas, dedicated home office spaces, rooms that are on single levels of living to accommodate current or future accessibility needs, and other spaces that support high-quality living experiences. Approximately 61% of the housing stock in Skokie is single-family homes (Source: ACS five-year estimates 2017-2021); and there is a growing interest for other housing options, such as townhomes, multi-family homes, and even accessory dwelling units (ADUs), that offer other attainable housing options to meet the needs of current and future Skokie residents. Vision Statement The Village seeks to provide a diverse range of housing that addresses the current housing demand and plans for all future housing demand in Skokie. This vision is accomplished through four (4) themes: H1 Community Enhancement – Foster the creation of public spaces that support a greater sense of community in Skokie’s neighborhoods in and around residential areas. This encourages walkability, pedestrian-oriented development and sustainable practices. Promote accessibility in neighborhoods by guiding developments that include sidewalks, bike lanes, and safe crosswalks for comfortable and pedestrian-friendly environments. H2 Promote Housing Type Flexibility – Provide a flexible housing policy that allows for a greater mix of housing development that is more accessible, attainable for a range of household incomes, and encourages sustainable practices. Promote a variety of housing types and sizes within village constraints to meet the housing demand of growing and changing population demographics. H3 Reasonable Standards – Provide housing policy that allows for a range of housing development that caters to the current needs of families in Skokie. Consider the needs of current Skokie homeowners and promote policy that protects and assists longtime residents and homeowners. 3 619144 CHAPTER 6 - HOUSING H4 Reinvest and Retain – Encourage the development and redevelopment of a variety of housing types through housing policy and development activities. Support adaptive reuse and modification to existing housing stock. H1 - Community Enhancement Foster the creation of public spaces that support a greater sense of community in Skokie’s neighborhoods in and around residential areas. This encourages walkability, pedestrian-oriented development and sustainable practices. Promote accessibility in neighborhoods by guiding developments that include sidewalks, bike lanes, and safe crosswalks for comfortable and pedestrian-friendly environments. Community enhancement seeks to create attractive neighborhoods in all parts of Skokie. In the Village’s previous version of this Chapter, this idea was expressed through the idea of a “location” theme – the idea of housing being located in areas where people can benefit from public amenities like transportation, open space, Figure 2 Skokie residents enjoying Emily Oaks Nature schools, services, and housing that Center supports the health and well-being of individuals. Noted in the discussions for the development of this Chapter is the idea of establishing stronger neighborhood identities, as is evident in Salem Village and Timber Ridge. Other areas of Skokie present opportunities to build identity. Encouraging the creation of neighborhood identity through new investment in areas surrounding new development or investing in the spaces within existing neighborhoods creates stronger neighborhoods, greater positive feelings about one’s community, and establishes more places people want to live. This can be realized through investment in public and private green spaces and requiring that projects meet high standards of design and utilize quality materials. Figure 3 The Village of Skokie Festival of Cultures in Skokie Park District's Oakton Park 4 619144 CHAPTER 6 - HOUSING Neighborhood identity and accessibility. Skokie residents are proud of their community character and place a high value toward creating a “sense of place” in their neighborhoods. A sense of place can exist when one feels like a part of their community and that their community is unique and has an identity. When neighborhoods are walkable and accessible to parks and other social spaces, it creates opportunities to sit and relax, eat, socialize, and shop. What brings character to Skokie neighborhoods may differ from one resident to the Figure 4 Floral Avenue in the R4 District next; however, neighborhood character includes a sense of community and neighborhood identity that provides options for residents of all ages, abilities, and socioeconomic levels. Overall, these public spaces should strengthen the connections between people and the spaces they use or live in. Improve design standards for new construction and significant remodeling. Much of Skokie’s housing was developed during a time of rapid suburbanization and construction, utilizing common building materials and design. Looking into the future, improving design standards and zoning codes to promote more flexibility and unique expressions of architecture diversity will help create more unique housing throughout Skokie as properties experience reinvestment. The utilization of form-based code 1 may also help provide better guidance to create a linked zoning and design standard to ensure the most attractive projects are advanced to construction. H2 - Promote Housing Type Flexibility Provide a flexible housing policy that allows for a greater mix of housing development that is more accessible, attainable for a range of household incomes, and encourages sustainable practices. Promote a variety of housing types and sizes within village constraints to meet the housing demand of growing and changing population demographics. Provide a mix of housing options that are accessible and attainable. Although the population of Skokie has remained relatively constant, the demands of the population have changed in terms of what type of housing is desired. Skokie is unique in that in addition to a range of single-family homes and condos, the housing stock also contains a number of small multi-family homes, such as 2- or 3-flats and townhomes. By investing in the existing, aging housing stock, residents can remain in place and thrive in Skokie. When it comes to new housing, it is important to provide a mix of housing options to accommodate the range of needs of 1 Form-based code refers to land development that prioritizes the physical form of buildings and their relationship within the public realm, instead of the emphasis on land use as used in traditional zoning codes. 5 619144 CHAPTER 6 - HOUSING Skokie’s community. This includes attainable housing for first-time renters/homeowners, families of all sizes, older adults, empty nesters, and those who would benefit from accessible units. Figure 5: 8047 Floral Avenue: Impact Behavioral Health’s 16- unit apartment building for those with mental disabilities. The Highpoint at 8000 North apartment building also seen on the left. Allow for flexibility for new development. Flexibility can also be applied to existing development within the village. By allowing for more accommodating housing policies and codes, it helps Skokie to grow in a way that encompasses the needs of the community. For example, adaptive reuse practices could allow a former commercial or office building to be converted into a greater needed use, such as mixed-use or residential units. More creative development may be encouraged by allowing for more uses in certain zoning categories. Skokie’s existing housing stock is a valuable asset to the community; however, many families may feel as though they need more space to work from home or accommodate their growing family. By providing flexible development options for homeowners in these districts, residents can further invest in their home and continue to stay in Skokie and age in place. Standards should promote and incentivize investment in the existing housing and building stock. Adaptive Reuse. There is limited opportunity for redevelopment because Skokie contains no undeveloped land. One method that allows developers to breathe life into unused buildings or spaces is called adaptive reuse. Adaptive reuse, or building reuse, refers to the repurposing of an existing structure for a new use, converting it into something useful for the surrounding area. Commercial retail, for example, has dramatically changed since the time when many shopping centers were built. By allowing the conversion of vacant commercial properties into a higher needed use, such 6 619144 CHAPTER 6 - HOUSING as housing, the community benefits from the revitalization. Some advantages that adaptive reuse has over brand-new development is that they often have lower construction costs, quicker construction timelines, and are popular with communities interested in preserving unique or important landmarks. By finding opportunities for adaptive reuse and keeping alignment with other approved plans, sections of Skokie could be re-invented with new opportunities. Figure 6 Example of Adaptive Reuse in Skokie: 5202 Old Orchard Road. Rendering of the North Building from street view. The conversion from office to residential will contain 245 residential units within the North and South towers, along with ground floor commercial space in both buildings. Zoning Code updates. Along with the Housing Chapter Update, existing portions of the Zoning and Building code will be reviewed, as it is possible that there are sections in the code that inhibit or deter housing development in areas where housing may be appropriate. This will serve to allow more housing options in areas that provide robust public transportation options and have the potential to create walkable communities within business and mixed-use districts. Reviewing and making changes to the Zoning and Building code allows the opportunity for a mix of housing types, like Accessory Dwelling Units (ADUs). H-3 Reasonable Standards Provide housing policy that allows for a range of housing development that caters to the current needs of families in Skokie. Consider the needs of current Skokie homeowners and promote policy that protects and assists longtime residents and homeowners. Provide transparent guidelines and standards to existing homeowners. The ability to create a home that is customized for households of all sizes and needs is something that residents have voiced as of high importance. The Village can partner with homeowners to support them with personalizing their homes to fit their needs. This includes: 7 619144 CHAPTER 6 - HOUSING ● Ensuring that sustainable and high-quality developments are built ● Fostering a transparent and easy process to modify homes ● Upholding Skokie’s enforcement of Fair Housing. Skokie’s Commitment to Fair Housing began in 1967 with the establishment of a Fair Housing Ordinance, which stated that all persons shall be assured full and equal opportunities to obtain fair and adequate housing for themselves and their families within the village without discrimination. Consider sustainable and resilient policies and standards. Extreme weather and the village’s housing is positioned to adapt to more sustainable and resilient practices (e.g. utilization of native plantings instead of turf, making homes solar ready, and other sustainable measures). H4- Reinvest and Retain Encourage the development and redevelopment of a variety of housing types through housing policy and development activities. Support adaptive reuse and modification to existing housing stock. Support of new housing developments should prioritize design integration with surrounding neighborhoods at both scale, building bulk, materials, and other aesthetics. New developments should bring greater housing diversity to neighborhoods. Building for today’s housing needs. Neighborhood character can exist at an individual home level, creating a sense of comfort and accommodation for all residents. Skokie has a variegated housing stock and therefore community and neighborhood character should be able to reflect the needs of residents. Much of Skokie’s housing stock may have been built at a time when smaller homes were more common, creating barriers for larger or multigenerational households who need more space. Creating options for internal or external accessory dwelling units (ADUs) or other custom modifications could accommodate the needs of residents and allow them to age in place and remain in Skokie. There is a strong desire for residents’ homes to meet or exceed their expectations on lifestyle and family needs, in hopes of creating a long-lasting home. When building new housing, one tactic helpful for all households is incorporating Universal Design standards. The term Universal Design refers to design that’s usable by all people, to the greatest extent possible, without the need for adaptation or specialized design. Examples of these design standards include better lighting, wider doorways, and hallways that are more accessible utilizing level thresholds. By building homes designed for all people, we ensure they are functional for people with any type of impairment of the body or mind while ensuring that the design is useful for everyone. Building homes 8 619144 CHAPTER 6 - HOUSING and investing in a community for the future also should include high-quality sustainable building practices and high-quality standards so that the home is long-lasting. Residents who want to age in place near or with their families may need homes that are larger or have internal or external accessory dwelling units to accommodate these changing life phases. Skokie is a culturally diverse community, which creates a need for different styles of households that may want to live together under one roof or nearby. The ability to reasonably enhance one’s home is an important topic that community members have expressed, allowing households to create a unique and accommodating living experience in Skokie. Figure 6 Single-Family Homes in Skokie's Residential Districts CONCLUSION: There are several aspects that make Skokie a desirable place to call home. As the Village of Skokie continues to be a growing and diverse community, the need for adaptable, attainable, and varied housing has become more and more important. While community members find themselves residing in homes built in the 1950s and 1960s, they also desire to make investments in their homes today. The future of housing in Skokie will need to be flexible to accommodate community needs for households of all sizes and income levels. Looking forward, Skokie is committed to accommodating its ever-evolving population and remaining in tune with the future of housing. This means staying true to its commitments from the past while also understanding current needs and desires to ensure a viable community into the future. 9 619144