Housing Supply and Affordability

In February, the Governor presented the Building Up Illinois Developments (BUILD) agenda in attempt to address housing supply and affordability. The BUILD agenda includes proposals to aggressively preempt local zoning. Legislation has been introduced in the Houe and Senate to preempt local authority to have lot-size be the determinant for housing units, require municipalities to allow for the broad construction of Accessory Dwelling Units (ADUs), further limit parking minimums, enable third party reviewers and inspectors, takes a one-size-fits-all approach to impact fees and changes fire safety requirements for multi-unit housing.

The Conference is opposed to the legislation comprising the BUILD agenda; however, municipalities are fully aware of the housing challenges facing the region and the state. By implementing comprehensive plans, transit-oriented development and age-in-place initiatives, municipalities are systematically formulating housing strategies that respond to community needs while coordinating with existing government services. Municipalities are not the obstacle to addressing housing shortages. The below is just a sample of how NWMC members are addressing housing supply and affordability issues.

To learn more about the BUILD proposals and NWMC's position, please visit the Conference's Legislative Action Center.

Schaumburg

The Village designated 3 properties previously zoned as office as for multifamily residential. The land use change began in 2014 and since then all 3 properties have received approvals for development. The first was North 680, which includes 180 units. The Quin was completed in 2024 and includes 373 units. The multiple 1-story office buildings on this property were demolished and this apartment complex constructed.
The redevelopment of the former Motorola Solutions property includes new housing. The former corporate campus is being redeveloped as a mixed-use area. Developers constructed 260 townhomes (Northgate at Veridian) and is now constructing an additional phase on a nearby parcel that includes 66 rowhomes (also part of the former MSI campus).
Also at the former Motorola campus is Element Apartments, which includes 260 units finished in 2020.
The Village created an overlay district called The Woodfield HUB in the area surrounding the Pace Northwest Transportation Center. This district allows for development of high-density housing and seeks to encourage both infill and adaptive reuse of existing office buildings.
The former YMCA site was approved in late 2024 for development of 68 townhomes.

Highland Park

For over 20 years Highland Park has been a policy leader in affordable housing through its Inclusionary Housing Zoning requirements, and its Affordable Housing Grantmaking Program.
In the past ten years, Highland Park’s Inclusionary Housing Code has resulted in the creation of 57 units of permanently affordable units within otherwise market rate developments, and another 44 affordable units with recent zoning approvals, pending construction, or currently under construction.
Since 2004 the City’s Scattered Site Affordable Housing Grant Program has secured and made permanently affordable 62 homes, with an additional 12 through current grant agreements, throughout the community.
The City also encourages Transit Oriented Development by allowing mid-rise multi-family residential developments in and around our downtown (since 2015); and through reduced parking requirements (since the early 2000s).
The City’s Zoning Code provisions for Joint Parking Facilities recognize mixed use, common facilities, and allow adjustments to parking requirements. In particular, the City’s Code provisions for Alternative Transportation Reductions have been used to encourage development. This policy allows a reduction of up to 15 percent of required parking based on reduction in parking demand for any development within 1,320 feet of any regularly scheduled bus route or train station.

Elk Grove Village

The Village took the lead with purchasing multiple end of use/life facilities at the corner of Arlington Heights Road and E Higgins Road. Historically, a zoned for business use only, the Village worked with a developer to create a mixed-use development which includes the construction of a 5-story residential structure featuring 271 units (1 to 3-bedroom layouts) and 16 rental townhomes. The Village adjusted the zoning and created a planned development within a TIF to offer more housing options to offset the lack of developer interest to invest.
Former professional office building was demolished and rezoned to permit the construction of a thirty (30) unit affordable senior housing establishment. Zoning entitlements have been approved however the development is still awaiting state financing and funding.
Vacant, unincorporated parcel between Business Zoning District (Walmart Shopping Center) and SFR Zoning District (Single Family Homes) was annexed into the Village and permitted to construct 29 townhomes.
In April 2025, the Village Board approved Envision Elk Grove: Community Revitalization Master Plan 2025 which among many things included the identification of redevelopment sites throughout the community. Multiple sites included the incorporation of housing stock options such as apartments, townhomes, and single-family homes. The purpose is to promote additional homeownership opportunities by encouraging multifamily formats.

Streamwood

The Village’s Comprehensive Plan (adopted in 2018) calls for the development of higher density rental to encourage traditional rental. Streamwood is willing to offer variations for developments that make sense (adjustment of Village impact fees, parking ratios, tree reservation/reforestation requirements, etc.).

Skokie

Plans for the transformational two-phase redevelopment of Westfield Old Orchard include the construction of more than 600 apartment homes, street-level retail and restaurant space, a new public common area and event space, a 200-key hotel or additional residential units, a parking garage and more.
The project is not subject to the Village's Inclusionary Housing Ordinance. However, on-site affordable housing will be included as part of the project. A portion of both Phase 1 and Phase 2 housing will be offered as affordable units.

Evanston

In January, Evanston adopted a new Comprehensive Plan, which includes the goal of increasing housing supply and affordability (updating zoning, expanding by-right residential development, etc.).

Morton Grove

The Village established an Affordable Housing Trust Fund in July 2022 to provide financial resources to address the affordable housing needs of low-to-middle income individuals and families who live or work in the Village.
In January, the Village established a Long-time Homeowner Home Improvement Program to provide resources for seniors to make improvements to their homes to maintain a high-quality living environment. Examples of eligible projects include roof repair/replacement, electrical repairs, lead paint abatement, plumbing repairs, and accessibility improvements.
The Village is in the middle of a long-term planning process to create the Dempster Street Corridor Plan and preliminary recommendations include establishing a zoning overlay district to support more intense mixed-use development.
The Village has purchased troubled properties within various TIF districts and used TIF incentives to facilitate dense residential development in strategic locations. Where affordable housing units have not been provided in such developments, a fee-in-lieu has been collected to build the Affordable Housing Trust Fund.
The Village is in the process of engaging a developer to construct a mixed-use project that includes 60 residential units on a site across from its new Metra Station.