Gurnee approves rezoning, density variance for 40-unit Liberty Point workforce housing

GURNEE, Ill. — The Village of Gurnee on Sept. 8 approved a zoning map amendment and a density variation to allow a 40‑unit workforce housing development on a 2.28‑acre vacant parcel in the Woodlake subdivision.

The project, presented by Northpointe Development and identified in public materials as Liberty Point Residences, will build one three‑story multifamily building with 16 one‑bedroom units, 14 two‑bedroom units and 10 three‑bedroom units, village staff said. The developer told trustees the units will be restricted for 30 years and aimed at households earning between 30% and 80% of Lake County median income.

The approvals change the parcel’s zoning from O‑1 PUD to R‑6 multifamily residential and modify the R‑6 minimum land area per dwelling unit so the site can accommodate 40 units instead of the 29 otherwise allowed under the base district.

Why it matters: Trustees and public commenters said Gurnee needs more housing options for lower‑ and middle‑income residents who work in town. The developer said the project will supply units with income‑based rents and on‑site management intended to maintain stability for residents.

Public comment and developer presentation

Lauren Bugner, speaking on behalf of the Gurnee chapter of Joining Forces for Affordable Housing, urged trustees to approve the zoning change. "Liberty Point is an important step toward providing some much needed relief," Bugner said. Several other residents and community organizers testified in support, including Krista March, who told the board that affordable units would help teenage mothers stay in Gurnee, and Candy Ramos, administrator of a local parent Facebook group, who described rising demand in online housing posts.

Jake Victor of Northpointe Development and Lane Manning of Dream Lane Real Estate presented the proposal and answered trustee questions. Victor said the tenant selection process will include background checks, rental history reviews and credit checks. "Tenants cannot have had an eviction within the last 3 years in order to qualify for the housing," Victor said. He added that the project will require an applicant to earn at least twice the annual rent (income‑to‑rent ratio of 2) to qualify and that a third‑party management company will provide on‑site management.

Rents and income targeting

Victor described rent limits tied to income‑restricted units: a 30% AMI unit could be charged up to about $675–$935 per month depending on bedroom size; a 50% AMI unit about $1,125–$1,558; a 60% AMI unit about $1,350–$1,870; and an 80% AMI unit about $1,800–$2,400. He told the board those maximums change annually with Lake County income figures and that the project will accept applications in November 2026, with construction aimed to begin in February or March 2027.

Design, buffers and neighbor issues

Village staff noted the site is the last undeveloped parcel within the Woodlake subdivision and that the 2020 comprehensive plan calls for continued multifamily use. The developer said the design incorporates recorded subdivision setbacks, buffer zones and additional landscape and parking setbacks required in the PUD. In response to neighbors’ comments, the developer reduced building height so the roof midpoint measures roughly 38 feet, which the petitioner said will be lower than the adjacent four‑story Gurnee Glen building.

Traffic and access

The developer submitted a traffic study that identified weekday morning peak hour trips of roughly 1 vehicle in and 5 out and evening peak hour trips of about 10 in and 6 out; the study estimated roughly 72 two‑way daily trips in and 72 out and concluded the project would not have a material impact on overall traffic patterns. Staff acknowledged the existing southwest turn at the nearby intersection is already constrained and said the site’s north access point could become a signal location when further development in the triangle area occurs.

Occupancy rules and income recertification

Trustees asked about occupancy limits and income changes. Victor said the tenant selection plan includes an occupancy limit of two persons per bedroom and that incomes are re‑established annually. "There's flexibility built into the program," he said, noting households whose income rises may be allowed to remain in place until their income reaches about 130% of the applicable AMI tier.

Board action and next steps

Trustee Garner moved to approve the zoning map amendment; Trustee Ross seconded. Roll call recorded six ayes and the motion carried. Later the board approved the related density variation — motion by Trustee O'Brien, second by Trustee Garner — also on a unanimous recorded vote. The approvals clear the zoning and density issues; the developer and staff said final site plan review and permitting will follow before construction begins.

Quotes are from resident and meeting testimony during the Sept. 8 Village Board meeting.