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Lake Bluff board takes first reading of updated comprehensive land use plan; resident urges clearer definitions for "missing middle" and "affordable housing"
Summary
The board held a first reading of a new comprehensive land use plan drafted with consultants; a resident urged clearer definitions and an economic impact synopsis for housing proposals, prompting staff and commissioners to note linkages to the village’s affordable housing plan and to preserve supporting studies online.
The Village of Lake Bluff opened a first reading and discussion of a proposed comprehensive land use plan that will guide village decisions for the next 20 years.
The draft plan, prepared by Teska and Associates with design work by Opticos Design on housing elements, consolidates multiple subarea and topical plans and contains elements on land use, environment and open space, housing, community character and design, transportation, economic development and implementation. The board conducted a first reading and the motion to advance the ordinance carried on a voice vote.
During public comment, resident Peter White urged the board to provide clearer public definitions of “missing middle housing” and “affordable housing” within the plan documents and related materials. White recommended that the village include state statutory definitions where relevant, an architectural description of housing types, estimated market prices for different unit types and an estimate of units and inhabitants per unit for each housing form. “Please accept these ideas in the spirit of good community stewardship,” White said as he read portions of a letter submitted to the plan commission and zoning board of appeals.
Staff and some trustees responded by saying the PCZBA had discussed White’s letter and that the final plan includes a definition of affordable housing and cross‑references to the village’s July 2023 affordable housing plan. Village staff said the comprehensive land use plan focuses on creating opportunities for a greater diversity of housing product types and that Opticos’ missing‑middle recommendations were more aggressive than the PCZBA was prepared to endorse; as a result, PCZBA recommended a more limited, “green‑minded” approach focused where missing‑middle is already allowed or appropriate in new greenfield developments.
Board members acknowledged that “missing middle” and “affordable housing” have sometimes been used in the same conversations without consistent distinction and suggested staff or future hearings flag definitions during public discussions. The board also confirmed that supplemental studies, including the missing‑middle work, remain available on the village website even though PCZBA recommended not appending the study to the comp plan document itself.
Procedurally, trustees treated the ordinance as a first reading. The board indicated staff would meet with Mr. White to review his suggestions and that the board could revisit edits before a final vote. The first‑reading motion carried by voice vote; staff will report back on any edits or clarifications prior to final consideration.
