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Northpointe seeks feedback on 40‑unit workforce housing proposal at Woodlake Boulevard in Gurnee
Summary
Northpointe Development presented a conceptual plan Jan. 8 to rezone a 2.2‑acre site at Route 21 and Woodlake Boulevard for a 40‑unit workforce housing building targeting households at 30–80% of Lake County median income; the Planning & Zoning Board provided informal feedback but took no formal action.
Northpointe Development asked the Village of Gurnee Planning and Zoning Board on Jan. 8 for informal feedback on a proposal to build a 40‑unit workforce housing project called Liberty Point Residences at the northeast corner of Route 21 and Woodlake Boulevard.
The developer said the project would sit on about 2.2 acres now zoned O‑1 PUD (restricted office) and would require rezoning to R‑6 straight residential zoning plus a variation to allow a higher density than the R‑6 district permits. The petitioner described a three‑story building with one‑, two‑ and three‑bedroom units aimed at households earning roughly 30%, 50%, 60% and 80% of Lake County area median income, with rents presented as between about $612 and $1,100 a month depending on unit type. The site is in the village comprehensive plan’s Washington–Milwaukee subarea, and the developer said the Illinois Housing Development Authority (IHDA) had rated the census tract at the highest level (5 on its affordability risk index), indicating a high need for affordable housing in the area.
Why it matters: The parcel has been vacant for years and is surrounded by existing multifamily development; the developer and staff said multifamily is consistent with the comprehensive plan. Board members pressed for more context on neighborhood density, traffic impacts and livability tradeoffs before any zoning change because the proposal’s density (40 units, about 18.18 dwelling units per acre) exceeds what R‑6 straight zoning would allow for the site (29 units or about 13.18 dwelling units per acre).
Project details and developer remarks: Vice President of Development Jake Victor said the firm is pursuing funding through the Illinois Housing Development Authority and plans to submit an IHDA application in March, expect funding decisions in June, return for final entitlements in July and, if funded, close and begin construction in June 2026. He said the developer generally must own project property for at least 15 years and that affordability periods are a minimum of 30 years; the team typically seeks longer affordability commitments. The presentation listed a projected annual property tax bill of about $80,000, a three‑story building height of 45 feet and a pursuit of LEED‑Zero certification and sustainability measures such as solar and EV charging. The developer said the site was “challenging to develop” because of small size and multiple street frontages and that achieving financial feasibility for an affordable project required the higher unit count.
Board concerns and staff clarifications: Commissioners repeatedly identified two main areas for follow‑up: (1) whether the higher density is appropriate for the parcel and how it would feel relative to adjacent properties (one commissioner noted surrounding developments approved at lower densities), and (2) traffic and parking impacts, in particular the effect of the nearby Gurnee Glen project (153 units) that was still in permitting and not yet fully occupied. Staff and the applicant discussed parking assumptions: the applicant’s concept showed about 90 stalls (about a 2.25 ratio), the applicant’s portfolio suggested a need closer to 56–60 stalls, and village code would require 72 spaces if the site is rezoned to R‑6 straight zoning; staff confirmed that rezoning to R‑6 would allow the village’s standard parking calculation to apply. Commissioners suggested options such as reducing paved parking to increase green space, designing a land bank for future parking expansion, and updating or adding a traffic study to capture combined impacts with nearby projects. The applicant said reducing stalls to the code minimum of 72 would allow more landscaped open space and community amenities.
Next steps: Because this was an informal review, the board did not take action. The applicant said it will refine the site plan, submit the IHDA application in March, and return to the village for entitlements if awarded funding. Board members requested additional documents if the item returns for formal review, including a concise inventory of existing multifamily and affordable housing in Gurnee, density comparisons for adjacent developments, and any updated traffic analysis.
Ending: The discussion ended with staff and the applicant agreeing to continue coordination; no vote or formal recommendation was made at the Jan. 8 meeting.
