Northbrook releases public‑hearing draft of comprehensive zoning rewrite, with parking relief and more ‘missing‑middle’ housing

Northbrook village staff and outside consultants presented a public‑hearing draft of a comprehensive zoning code rewrite Tuesday, outlining new housing types, form‑based standards for the Village Green Overlay, updated sign and facade rules, sustainability provisions and several administrative changes. Staff said the draft will be posted for two open houses and then return to the planning commission and village board for hearings and possible adoption.

The draft, staff said, aims to preserve community character while increasing housing variety and promoting sustainability. "We are proposing to allow duplexes by right," the presenter said, adding that duplexes and other "missing middle" housing types would be allowed in several residential districts with design and parking standards to help them blend into neighborhoods.

Why it matters: The rewrite would alter what types of housing and development are allowed across Northbrook neighborhoods and downtown. Changes such as allowing duplexes by right in some districts, adding triplexes and quadplexes, and permitting cottage courts and 5–12 unit buildings in certain districts could affect housing supply, neighborhood form and developer expectations. The package also changes downtown expectations with a two‑story minimum and a by‑right parking reduction in the Village Green Overlay that drew questions from trustees and commissioners.

Key housing and design changes

- Duplexes and other small‑scale multifamily: The draft would allow duplexes by right in the R5, R6, R7, R8 and RS districts and would add standards for building design and parking to encourage a single‑family appearance. The consultant characterized triplexes and quadplexes as "missing middle" housing and proposed allowing them in R7, R8, RS, MF and RLC districts. Five‑to‑12‑unit buildings are proposed for MFRC and RLC districts to serve as buffers along larger, walkable thoroughfares.

- Accessory dwelling units: The draft would allow attached accessory dwelling units (ADUs) by right, with standards including owner occupancy requirements. Staff clarified during discussion that owners could reside in the ADU or in the primary dwelling; the rule requires ownership and occupancy for at least six months per year to meet the proposed standard.

- Village Green Overlay (VGO): The draft introduces form‑based standards for the VGO, including a two‑story minimum for new buildings, a required stepback above a certain height to avoid a "canyon effect," minimum high‑quality exterior cladding (brick/stone) and glazing requirements to encourage active storefronts. The consultant said the two‑story minimum is intended to support ground‑floor nonresidential uses with upper‑floor residential or office uses to create a more walkable downtown.

- Parking in the VGO: The draft provides a by‑right reduction of up to 50% in required parking for uses in the Village Green Overlay; for multifamily, the minimum would be no less than one space per dwelling unit. Staff said the reduction responds to recent parking‑variation requests and transit access in the downtown (train, bus, street parking and Metro lots). Commissioners and trustees raised concerns about how the reduced minimum would accommodate restaurant customers; staff replied that developers typically provide the parking their use demands and that the draft maintains minimums for residential units.

Signage, facades and streetscape

- Sign regulations: The draft retains limits on sign number, type and location, adds standards to regulate electronic message boards and sign materials, and introduces new sign types (light‑pole banners, sandwich boards, neighborhood entry signs) with an emphasis on durable materials and neutral content rules.

- Facade articulation and glazing: New facade articulation standards would require designers to choose from a menu of options (at least four) to avoid long, blank walls and to meet minimum glazing percentages on ground floors facing primary frontages. Staff said the goal is a more varied but higher‑quality downtown streetscape.

Administrative, procedural and variance changes

- Streamlined procedures: The draft consolidates review procedures into a single table showing decision bodies and notice requirements. It creates "administrative modifications" to allow staff to approve limited, objective deviations from standards and proposes that small projects in the Village Green be decided by the Architectural Control Commission while larger projects go to the village board.

- Variance standard: The draft alters variance language so the zoning board of appeals "considers" the standard criteria and then makes an overall finding, rather than requiring that each individual criterion be met explicitly. Staff said the change aligns with practice in other communities and reduces procedural gridlock.

- Planned unit developments (PUD): For projects over 200,000 square feet the draft proposes a one‑step review with explicit modification standards so deviations from underlying district standards must be exchanged for community benefits.

- Zoning map publication and protest provision: Village Attorney Elrod recommended removing an outdated Illinois Municipal Code requirement that the zoning map be published every March 30, saying the village will maintain a live online map and report map amendments promptly. Elrod also recommended eliminating the state‑style written‑protest rule that can trigger a supermajority vote, calling it "difficult to determine" and rarely met; staff proposed instead to accept written protests and distribute them through the clerk's office.

Transitional service facilities and community residences

Commissioners raised questions about how "transitional service facilities" and "community residences" are classified and where they would be allowed. Staff said the draft largely carries forward recent definitions and location rules now in the code but acknowledged an apparent inconsistency in an on‑screen table; staff said they would correct the graphic and ensure the table reflects current allowances (for example, distinguishing up to nine residents in certain districts and larger numbers in higher‑density districts). Several commissioners requested a legal review to confirm the draft complies with civil‑rights law and suggested staff double‑check special‑use versus permitted‑use language.

Sustainability and parking design

The draft adds allowances and standards for solar energy systems (roof, canopy, ground), clarifies that EV charging stations are an accessory use and provides detailed guidance for incorporating charging into multifamily and nonresidential projects. Bicycle parking requirements are introduced for nonresidential and multifamily developments but would not apply to single‑family homes or duplexes. Vehicle parking stall dimensions were revised to align with industry norms in an effort to reduce impervious surface and stormwater impacts.

Public outreach and next steps

Staff said the draft will be included in an informational brochure, posted on the project web page, and discussed at two open houses (one at the library on June 11). Staff said open‑house materials and display boards will be posted online for those unable to attend and that notices have appeared in the village newsletter, e‑newsletters and social media.

The village board took two procedural votes during the joint session: it appointed Trustee Israel to preside over the meeting and later moved the public‑hearing draft forward for public outreach and subsequent hearings. Both measures passed by voice vote; a roll‑call tally was not recorded in the transcript.