Tesco Associates presented conceptual zoning models at the Village of Lake Bluff’s Dec. 17 PCZBA meeting to illustrate what the village’s R‑5 zoning district could look like if the village aligned its regulations with recommendations in the recently updated comprehensive land use plan.

Jody Mariano, a landscape architect with Tesco Associates, emphasized that the study is hypothetical and not a development proposal: it is intended to visualize what current or amended zoning would allow so staff and the commission can have an informed public conversation about setbacks, height, bulk and transitions to surrounding neighborhoods.

The conceptual work tested several ideas across three study areas (Blocks 1–3) including mixed‑use buildings along Scranton Avenue, clusters of townhomes, and transitions from higher density near Sheridan Road down to two‑story townhomes toward the east. Mariano said the design exercise assumed various parking strategies, including shared surface lots in some locations, and showed how a three‑story street wall on the north side of a downtown block could function as mixed use with commercial on the first floor and residences above.

Speakers from the public raised concerns that the three‑story and 2½‑story concepts shown for portions of the R‑5 area could change the downtown’s small‑scale character, produce housing beyond local affordability, and risk displacement of existing tenants in small multifamily buildings. Mark Stolzenberg, who rehabilitated and operates 14 East North Avenue as multifamily rental housing, urged the commission to revisit the downtown planning principles developed in prior outreach and consider more varied ‘‘missing‑middle’’ typologies rather than uniformly dense blocks.

Parking, a consistent topic of concern, drew specific attention. Speakers noted that parking requirements and market realities do not always align and flagged recent state law changes that will limit municipal minimum parking requirements near transit hubs beginning in mid‑2026. Commissioners and staff discussed the need for block‑by‑block analysis and for additional visual comparisons between one‑story and taller options.

Drew, identified in the meeting as the village administrator, said the Block 2 study area — which includes parcels owned by the village — presents a particular opportunity and should be separated for focused analysis. Staff recommended a multiyear process with more community engagement, clearer visual comparisons and attention to parking, housing typologies, and potential public benefits if denser redevelopment were pursued.

What happens next: Staff will separate Block 2 for a distinct analysis, pursue more detailed visuals that compare one‑story and multi‑story options, and continue community outreach. No zoning amendments or votes were taken at the Dec. 17 meeting.