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CMAP lays out housing‑readiness action plan to McHenry County board, urges local zoning and coordination
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Summary
CMAP presented a housing‑readiness action plan to McHenry County that urges municipal‑level zoning updates, streamlined permitting, targeted funding tools and coordinating housing with transportation to expand starter and “missing middle” housing.
Chicago Metropolitan Agency for Planning (CMAP) presented a countywide housing‑readiness action plan to the McHenry County Committee of the Whole on April 16 that aims to increase starter homes and address rising prices and low turnover in the local housing market.
CMAP project lead Lee Scooby and engagement lead Mik(a/e)la Morales told the board the plan builds on a prior workforce housing study and reflects a year‑plus of market analysis, municipal outreach and developer engagement. Presenters said home sale prices have increased sharply in recent years while new construction has lagged; only about 7% of McHenry County homes were built since 2010, and active listings have dropped substantially since 2020.
The action plan sets out six strategy areas: communicate and engage residents; review zoning and design standards to enable missing‑middle housing and accessory dwelling units; streamline development rules and review timelines; pursue funding and financing tools (grants, low‑interest loans and tax incentives); coordinate land use with transportation and economic development; and foster cross‑jurisdictional partnerships. CMAP offered a checklist of 10 starter actions and technical assistance for municipalities seeking to advance particular items.
Presenters emphasized protecting agricultural land while prioritizing infill near sewer, transit and jobs. CMAP said roughly 40% of the county’s municipalities engaged in the project and that partners included the county council of governments, the Economic Development Corporation and a developer panel convened with ULI Chicago.
Board members welcomed the plan but repeatedly flagged two themes for next steps: the county’s limited land‑use authority (they urged local municipal leadership) and the region’s constrained transportation options, which affect where housing can be built. Pamela Althoff urged continued work with the state and neighboring counties to streamline grant applications; multiple members called for stronger public education about affordable housing and clarified that the county’s role is to provide tools and coordination rather than build housing directly.
CMAP said technical assistance applications are open to municipalities and highlighted an aspirational action—creating a regional housing trust fund—that would require more resources and multijurisdictional commitment. The CMAP team invited interest from municipalities to pilot checklist items and noted staff are available to help implement lower‑cost actions within a one‑ to two‑year timeframe.
The board did not take formal action on the report but directed staff and committees to consider the plan’s checklist and coordinate next steps with municipal partners.
