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Glencoe staff warn state "Build" housing bill could substantially limit local zoning authority
Summary
At an April 16 briefing, Glencoe staff and the village attorney outlined the Building Up Illinois 'Build' initiative — featuring ADU allowances, limits on parking minimums, single-stair code reform, standardized impact fees and by-right 'missing middle' units — and warned it could require major local zoning changes.
Village staff briefed the Glencoe Village Board on April 16 about the Building Up Illinois ("Build") initiative pending in Springfield and its potential effects on local zoning.
Development Services Director Taylor Baxter described several elements of the proposal: by-right allowance of accessory dwelling units (ADUs) on single-family lots in many districts; restrictions on municipalities' ability to enforce off-street parking minimums; single-stair building-code reform tied to sprinklers and other protections; standardized statewide impact-fee formulas; expedited third-party plan reviews and inspection timelines; and a "missing middle" provision that would allow duplexes, triplexes, cottage clusters, townhomes and stacked flats (up to eight units) by right in residential zones. "The Build initiative would pretty significantly restrict local zoning authority," Baxter said, warning that lot-size minimums, setback and floor-area rules the village uses to manage neighborhood character would be affected.
Village Attorney Elrod Freeman said his firm and other North Shore municipalities were already preparing informational alerts and letters to state legislators and reviewing collective alternatives to the bill’s current language. He told trustees that small and mid-size communities across the region were concerned about unintended consequences and were coordinating to provide feedback to lawmakers.
Trustees and staff emphasized the village has discussed accommodating small- and mid-size housing in its 2024 comprehensive plan, but that the state bill would preempt much local discretion and could force wholesale changes to residential zoning. Staff said the village will publish explanatory materials on the village website and continue outreach to elected legislators and neighboring municipalities.
The board did not take formal action on the state bill but asked staff to continue monitoring developments and report updates to the board and the public.
