HomeMy WebLinkAboutR-25-32VILLAGE OF DEERFIELD
RESOLUTION NO. 2025- R-25-32
A RESOLUTION APPROVING A 2025 AFFORDABLE HOUSING PLAN
WHEREAS, the Village of Deerfield ("Village') is a home rule municipality in
accordance with Article VII, Section 6 of the Constitution of the State of Illinois of 1970;
and
WHEREAS, due to the Village's home rule status, the Village does not appear to be
subject to the Illinois Affordable Housing Planning and Appeals Act, 310 ILCS 67/1 et seq.
("Act'); and
WHEREAS, even though the Village may not be subject to the Act, the Village
nonetheless desires to adopt an affordable housing plan that satisfies the requirements of
the Act because the Village is committed to planning for and promoting the development of
additional affordable housing within the Village ("2025 Affordable Housing Plan'); and
WHEREAS, the Mayor and Board of Trustees have determined adopting the 2025
Affordable Housing Plan will serve and be in the best interest of the Village;
NOW, THEREFORE, BE IT RESOLVED BY THE VILLAGE BOARD OF
DEERFIELD, LAKE AND COOK COUNTIES, ILLINOIS, as follows:
SECTION 1: RECITALS. The Village Board hereby adopts the foregoing recitals
as its findings, as if fully set forth herein.
SECTION 2: ADOPTION OF 2025 AFFORDABLE HOUSING PLAN. The
Board of Trustees hereby approves and adopts the 2025 Affordable Housing Plan, in the
form attached to this Resolution as Exhibit A.
SECTION 3: FILING WITH IHDA. The Village Manager is hereby authorized
and directed to file a copy of the 2025 Affordable Housing Plan with the Illinois Housing
Development Authority, in accordance with Section 25(c) of the Act.
SECTION 4: EFFECTIVE DATE. This Resolution shall be in full force and effect
from and after its passage and approval according to law.
[SIGNATURE PAGE FOLLOWS]
4916-8849-0823, v. 1
AYES: Benton, Berg, Greenberg, Jacoby
NAYS: None
ABSTAIN: None
ABSENT: Goldstone, Oppenheim
PASSED: June 2, 2025
APPROVED: June 2, 2025
RESOLUTION NO: R-25-32
ATTEST:
Kent $. Street, VillagelClerk
of DE
SEAL
Daniel C. Shapiro, Mayor
4916-8849-0823, v. 1
EXHIBIT A
2025 Affordable Housing Plan
4916-8849-0823, v. 1
Villace of Deerfield
Board of Trustees
Daniel C. Shapiro, Mayor
Robert "Bob" L. Benton
Larry Berg
Jennifer Goldstone
Jesse Greenberg
Elaine Jacoby
Mary M. Oppenheim
Staff
Kent S. Street, Village Manager
Andrew S. Lichterman, Deputy Village Manager/Director of
Community Development
Steven Elrod
Benjamin Schuster
Village of Deerfield Affordable Housing Plan Page 2 of 25
Table of Contents
Authority
History
Plan
Conclusion
Appendix
4
6
9
24
26
Village of Deerfield Affordable Housing Plan Page 3 of 25
AUTHORITY
Affordable Housing Planning and Appeal Act (AHPAA)
Non -Exempt Local Governments Housing Plan
In 2003, the Illinois General Assembly adopted Public Act 093-0595, the Affordable
Housing Planning and Appeals Act, which became effective January 1, 2004.
Amendments to Public Act 093-0595 were approved on June 28, 2024. Public Act 093-
0595 and its amendments are codified at 310 ILCS 67/1 et seq. ("Act").
According to the Act, its purpose is to encourage counties and municipalities to
incorporate affordable housing within their housing stock sufficient to meet the needs
of their county or community. In addition, the Act provides a forum for affordable
housing developers who believe they have been unfairly treated, to seek relief from
local ordinances and regulations (310 ILCS 67/10).
The Act established a process for identifying communities with the most acute shorages
of local housing stock available at an amount which would be affordable to:
Homebuyers at 80% of the regional median household income
Renters at 60% of the regional median household income.
The Act also identifies two types of communities, Exempt and Non -Exempt Local
Governments.
• Exempt Local Governments are those which:
Must be an incorporated municipal government with a population below 1,000
persons.
Village of Deerfield Affordable Housing Plan Page 4 of 25
Must have a portion of its total year-round occupied housing stock considered
affordable (per AHPAA's requirements), which is at least 10%.
• Non -Exempt Local Governments are those which:
• Must be an incorporated municipal government with a population of at least
1,000 persons.
Must have a portion of its total year-round occupied housing stock considered
affordable (per AHPAA's requirements), that is below 10%.
The Act contains three major provisions:
1. The Illinois Housing Development Authority ("IHDA") has been charged with
determining those local governments that must prepare an affordable housing
plan and those that are exempt.
2. The Act requires all non-exempt local governments to prepare affordable housing
plans and adopt those plans prior to June 14, 2025.
3. The Act provides an appeal procedure for aggrieved developers of affordable
housing.
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Village of Deerfield Affordable Housing Plan Page 5 of 25
Regardless of whether the Village is subject to the Act due to the Village's home rule
status, the Village of Deerfield nontheless has adopted this affordable housing plan
prior to June 14, 2025, as it was identified as a non-exempt community.
The Village of Deerfield desired to establish this plan to encourage and attract
affordable housing developments within the community that are consistent with the
public health and safety capabilities of the Village and will protect and preserve the
character and environment of the Village. Therefore, while the Village of Deerfield
recognizes the importance of providing affordable housing throughout the State of
Illinois, affordable housing must be provided in a way that does not compromise the
public health or safety or destroy the environment and character that defines the
Village of Deerfield.
The Village recognizes the need to provide affordable housing to low -to -middle income
households in order to increase housing opportunities for a diverse population and to
provide housing for those who live or work in the Village. Without intervention, the
trend toward increased housing prices will result in an inadequate supply of affordable
housing, which will have a negative impact upon the ability of local employers within
the Village to maintain an adequate local work force and will otherwise be detrimental
to the public health, safety, and welfare of the Village and its residents. Since the
remaining land appropriate for new residential development within the Village is
limited, it is essential that a reasonable proportion of such land be developed into
housing units affordable for low -to -middle income households as defined by the Act and
working families.
Village of Deerfield Affordable Housing Plan
Page 6 of 26
The Village Board of Trustees has taken several significant steps to increase affordable
housing in the Village including:
I. Amending the Zoning Ordinance in 2021 to actively support the development
and preservation of affordable housing by requiring that certain residential or
mixed -use developments incorporate a specified percentage of dwelling units to
be priced affordably;
II. Amending the Village Comprehensive Plan and Zoning Ordinance to allow for
adaptive reuse of office buildings and retail centers into residential housing
communities.
III. Engaging on -going inclusionary housing administrative services to assist staff
and developers in planning for, implementing, and ensuring long-term
compliance of inclusionary housing units;
IV. Completing a 2024 investigation of the housing market and condition and
housing demand in the Village that showed a significant need for additional
affordable housing units;
V. Approving Village Policies and Procedures along with a Technical Guide for the
administration of the Affordable Housing Regulations of "The Deerfield Zoning
Ordinance 1978".
The effect of these affordable housing policies takes time to be fully achieved, and
while significant progress is being made, the Village has not yet realized target goals
consistent with the Act. Overtime, these policy initiatives are expected to help the
Village reach established affordable housing goals, but challenges remain as the Village
is a fully built -out community predominated by detached single-family residences. In
addition, the few larger expanses of open space, parks and recreational lands comprise
a critical element of the character, environment and quality of life for Village residents.
The developed portions of the Village are relatively low -profile buildings when
compared to the existing tree canopy found throughout the Village. More recently, new
redevelopment opportunities that have been able to advance the number of affordable
Village of Deerfield Affordable Housing Plan Page 7 of 26
housing units have been a result of larger office campus and office building adaptive
reuses, and redevelopment of retail centers into residential housing communities.
The Village's infrastructure is another consideration, as it has historically developed in a
manner consistent with the character and environment of the Village to protect the
health and safety of its residents. In particular, streets, water lines, sanitary sewers,
storm -water and wastewater management facilities have been designed and
maintained to accommodate the relatively low -density development in the Village.
Similarly, the Village public works and public safety services and equipment have been
developed, acquired and maintained to address the public health and safety needs that
have arisen from the aforementioned character and environment of the Village.
Establishing affordable housing in a manner inconsistent with such character will be
detrimental to the Village's environment and put at risk the public health and safety.
It is within this context that the Village has prepared this plan in accordance with the
Act. The overall objective of the Village and this Plan is to identify locations for, and to
undertake steps to promote affordable housing in a manner that preserves the
character and environment of the Village and protects the public health and safety.
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Village of Deerfield Affordable Housing Plan Page 8 of 26
PLAN
Targets and Goals
2023 Report of Non -Exempt Local Governments
The 2023 Report of Non -Exempt Local Governments, per AHPAA, determined that the
Village of Deerfield has an affordable housing share as defined by the Act of 4.8% or
358 total affordable housing units, compared to 7,475 total year-round units
(determination based on 2021 U.S. Census, American Community Survey (ACS), 5-
year estimates).
In furtherance of achieving affordable housing policy goals, the Village has established
the following targets for its affordable housing plan:
Goal
Adopt Affordable Housing standards
("Inclusionary Zoning Ordinance") and
related policies and procedures to
promote affordable housing in the Village
of Deerfield that are consistent with
Village's Comprehensive Plan and require
certain developments to incorporate a
specified percentage of dwelling units to
be affordable within a given development.
Develop ongoing education and
marketing materials about the affordable
housing program in the Village, which
helps residents qualify and obtain
housing.
Achieve 10% affordable housing within
the jurisdiction
Identify appropriate locations for
affordable housing to be established while
protecting the public health and safety,
and in a manner consistent with the
Status
Completed:
Ordinance 0-21-38 Approved October 4,
2021
In progress:
Village contracts with CPAH for marketing
of affordable housing properties and
qualifying and educating prospective
purchasers/tenants.
In progress
Completed:
The Village has completed numerous
updates to the Comprehensive Plan and
Future Land Use Map, which allows for
residential developments to exist in
Village of Deerfield Affordable Housing Plan Page 9 of 26
character and environment of the
community.
Conduct housing study to assess
affordable housing demand, forecast
trends and identify potential issues.
Offer subsidies or incentives to
developers to help achieve affordable
housing goals that are consistent with the
character of the community.
Five years after the adoption of the
Affordable Housing Ordinance the Village
Board shall review the performance and
effectiveness of the ordinance and
recommend changes, as necessary.
locations that where previously retail or
office campuses. Each of these new
residential developments include some
affordable housing component.
Completed:
The Village contracted with Goodman
Williams Group and received a
comprehensive housing study in May
2024. The report reaffirmed the growing
demand for affordable and senior
housing.
Completed:
The Village's Affordable Housing
Ordinance provides for density bonuses
(i.e. additional building height), reduced
parking requirements and fee waivers or
reductions.
In progress
Five years after the approval of the In progress
Affordable Housing Plan, the Village
Board shall review and update the
Affordable Housing Plan.
Approvpd Residential Housing Developments
To reach compliance with AHPAA requirements, the Village has a goal of achieving 10%
affordable housing. This equates to a total of 747 affordable housing units or an
increase of 389 affordable units.
The following recently approved residential housing developments will provide 218
additional affordable housing units once completed, as defined by the Village's
Affordable Housing Ordinance, a large portion of which being low-income housing and
moderate -income housing, as defined by the Act:
1. 8 Deerfield Road: A partnership consisting of Zion Lutheran Church, Brinshore
Development and the Housing Opportunity Development Corporation has
Village of Deerfield Affordable Housing Plan Page 10 of 26
received approval from the Village to develop Zion Woods, consisting of 25
designated low-income housing units, as defined by the Act, in the form of rental
units configured in two two-story multifamily buildings. Occupancy is expected in
June 2025.
2. 1101-1121 Lake Cook Road: Developer Celadon Partners has received
approval from the Village to develop a 150-unit supportive living facility within
the site. This project is age and income restricted providing low-income housing
and moderate -income housing, as defined by the Act, to senior citizens. This
project is under construction with expected occupancy in 2026.
3. 300, 302, 304 Wilmot Road: Pulte Homes has received approval from the
Village for the redevelopment of 18 acres of the north end of the Walgreens
Boots Alliance Global Headquarters campus. The developer will construct 42
detached single-family homes, with three units required to meet the Village's
Affordable Housing Ordinance requirements. This project is under construction
and occupancy is expected to begin in 2026.
4. 5 & 8 Parkway North: Vennpoint Real Estate has received approval from the
Village for development of 144 three-story townhomes configured in 29 buildings
on a vacant ten -acre portion of the Parkway North Center Development. This
development will include 14 affordable housing units to comply with the Village's
Affordable Housing Ordinance. This project is under construction with expected
occupancy in 2026.
S. 10 S. Waukegan Road: Continental Properties has received approval from the
Village to construct the Lake Cook Crossings residential housing community
consisting of a 254-unit transit oriented development on the southwestern ten
acres of the Deerbrook Shopping Center. This redevelopment will include 25
affordable housing units to comply with the Village's Affordable Housing
Ordinance and will consist of three-story rental townhome-style units configured
in eight buildings. This project is under construction with expected occupancy in
2026.
Village of Deerfield Affordable Housing Plan Page 11 of 26
Affordable Housing Ordinance
On October 4, 2021, The Village Board of Trustees passed Ordinance 0-21-38
Approving an Amendment to the Village of Deerfield Zoning Ordinance Regarding
Affordable Housing Requirements ("Affordable Housing Ordinance"). The recently
adopted Affordable Housing Ordinance requires affordable housing units to be
incorporated into new governed developments.
The following is a summary of the ordinance requirements:
1) Governed developments are those that add or contain 11 or more residential multi-
family units or 30 or more single family units. These developments shall provide a
specified number of affordable units based on the size of the development. (See
Chart A below.) The units must be within the physical envelope of the development.
When calculation of the total number of units is a fractional number:
a) if the fraction is equal to or greater than 0.5, the required number of affordable
units will be rounded up to the next whole number,
b) if the fraction is equal to or less than 0.49, the required number of affordable
housing units will be rounded down to the next whole number.
2) Affordable rental and owner -occupied units will remain affordable in perpetuity. In
the case of a conversion from rental to owner -occupied or owner -occupied to rental,
the ordinance requirements and the restrictive covenants recorded against the
property will continue to apply to those units.
3) For rental developments with 50 or fewer units, the affordable units will be
attainable to households with income at or below 100% AMI. For rental
developments with 51 or more units, at least one-half of the required units must be
attainable for households with income at or below 80% AMI, thereby qualifying as
Village of Deerfield Affordable Housing Plan Page 12 of 26
affordable housing under the Act, and the remaining required affordable units must
be attainable for households with income at or below 100% AMI.
4) In a development of homes for sale, the affordable units shall be sold to those with
household income at or below 100% AMI.
5) The Village Manager will annually publish a schedule of rents and sales prices that
comply with the ordinance.
Village of Deerfield Policies and Procedures for the Administration of Affordable Housing
Regulations of "The Deerfield Zoning Ordinance 1978"
The Village of Deerfield adopted affordable housing regulations in Section 2.14 of "The
Deerfield Zoning Ordinance 1978," as amended (the "Zoning Ordinance"). The Village's
affordable housing program ("the Program"), in accordance with Section 2.14, entitled
"Affordable Housing in Governed Developments," is intended to promote the public
health, safety and welfare of existing and future Deerfield residents by requiring certain
residential developments or mixed use developments to incorporate a specified
percentage of dwelling units to be sold or rented at an affordable price to households
with income at or below 100% of Area Median Income, many of which units are
expected to be affordable housing, as defined by the Act.
The Policies and Procedures for the administration of the Affordable Housing
Regulations ("Policies and Procedures") outlines the policies and procedures for
compliance with the Program, from the pre -development phase through initial lease -up
and sales, and periodically as tenants and homeowners leave and units turnover to new
tenants or homeowners.
The Developer ("Developer") of the development project is responsible for following
these Policies and Procedures, which are intended to be used in conjunction with Article
2.14 of the Zoning Ordinance, for submitting Affordable Housing Compliance Plans
("Compliance Plans") to the Village for review by the Plan Commission and approval by
the Village of Deerfield Board of Trustees ("the Village Board"). The Village may refer
the Developer to a designee for consultation about the Village of Deerfield's Affordable
Village of Deerfield Affordable Housing Plan Page 13 of 26
Housing Program ("Village Designee"), which Village Designee is currently Community
Partners for Affordable Housing ("CPAH").
Governed Developments
Governed developments are developments that result in the addition of or contain (i)
11 or more residential multi -family dwelling units or (ii) 30 or more residential single-
family detached dwelling units. This includes:
1) New residential construction or new mixed -use construction with a residential
component.
2) Development that is the renovation or reconstruction of an existing multiple
family residential building that increases the number of residential dwelling units
from the number of dwelling units in the original structure.
3) Development that will change the use of an existing building from non-residential
or that will change the class of residential use from single family to multi -family.
4) Development that includes the conversion of rental property to private ownership
of individual dwelling units, or of ownership on individual units to rental.
Excluded Developments
The following housing types are excluded from the Village's affordable housing
requirements:
1) Any subdivision or development resulting in 10 or fewer residential units
2) A non-residential development
3) Assisted living facilities
4) Nursing facilities
Eligible Income Tiers and Maximum Prices
Affordable units in governed developments may only be offered to eligible households
from the income tiers listed in the chart below, many of which have and will be offered
to moderate- and low-income families, as defined by the Act.
CHART A: Required Units and Income Tiers
Maximum rents and sales prices will be published annually by the Village.
Village of Deerfield Affordable Housing Plan Page 14 of 26
In developments
1 affordable unit
Attainable for
with 11-30
households with income
units
2 affordable units
at or below 100% AMI
Attainable for
In developments
with 31-40 units
households with income
at or below 100% AMI
In developments
3 affordable units
Attainable for
with 41-50 units
households with income
at or below 100% AMI
In
Owner -Occupied Units -
10% of the total number
developments
of units in the
Attainable to households
with 51+
development are
with income at or below
units
required to be affordable
100% AMI.
Rental Units - At least 1/2
of the units attainable
for households with
income at or below 80%
AMI, and the remaining
affordable units for
households with income
at or below 100% AMI.
Total Affordable Units Eligible Income Tiers
Detached Required
Units
0-30 units 0 Attainable to households
with income at or below
100% AMI
31-40 units 2 affordable units Attainable to households
with income at or below
100% AMI
41-50 units 3 affordable units Attainable to households
with income at or below
100% AMI
Village of Deerfield Affordable Housing Plan Page 15 of 26
51+ units
of total units
red to be
table
Incentives for Development of Affordable Units
Owner -Occupied Units -
Attainable to households
with income at or below
100% AMI.
Rental Units - At least 1/2
of the units attainable
for households with
income at or below 80%
AMI, and the remaining
affordable units for
households with income
at or below 100% AMI.
Developers incorporating the required affordable housing units on -site will be allowed
to take advantage of the following incentives and development options.
i) Aaditionai tsuillaing rieignt
To accommodate affordable housing units within a governed development, the
Plan Commission may recommend, and the Village Board of Trustees may
approve, without the need of a variation, a height increase of up to one story
or 12 feet above the height limits in the applicable zoning district other than in
single family zoning districts.
2) Reduced Off-street Parking Minimums
Any governed development providing the required number of affordable
housing units will be eligible to obtain reductions of off-street parking
minimums for the affordable housing units without the need for special zoning
relief, but only if such flexibility is necessary to accommodate the required
affordable units within the physical envelope of the governed development.
3) Fee Waivers and Reductions
Any governed development providing the minimum required number of
affordable housing units shall be eligible for a partial waiver of all of the
otherwise applicable application fees, building permit fees, plan review fees,
Village of Deerfield Affordable Housing Plan Page 16 of 26
inspection fees, demolition permit fees, and such other development fees and
costs which may be imposed by the Village, applicable to the portion of the
governed development that will consist of affordable housing units, up to a
maximum of 15 percent of all applicable fees. In no event shall the fee waiver
be applied to any impact fees or third -party legal, engineering, and other
consulting or administrative fees, costs, and expenses incurred or accrued by
the Village in connection with the review and processing of plans for the
governed development. The waiver and discount of fees and costs under this
Section shall be calculated as the percentage of units within the governed
development that are affordable housing units. All applicable fees and costs
under this Code shall apply to all market rate units. For illustrative purposes,
if a development consists of 100 single-family homes, 10 of which are
affordable units, a permit fee that applies to the entire development (e.g.,
demolition permit) may be reduced by 10 percent; a building permit fee
attributable only to an affordable unit will be reduced by 10 percent; and a
building permit fee attributable only to a market -rate unit will not be entitled
to any reduction.
Location, Design and Amenities
Affordable housing units in a governed development must comply with the following
standards, unless granted an exception by the Village Board of Trustees as part of the
affordable housing compliance plan.
1) Affordable units must be dispersed throughout the development and not
clustered.
2) Unit size must be similar to the size of the corresponding market rate unit.
3) Each phase of construction must include a proportionate number of affordable
units relative to market rate units.
Village of Deerfield Affordable Housing Plan Page 17 of 26
4) Affordable unit exteriors must be visually compatible with and indiscernible from
the market rate units and external finishes must be substantially the same for
market and affordable units.
5) Affordable units may have different interior finishes and appearance than market
rate units. Materials for affordable units must be contractor grade or higher.
6) Affordable unit bedroom mix must be proportionate to the bedroom mix of the
market rate units.
7) Affordable units must have similar access to common areas, facilities, and
services as the market rate units.
8) Affordable units must include a minimum of one parking space each at no
additional charge above the maximum permitted housing expenses for that unit.
Additional spaces may be made available to the tenant or owner of an affordable
unit at the same price as for the market rate units.
9) If the market rate units include storage, affordable units must also include
storage at no additional charge above the maximum permitted housing expenses
for that unit. If storage space is not allocated to all units, then the affordable
units should have access to storage in the same manner and proportion as do the
market rate housing units at a discounted cost equivalent to the ratio of the
affordable unit rent or price compared to the rent or price of a similar market
rate units.
10) Affordable units must have the same energy efficiency features as the market
rate units.
11) If a development is both rental and owner -occupied housing units, the ratio of
affordable rental to affordable owner -occupied units must be the same as for the
market rate rental to market rate owner -occupied units.
Village of Deerfield Affordable Housing Plan Page 18 of 26
Affordable Housing Compliance Plan
As part of the approval of a governed development project, the Developer will file an
application with the Village Manager of the project's plan including a description of the
development, stating specifically how and where affordable units will be incorporated
into the development as well as such other documents and information as the Village
Manager may require.
1) Preliminary Plan
The preliminary plan will be submitted for the review of the Plan Commission and
Village Board. The minimum requirements for the Preliminary Plan include:
a) General description of the development
b) Total number of market rate and affordable housing units
c) Total number of attached and detached housing units
d) Number of bedrooms in each market rate and affordable unit
e) Floor area of each market rate and affordable unit
f) Location of the market rate and affordable units within the development
g) Floor plans for the affordable units
h) Amenities and any associated fees that will be provided to the market rate and
affordable units
i) Anticipated pricing for the market rate and affordable units.
2) Final Affordable Housing Compliance Plan
The final Affordable Housing Compliance Plan shall be submitted to the Plan
Commission and the Village Board of Trustees with the final application and must
include the following:
Village of Deerfield Affordable Housing Plan Page 19 of 26
a) All of the information required for the preliminary Affordable Housing Compliance
Plan
b) The location of the affordable units within the development.
c) Phasing and construction schedule for each market rate and affordable unit
d) Documentation and plans regarding exterior and interior appearances
e) Description of the marketing plan for the affordable units
f) Description of the efforts to provide affordable housing to eligible households
3) Standards of Reviev�
The Plan Commission may not recommend the approval of a preliminary or final
Affordable Housing Compliance Plan, and the Village Board of Trustees may not
approve a preliminary or final Affordable Housing Compliance Plan, except upon making
the following findings:
a) That the Developer has demonstrated that the proposed affordable housing units
are designed to accommodate the needs of the target households
b) That the location, floor plan, fixtures and finishes, and amenities of each
proposed affordable housing unit are suitable for the needs of the target
households
c) That each affordable housing unit is designed to accommodate family living
needs for common space and dining areas
d) That the proposed affordable housing units, and the development as a whole,
conform to the applicable standards and requirements of the Affordable Housing
Program
e) That the application of any development incentives satisfies the standards set
forth in the Affordable Housing Program.
4) Housing Development Agreement and Covenants
Prior to the issuance of a building permit for any governed development, a Developer
must enter into a housing development agreement with the Village establishing
requirements and restrictions for the inclusion of affordable housing units in the
governed development. The Developer shall execute any and all documents deemed
necessary by the Village, including, without limitation, restrictive covenants and other
Village of Deerfield Affordable Housing Plan Page 20 of 26
related instruments, to ensure the continued affordability of the affordable housing
units within the development in accordance with Section 2.14. The housing
development agreement shall set forth the commitments and obligations of the
Developer and the Village and shall incorporate, among other things, the final
affordable housing compliance plan for the covered development. The housing
development agreement shall also memorialize any alternatives and incentives that
have been approved as part of the affordable housing compliance plan for the
development.
Affordable Housing Study
At the request of the Village of Deerfield, in May 2024, Goodman Williams Group
investigated housing market conditions and housing demand in the Village, including an
analysis and projections for affordable housing. The report identified that there is
significant demand for designated affordable housing within the competitive market
area (i.e. Deerfield, Highland Park and Northbrook). Their analysis revealed there are
an estimated 2,500 households in the CMA with household earnings less than $40,000
annually. However, there are just 536 households paying gross housing costs that, by
HUD standards, would be considered affordable to households in this income range.
This leaves some 2,000 households incurring some level of housing cost burden.
Further, the report revealed that within Deerfield itself, more than half of renter
households and nearly a quarter of owner -occupied households pay more than 30% of
their household income on housing costs - a level at which HUD considers households
to be housing cost -burdened. Consequently, designated affordable housing -
particularly that targeted to families - is needed within the CMA at every affordability
level.
Village of Deerfield Affordable Housing Plan Page 21 of 26
Identification of Lands and Structures
Future Land Use Map of the Comprehensive Plan
The Village has identified several areas
appropriate for new types of housing, all of
which include affordable housing dwelling
units. The Village has recently made
several amendments to the Village's
Comprehensive Plan designating property
as either single-family or multi -family
housing to advance the Village's affordable
housing goals. Some of those recent
amendments are summarized below:
10 Deerfield Road
Ordinance No. 0-21-02,
passed on January 19,
2021, approved an
amendment to the Future
Land Use Plan of the
�aa
a
•
r
s
Comprehensive Plan of the
Village of Deerfield related
to the property commonly
known as 10 Deerfield
Road. According to the
Comprehensive Plan this
property was previously P r
lidDeerfield Comprehensive Plan
FUTURE LAND USE CATEGORIES
(ALkF E4DIC'ATES UPDATES THROUGH FEBR17.ARY 3, 2025)
Siny:e-Family Residential -.Areas that cor`a'n or are appronca-c fo, single -farm
resizer`.iai deveiop"nent.
Two-Fan,,4 Resldentia: - A-eas intended to accor_ woiae a n'.'.x of single-farnLy
ano twc-`ar,i:y de:eloprncr`.
-MuKi-Family Residentia3 - Areas that contain tovrsiouse developlre°<s,
condomin-ums or other large. mule-famifv buildings.
Retail Services - Areas intended to accommodate consume--orented retail
services and commercial uses- Within the pillage Center this land use category
may include mired -use developments with residential above the gnound floor.
Within the C 2 Outlying Corrmemial Cistrict, for a commercial planned unit
development over 4- acres in size, this lard use category may include muftlple-
fam.t;p rental apatments and tov:nAomes.
-Hotel - An establishment that Provides logging and services for travelers arc
other paying gues`.s.
Wiice;ftesearc -.Areas intended to accommodate various types of office uses.
Lighi Industrai - A wide variety of emp€ yment-oriented land uses are included
-under this land use ca:egary such as: light manufacturing uses_ ware"s:ousing.
distribution, data pro cessing!te'ecolrmun?cations and related office uses.
-Public - This category identifies the n'a or puWc uses including schools. I -Adage
facilities. Nbrary., and post office.
Ins-ututlonal - Identifies quasi-pubi'c facilities in the Viltage, including private
schools and places of worship.
Transpor+.�.GonfPark.ing.'Jtiiities - Th;s lard Ise category i'-9udes c•ommutef rail
facilities, connmu;eT pal..ing and u.==lilies.
®Open Space - Bch POIC and prvate open space is inc!_ded in this ia.":d use
category- Major lind owners include the Village, the Deer`le:d Part; r1strct and
designated as Institutional sriarvro c County, ti.tub_
Land Use, which did not allow for a multi -family development.
ordinance the Future Land Use Map of the Comprehensive Plan
Deerfield reclassified the property as Multi -Family Residential.
10 S. Waukegan Road
Ordinance No. 0-19-15, passed on June 17, 2019,
approved an amendment to the Future Land Use Plan
of the Comprehensive Plan of the Village of Deerfield
related to the property commonly known as 10 S.,
158 S., and 184 S. Waukegan Road. According to the
Future Land Use Map of the Comprehensive Plan this
property was designated as Retail Service Land Use
Category, which did not allow multi -family
development. Upon passage of this ordinance
Upon passage of this
of the Village of
Retail Services - Areas intended to accommodate consumer -oriented retail
the description of Retail Service Land Use services and commercial uses. Within the Wlage Center th!s :and use category
may Include mixed -use developments with residential above the ground floor.
Category in the legend of the Future Land Use Within the C-2 Outlying Commercial District, for a commerciai planned unit
development over 40 acres in size, this land use category may Include multiple -
family rent a! apartments and toanhomes.
Village of Deerfield Affordable Housing Plan Page 22 of 26
Map of the Comprehensive Plan of the Village of Deerfield was amended to include
multi -family developments.
300 Wilmot Road
Ordinance No. 0-24-45, passed on December 16, 2024, approved an amendment to
the Future Land Use Plan of the Comprehensive Plan of the Village of Deerfield related
to the property commonly known as 202, 300, 302, and 304 Wilmot Road. According to
the Future Land Use Map of the Comprehensive Plan this property was designated as
Office/Research Land Use Category, which did not allow a single-family development.
Upon passage of this ordinance the Future Land Use Map of the Comprehensive Plan of
the Village of Deerfield was amended to reclassify the property as Single -Family
Residential.
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8 Parkway North
Ordinance No. 0-25-02, passed on
February 3, 2025, approved an
amendment to the Future Land Use Map
of the Comprehensive Plan of the Village
of Deerfield for the property commonly
known as 5 and 8 Parkway North.
According to the Future Land Use Map of
the Comprehensive Plan the property was
designated as Office/Research Land Use
Category, which did not allow a multi-
family development. Upon passage of this
ordinance the Future Land Use Map of the
Comprehensive Plan of the Village of
Deerfield was amended to reclassified the
property as Multi -Family Residential.
Village of Deerfield Affordable Housing Plan Page 23 of 26
CONCLUSION
Over the years, market forces outside the control of the Village of Deerfield, have
affected the affordability of land and the income levels of households that serve as the
benchmark for determining affordability. The Village recognizes the need to provide
affordable housing to low -to -middle income households in order to increase housing
opportunities for a diverse population and to provide housing for those who live or work
in the Village. Without intervention, the trend toward increased housing prices will
result in an inadequate supply of affordable housing, which will have a negative impact
upon the ability of employers within the Village to maintain an adequate local work
force and will otherwise be detrimental to the public health, safety, and welfare of the
Village and its residents.
It is in recognition of these factors that in 2021, the Mayor and Board of Trustees of the
Village of Deerfield determined it is in the best interest of the Village and its residents
to adopt amendments to its Zoning Ordinance to actively support the development and
preservation of affordable housing in the Village. The Affordable Housing standards in
Section 2.14 of the Zoning Ordinance have been established for the purpose of
implementing the goals, objectives and policies of the Deerfield Comprehensive Plan.
These standards are intended to promote the public health, safety and welfare of the
existing and future residents of Deerfield by requiring certain residential developments
or mixed -use developments which contain a residential component to incorporate a
specified percentage of dwelling units to be priced affordably for households with
income at or below 100 percent of the Area Median Income.
The Village currently has over 200 housing units under construction that are affordable
under the Village's affordable housing ordinance, with many of those qualifying as low-
income housing and moderate -income housing, as defined by the Act, with many
Village of Deerfield Affordable Housing Plan Page 24 of 26
expected to deliver occupancy in 2026. Based on recent trends, the Village expects to
see additional residential developments in the near future that will contain additional
affordable housing units. Notwithstanding these efforts, other factors, such as
uncertainty of real estate development, higher interest rates, the increase in building
costs, and changing regulatory environments at various levels of government, it is not
and cannot practically be a goal of this Plan to meet the target levels of affordable
housing units stated in the foregoing pages by a specific time frame.
Rather, it is the objective of this Plan, that by pursuing the goals set forth above, the
Village will have created conditions amendable to ultimately achieving the stated
affordable housing targets in Deerfield in a manner that will not impact the health and
safety capabilities of the Village and will protect and preserve the character and
environment of the Village of Deerfield.
Village of Deerfield Affordable Housing Plan Page 25 of 26
10.00°%
9.00%
8.00%
7.00 %
6.00%
5.00 %
4.00 %
3.00%
2.00 %
1.00%
0.00%
North Shore Affordable Housing Share
2013-2023
(According to IDHA Report)
2013 2018 2023
Lake Bluff Deerfield Glencoe Glenview Highland Park Kenilworth
Lake Forest Northbrook Northfield Wilmette Winnetka
Deerfield Affordable Housing Share 2013-2023
(According to IDHA Report)
8.00%
6.00%
4.00%
2.00%
0.00%
2013 2018 2023
Village of Deerfield Affordable Housing Plan
Page 26 of 26