TIMELINE 1 - Village of Homer ...
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COMMUNITY ENGAGEMENT
1
TIMELINE
PUBLIC OPEN HOUSE & PUBLIC HEARING | JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATE
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ALLOCATION OF LAND USES
Based on the total 15,278 acres within the Planning Area, roughly 7,444 acres are presently
built out (or about 49% of the 15,278 total acres). Of the remaining 7,834 acres, 2,172 acres are
occupied by parks, open space and utilities (does not include developable vacant land). Adding
these areas, the total area presently built out is 63% of the total acreage.
Land Use Acres % of Total
Single Family Residential Estate 5,088 33.3% Total Percentage of
Single Family Residential Low Density 1,042 6.8%
Single Family Land
Single Family Residential Moderate Density 3,921 25.7%
Multi-Family Residential (Presently Built) 93 0.6%
Use: 65.8%
Public/Institutional (w/ Religious Institutions) 125 0.8%
School 269 1.8%
Mixed Use 1,271 8.3%
Commercial 341 2.2%
Office/Business Parks 183 1.2%
Healthcare 63 0.4%
Light Industrial - 0.0%
Agribusiness 366 2.4%
Agriculture 163 1.1%
Parks & Recreation 472 3.1%
Open Space 1,429 9.4%
Utility/Utility Water 453 3.0%
TOTAL 15,278 100.0%
PUBLIC OPEN HOUSE & PUBLIC HEARING | JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATE
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ALLOCATION OF LAND USES
Total Percentage of
Single Family Land
Use: 65.8% Total Planning Area: 15,278 Acres
PLAN COMMISSION MEETING| JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATE
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2005 LAND USE MAP
Now
Combined
Total Multi-Family
in 2005 Plan:
• 276 Acres
overall
• 183 Acres within
the corridor
boundary
Vacant in 2004
Built or Under
Construction in
2004
Multi-Family
at 143rd and
Bell
PLAN COMMISSION MEETING| JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATE
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2020 LAND USE MAP
(Presently Built)
Forest Preserve in this area is
only on the map for context and
is not included in the 2,172
Acres of Parks, Open Space
and Utilities as it is not within
the Village Planning Area
PLAN COMMISSION MEETING| JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATE
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RESPONSES TO PUBLIC COMMENTS
Responses to Major Comments
Comment Response
Opposition to adding multi-family A diverse housing stock enables a person to stay in one
housing, particularly apartments, to community throughout their entire life, regardless of their
the local housing stock budget, needs, family structure, or life stage.
Design guidelines can also help ensure high quality
development that adds value to the community.
Opposition to Missing Middle There is a greater likelihood that Missing Middle housing
housing concept, particularly viewing would be integrated into a new development than into an
it as a threat to Homer Glen’s single- existing neighborhood. The existing residential zoning will
family detached residential identity not change.
65.8% of all land uses will be comprised of single-family
residential.
PLAN COMMISSION MEETING| JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATE
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RESPONSES TO PUBLIC COMMENTS
Responses to Major Comments
• Concern that mixed-use/multi-family development could create crime. Comments were
provided to staff claiming there is rampant crime occurring at two new multi-family/mixed use
developments in Orland Park.
• Through a FOIA request, Village staff requested calls of service for the two developments for
the last two years. Below are the top ten categories for calls for service – both years
combined. None of these calls are criminal in nature.
Crescent Circle Orland Park Crossing
Residential Units: 295 Residential Units: 230
6101 - Suspicious Vehicle Count 116 6046 - Alarm - Count 66
6039 - Assist Citizen Count 45 6039 - Assist Citizen Count 36
6112 - Viol of Village Ord. Count 36 6104 - Domestic Trouble Count 32
6515 - Vehicle Relocation Count 35 6112 - Viol of Village Ord. Count 32
6104 - Domestic Trouble Count 33 6150 - Check Well Being Count 21
6074 - Notification Count 27 6058 - Loud Noise Complaint Count 19
6058 - Loud Noise Complaint Count 24 6001 - Assist Fire Department Count 17
6395 – Walk/Talk Patrol Count 23 6103 - Suspicious Person Count 15
6103 - Suspicious Person Count 20 6101 - Suspicious Vehicle Count 9
6001 - Assist Fire Department Count 19 6155 - Civil Matter Count 9
PLAN COMMISSION MEETING| JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATE
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RESPONSES TO PUBLIC COMMENTS
Responses to Major Comments
Comment Response
Opposition to “low-income housing” Prohibiting low-income residents in a community is illegal
and is considered housing discrimination. Homer Glen is
also not compliant with Federal and State requirements to
have at least 10%. In Will County, the 4 person household
affordable limit is equal to 80 percent of the area median
family income, which is $72,800.
Concern over 159th Street being Land use development would be governed by updated
overtaken by multi-family residential zoning standards that ensure 159th Street is not all multi-
projects as a Mixed Use Corridor family residential uses, as this would be counter to the goal
of the mixed-use corridor to promote commercial
development. Many of the parcels along 159th Street are
narrow and deep and would benefit from the ability to have
multiple uses.
Concern that empty stores should be The Village constantly works with property owners and
filled first before new ones are potential businesses to fill vacancies, while also attracting
developed new development to provide a balanced business mix and
enhance the tax base. Current Village vacancy rate is 5.8%.
PLAN COMMISSION MEETING| JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATE
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RESPONSES TO PUBLIC COMMENTS
Clarity on Other Comments
Clarity on the following Comp Plan provides clarity on these issues in
issues: the following chapters:
Mixed use development CH4: Framework Plan [DEVELOPMENT TYPOLOGIES]
Business attraction CH4: Framework Plan [DEVELOPMENT TYPOLOGIES]
Growth impact on services CH8: Community Facilities & Assets Plan
Water costs CH10: Utilities & Infrastructure Plan
Trees and open space CH11: Design Guidelines
Impact of Conservation Design CH11: Design Guidelines
Ordinance on development
Potential edits to the Land Use Plan and the Transportation Plan are included in the memorandum
from the Consulting Team dated December 18, 2020.
PLAN COMMISSION MEETING| JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATE
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VISION BOARDS
Village staff has put
together some
vision boards to
help illustrate some
of the planning
concepts in the
proposed
Comprehensive
Plan.
PUBLIC OPEN HOUSE & PUBLIC HEARING | JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATEQUALITY CONSTRUCTION & ARCHITECTURAL DIVERSITY
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HOUSING
UNIQUE ARCHITECTURE
SAFE HOMES
COMPETITIVE BUILDING COSTS
PUBLIC OPEN HOUSE & PUBLIC HEARING | JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATEQUALITY CONSTRUCTION & ARCHITECTURAL DIVERSITY
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HOUSING
PUBLIC OPEN HOUSE & PUBLIC HEARING | JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATEHorizontal mixed use combines single use buildings on distinct parcels in a
range of land uses. Below are images from a horizontal mixed use area in
HORIZONTAL Frankfort, IL (from left to right): (1) Offices at Abbey Woods on Route 45; (2)
MIXED USE
Large Lot Single Family Detached; (3) Traditional Single Family Detached; (4)
13 Entrance Boulevard to Abbey Woods from Route 45; (5) Commercial on
Route 45; (6) Single Family Attached Duplexes; (7) Single Family Attached
Townhomes; (8) Open Space (Source: Frankfort 2040 Comprehensive Plan)
1 2 3
2
1 8
4
3
3
4 5 6
7
5 6 7
PUBLIC OPEN HOUSE & PUBLIC HEARING | JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATEVertical mixed use combines multiple uses in the same
VERTICAL building, “provides for more public uses on the lower floors
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MIXED USE such as retail or restaurants and more private uses on the
upper floors such as residential, office or hotel spaces.”
Source: placemakers.com
PUBLIC OPEN HOUSE & PUBLIC HEARING | JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATEBUFFERING BETWEEN LAND USES
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LANDSCAPE ENHANCEMENTS
1 2
3 4 5
Landscape buffering between land uses with a mix of plant types,
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berms and fencing can provide an attractive screen (from left to
right): (1) Heavy landscaping with fence and berm adjacent to
single family attached townhomes; (2) Heavy landscaping with
berm adjacent to commercial parking lot; (3) Parking lot
landscaping; (4) Layered landscaping on berm; (5) Screening
along an arterial road; (6) Heavy landscaping with berm adjacent
to commercial building and drive aisle.
PUBLIC OPEN HOUSE & PUBLIC HEARING | JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATEOther Subdivisions in the fabric
of Homer Glen with small lot
HOMER GLEN, IL sizes include Sylvan Hills,
COMMUNITY CHARACTER
Derby Meadows, Lancaster
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Square, Pheasant Hollow,
Derby Hills
Pebble Creek Subdivision
7,000 to 13,000sf single family lots
Meadowview Subdivision
8,000 to 13,000sf single family lots
PUBLIC OPEN HOUSE & PUBLIC HEARING | JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATE6,000 to 9,000sf LOTS
EVLYN’S GATE NORTH - HOMER GLEN, IL
NEO-TRADITIONAL DESIGN
QUALITY ARCHITECTURE
17 CENTRAL GREEN SPACE/PARK
HOME VALUES: $380K - $470K
Neo-Traditional Design
is also known as New
Urbanism or
Traditional
Neighborhood
Development. This type
of development pattern
is “inspired by historic
neighborhoods” and is
characterized by
smaller lots, narrow
front yards, front
porches, detached
garages in the back
yard, walkable streets,
and public squares /
parks / village greens.
Source: Congress for New
Urbanism
PUBLIC OPEN HOUSE & PUBLIC HEARING | JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATEPRAIRIE CROSSING - GRAYSLAKE, IL
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CONSERVATION SUBDIVISION DESIGN
Prairie Crossing is a
highly recognized and
successful
Conservation
Subdivision located in
Grayslake, IL. The
development includes
a range of single
family detached lot
sizes from 7,000SF to
13,000SF, multi-family
and an array of
community amenities
including significant
open space
preservation,
gazebos, community
buildings, community
gardens and walking
paths.
PUBLIC OPEN HOUSE & PUBLIC HEARING | JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATEPOTENTIAL USES TO PURSUE IN HOMER GLEN
INDUSTRIAL USES
This type of use is listed as a
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typology, but is not proposed
anywhere in the future land use.
Industrial
Hybrid Industrial/Commercial
These uses provide product creation, warehousing, and sales under one roof, which reduces transportation
and infrastructure costs. They also attract customers curious about the source and production of the
products they buy. Sales can occupy less than 20% of the building, with the remainder taken up by
product creation and warehousing.
PUBLIC OPEN HOUSE & PUBLIC HEARING | JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATE20
POTENTIAL REVISIONS TO PLAN
The following include the suggested edits to the Land Use Plan in the consultant memorandum:
Discussion Topics
• Focus Mixed Use designation along 159th Street Corridor only.
• Potential to restrict amount of Multi-Family allowed in Mixed Use Corridor.
• Missing Middle – Clarification on Duplex, Triplex and Quadplex, this typology is currently listed as a
potential development option in the single-family moderate density land use category when these are
multi-family land uses. Potential to restrict missing middle designation to the 159th Street Mixed Use
Corridor only.
• Reduce the intensity of residential land use designations in certain areas
Maintain certain low density areas as defined in 2005 Comp Plan
Add back in the 2.5 Acre Rural Residential land use category
Lower the amount of area designated for Multi-Family
− AREA EAST OF LEMONT RD BETWEEN 143RD ST & COMED ROW
− AREA NORTH OF MARIAN VILLAGE BETWEEN CEDAR RD & PARKER RD
• Scale back the intensity of development in the Cedar/Bruce area, including limiting the amount of
commercial development
• Potential Industrial/Hybrid Industrial Land Uses – this is listed as a typology, but is not proposed
anywhere in the future land use.
Corrections/Clarifications
• Update Retail Leakage and Surplus Analysis
• Maintain the segment of Cedar Road north of 143rd Street as a local street (not a Secondary Arterial)
• Provide brief definitions of each roadway designation
PLAN COMMISSION MEETING| JANUARY 7, 2021 | HOMER GLEN COMPREHENSIVE PLAN UPDATEYou can also read
