Glencoe's Zoning Commission lowered a proposed building height limit for Hubbard Woods Plaza from 60 feet to 45 feet at a public hearing Monday, Sept. 14.

The vote came during the commission's third session on a draft planned development ordinance, or PUD, The Record North Shore reported. No specific project is driving the change. Development Services Director Taylor Baxter said the village is not aware of any proposed developments tied to the ordinance discussion.

The PUD process stems from "All in, Glencoe," the village's comprehensive plan finalized in 2024. That plan calls for expanding housing options so residents of all life stages can live and stay in the village. Glencoe's Village Board directed the Zoning Commission in June to hold public hearings and draft a recommendation. Hearings began in July.

Commissioners push back on 60-foot limit

The draft ordinance in the Sept. 14 board packet listed a 60-foot height limit for Hubbard Woods Plaza. Baxter told commissioners that figure would not be a by-right limit. Any developer seeking that height would face the village's full review process.

Glencoe's comprehensive plan suggests allowing taller buildings in the zoning district that includes the plaza, consistent with "existing and surrounding heights," and called for considering four- and five-story structures.

Commissioners reached quick consensus against 60 feet. Commission Chair Sara Elsasser said she does not believe that height would ever be built. The commission settled on 45 feet for now but declined to lock in a final number for either Hubbard Woods Plaza or the central business district.

For downtown Glencoe, the comprehensive plan left more room for interpretation, suggesting heights above three stories in the "core downtown." Baxter said the Plan Commission and Village Board have noted the downtown district is beloved by residents and should not be radically changed.

Residents raise concerns

Several residents spoke during the public comment portion of the hearing.

Pam Elliot, who has lived in Glencoe for 26 years, told commissioners she opposes the proposed height modifications. She cited parking constraints downtown and pointed to development in a neighboring village.

"I've seen what's been happening in Winnetka and I'm glad that I'm not living in Winnetka with the four- and five-story buildings that they're putting in," Elliot said.

She added that Glencoe already lacks enough parking for downtown employees and visitors, and she questioned whether new construction would make the problem worse.

Resident Barney Gallagher called the commission's task a difficult balancing act and warned that developers sometimes overshoot height limits in early proposals. Officials responded that developers would not be able to request heights above whatever cap the ordinance sets.

What comes next

The PUD ordinance is in Step 2 of a three-step process, according to Baxter. Commissioners voted Sept. 14 to continue the public hearing at their Monday, Oct. 5 meeting. No Village Board vote date has been announced.

Elsasser framed the ordinance as a tool for future flexibility, not an invitation for immediate construction. The village has limited land, she said, and the PUD would let planners evaluate proposals case by case if and when they arrive.