Second Plan Commission meeting recap - Feasibility and Public Comment

Yesterday (Thurs, October 15th) the Plan Commission convened for a second time to review the Shape Oak Park zoning reform recommendations. 

The meeting opened with the SB Friedman report on financial feasibility. They covered both ‘middle’ housing in neighborhoods and larger buildings on corridors. The middle housing analysis measured the cost vs. projected return of buying an existing single family home lot and building a 2-6 flat as a replacement. It studied only rentals, and assumed the existing lot had a modestly priced single family home that would need to be demolished. In all cases there was a large financial gap, about $220k for a two-flat, about half that for a six-plex.

The conclusion: the new zoning rules aren’t likely to result in significant new development in neighborhoods. The gaps are large and the most significant contribution is land acquisition costs. 

SB Friedman also reported on larger building types, 24 and 35 units, and found multi-million dollar financial gaps. It’s hard to imagine how these gaps could be closed, especially with calls to increase IHO fees / affordability requirements on buildings over 20 units.

The meeting then moved on to public comment. There were approximately 25 commenters against and 15 commenters in support of Shape Oak Park.

‘Anti’ commenters focused on parking, traffic, and loss of single family neighborhood character. A consistent refrain was that the new zoning rules were rushed and poorly thought out. ‘Too many questions remain unanswered’ to paraphrase many. One commenter was worried that an ADU next door would infringe on his privacy in his back yard. Another stridently announced that when people buy a single family home Oak Park, it’s like the village signed a binding contract with them forbidding apartments on their block.

Supporters of Shape Oak Park focused on personal stories, affordability, and the environmental implications of single family zoning. Many pointed out that ‘doing nothing’ is a choice, and has resulted in increasingly expensive housing and demographic change that’s antithetical to the values of Oak Park. Several pro commenters bristled at the notion that buildings define the character of Oak Park. Jeremy West said, “how you relate to your new neighbors is what defines neighborhood character.” Deborah Wess noted “the tiny number of multifamily units that will be built because of this plan will affect our character for the good of us all.”

Supporters didn’t shy away from the racial implication of single family zoning. Deborah Wess urged the commissioners to read Rothstein's ‘Color Of Law.’ David Teeghman, reading the Sierra Club statement in support of Shape Oak Park, elicited jeers and boos from the crowd when he called single family zoning one of the last vestiges of Jim Crow.

After about two hours of public comment the meeting was adjourned with many comments still to come. The next meeting is scheduled for Thursday, November 12, at 7 p.m., at Village Hall, 123 Madison St., in Council Chambers (Room 101).

A big thank you to all who turned out in support of Shape Oak Park. It’s important to get our voices out there and counter the narrative that Oak Park is overwhelmingly against reform. Special thanks to Abundant Housing Illinois https://abundanthousingillinois.org/  (AHIL), who have dedicated their time and energies to getting the word out and rallying local support, your tireless advocacy is appreciated.