Submitted By
Michael Quinn, Zoning Board of Appeals Chairperson through Tammie Grossman, Development Customer Services Director
Reviewed By
LKS
Agenda Item Title
Title
Concur with the Zoning Board of Appeals’ Recommendations and Adopt an Ordinance Granting a Special Use Permit and a Variance from the Transit-Related Retail Overly District’s Use Restrictions to Operate a Financial Institution at 1144 Lake Street
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Overview
Overview
Bank of America, by and through its agent, Nick Karris, is requesting a special use permit and an accompanying allowance request from the Transit-Related Retail Overlay District for the purpose of authorizing Bank of America to occupy the front portion of the tenant space located at 1144 Lake Street (northeast corner of Harlem Avenue and Lake Street), which would front on Lake Street. The property is located in the B-4 Downtown Business District and within the Transit-Related Retail Overlay District, wherein the B-4 District subjects financial institutions to special use approval requirements, and the Transit-Related Retail Overlay District restricts the same as not being allowed on the ground floor within 50 feet of any street line (Harlem Avenue or Lake Street).
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Recommendation
Recommendation
The Zoning Board of Appeals voted 5 to 0 with 1 abstension in favor of the application.
Body
Staff Recommendation
Staff agrees that the proposed financial institution use is not ideal at this location, a primary retail street on a prominent corner, but Staff understands that this property has been vacant since 2011 and that the space has a challenging floor layout that has not attracted a preferred user.
Fiscal Impact
Village cost of public notice
Background
The first floor tenant space at 1144 Lake Street has been vacant for several years as the property owner sought businesses to fill its vacancy. The rear portion of the first floor received Village Board approval on May 21, 2016 to be used for a medical office / clinic (Harken Health).
Alternatives
1. Deny the application.
2. Approve the application with conditions.
Previous Board Action
At their June 6, 2016 meeting, the Village Board authorized a referral of the special use to the Zoning Board of Appeals to hold a public hearing.
Citizen Advisory Commission Action
The Zoning Board of Appeals held a public hearing on July 20, 2016. There was no public opposition to the application. However, the Downtown Oak Park Organization submitted a letter opposing the application. (See Attachment). John Lynch with the Oak Park Economic Development Corporation attended the hearing and stated that the OPEDC Board was divided. He said that some members felt the Overlay should be followed while others understood the physical challenges of the building. Some of his Board members felt that the space should remain empty until a retail tenant was found, while others stated that with the new developments in the area eventually the market would get better as more people would be added to the area which could change the culture. Mr. Lynch stated that he felt this was the last viable option for the time being. The Zoning Board of Appeals ratified their findings of fact on July 20, 2016. The Zoning Board of Appeals is transmitting a written report of their findings and recommendation to the President and Board of Appeals as incorporated. (See Attachment).
Anticipated Future Actions/Commitments
N/A.
Intergovernmental Cooperation Opportunities
Zoning and land use matters are unique to Village government within the corporate limits of Oak Park and therefore, intergovernmental cooperation opportunities do not exist.
Performance Management (MAP) Alignment
A Governance Priority established for the Development Customer Services Department is Land Use Regulations.