Submitted By
Plan Commission through Emily A. Egan, Development Services Director
Reviewed By
A.M. Zayyad, Deputy Village Manager
Agenda Item Title
Title
Concur with the Plan Commission and Adopt an Ordinance Amending Article 8 (“Uses”), Section 8.4 (“Principal Use Standards”) and Table 8.1 (“Use Matrix”) of the Oak Park Zoning Ordinance to Establish a Community Service Center as a Special Use in the NC-Neighborhood Commercial Zoning District
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Overview
Overview
The Petitioner seeks a text amendment to the Zoning Ordinance to add a land use category for a Community Service Center that allows the applicant to provide overnight stays for the unhoused, provide meals, and offer social services in the NC-Neighborhood Commercial Zoning District. This proposed use would require a special use permit. This agenda item is a companion to the special use application agenda item ORD 24-162.
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Recommendation
Recommendation
Adopt the Ordinance.
Background
The applicant approached the Village with a need to establish a permanent site that could provide overnight accommodations for the unhoused population in a manner similar to the former “P.A.D.S.” model abandoned during the COVID-19 epidemic. Since the Zoning Ordinance did not provide for the intended use, a zoning ordinance text amendment was prepared, supported by the Plan Commission, and adopted by the Village Board at their August 27, 2024 meeting. The previous text amendment language permitted the Community Service Center use only within the I-Institutional zoning district where the majority of uses are government agencies or private and public school-affiliated institutions.
Currently, the second floor of the former St. Catherine / St. Lucy rectory located at 38 North Austin Boulevard is still being used as a temporary emergency shelter for the unhoused population. However, financing for needed repairs at that location was not attainable. Therefore, a new location at 112 South Humphrey Avenue was identified. This location is the rear portion of 21 South Boulevard where the Oak Park Residence Corporation (OPRC) and Housing Authority offices are located. Housing Forward will be partnering with the Oak Park Residence Corporation (OPRC)/Oak Park Housing Authority (OPHA) relative to the reuse of the rear portion of their building. At the identified location, the applicant intends to establish overnight accommodations and social service opportunities for the residents. The parking lot to the south of the 112 South Humphrey location is owned and operated by the Oak Park Housing Authority for The Oaks residents. Neighborhood Bridge, which was identified in the previous application, will not have a role at the newly proposed location. Housing Forward will be the operator.
The submitted floor plan for the one-story South Humphrey location depicts the overnight sleeping accommodations with bed icons. Dinner will generally be brought in by volunteers and reheated. Breakfast is available in the morning, but generally a cold breakfast of cereal, toast, and fruit. Lunches will be prepared to take off the premises. Housing Forward will require all shelter staff to acquire their food handling certification. This is the same food delivery model used for the former P.A.D.S. program.
Fiscal Impact
Cost of Public Notice: $266.00 (this includes both applications - Text Amendment and Special Use) - Legal Posting Account 1001.46202.101.550652
DEI Impact
The proposed use provides a vital community service and resource by offering a safe and supportive environment for those experiencing homelessness. This organization can have a positive impact on a community by providing necessities of life, including food, shelter, and clothing. The social services provided will serve not only those individuals experiencing homelessness now but those in the future. These community services support the Board's Goals surrounding racial equity and vibrant, diverse, connected neighborhoods.
Alternatives
1. Deny the application and do not adopt the Ordinance.
a. This would hinder the applicant from creating a permanent program to support the unhoused population.
b. This would leave those currently housed at St. Catherine / St. Lucys to become unhoused in the near future.
2. Modify the Ordinance by adding conditions of approval.
Previous Board Action
The Village Board approved a Zoning Ordinance Text Amendment and Special Use permit for the St. Catherine / St. Lucy rectory at their August 27, 2024 meeting.
Citizen Advisory Commission Action
The Plan Commission held a public hearing on November 7, 2024, for the Zoning Ordinance Text Amendment and Special Use request. At that meeting, they heard a presentation by the Applicant, Housing Forward, and a statement of support from Lois Theson-Love. The Plan Commission unanimously supports this Application with a 6-0 vote in favor. The meeting can be viewed here: <https://www.oak-park.us/your-government/citizen-commissions/commission-tv>
Anticipated Future Actions/Commitments
N/A
Intergovernmental Cooperation Opportunities
N/A