Submitted By
Ahmad M. Zayyad, Deputy Village Manager / Interim Director of Development Customer Services
Reviewed By
LKS
Agenda Item Title
Title
Concur with the Plan Commission and Adopt an Ordinance Granting a Special Use Permit for a Major Planned Development Containing a Four-Story Educational Institution Building Addition at the Property Located at 201 North Scoville Avenue
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Overview
Overview
The Oak Park River Forest High School District 200 is proposing to construct a new four-story - 107,935 square foot replacement addition to the southeast corner of the high school building for athletic and theater related uses. This is project 2 of the District’s IMAGINE Master Plan.
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Recommendation
Recommendation
The Plan Commission recommends adoption of the Ordinance and approval of the planned development application with conditions as noted in its Findings of Fact and Recommendation.
Body
Staff Recommendation
Staff supports the Plan Commission’s recommendation.
Fiscal Impact
N/A.
Background
The proposed development is located within the I-Institutional Zoning District at the northwest corner of Lake Street and Scoville Avenue. The development proposal consists of a four-story building addition faced with brick and stone at a height of 62 feet, ten (10) feet taller than the existing portion of the building to be demolished, with a setback from the Scoville Avenue property line a distance of eight (8) feet-three (3) inches, the existing setback of the portion to be demolished. The new addition will replace a 104,025 square foot portion of the school building. The Applicant is proposing the addition achieve, at a minimum, LEED Silver Certification-possibly Gold, installing a green roof, accommodating PV arrays, and potentially installing a geothermal well in 2025.
The applicant met with the Executive Director of the Oak Park Area Arts Council regarding proposed public art as required of this application. The Applicant identified their public benefits relative to improvements-sidewalk and parkway improvements, etc. within the application. The applicant held a neighborhood meeting on June 29, 2023 prior to submitting the application as required by the Zoning Ordinance. The Applicant has also submitted their architectural plans for Wight and Co. review. The review memorandum is included in the packet of information. Wight Co. has no concerns regarding the applicant’s design.
The reason this project is seeking Planned Development approval is that the Zoning Ordinance requires those buildings over 20,000 square feet in size need Planned Development approval when allowances are being requested. Even though School Districts are under State jurisdiction for building construction, they are still subject to all municipal zoning regulations.
The proposed project is project two (2) of the five (5) total projects identified in the IMAGINE Master Plan approved by the School District 200 Board. The new building will be designed to meet current educational and athletic facility needs. The School District has standing agreements with several different community organizations that use the existing facilities.
Alternatives
Not adopt the Ordinance.
Approve the planned development application with modifications.
Previous Board Action
N/A
Citizen Advisory Commission Action
The Plan Commission met on August 3, 2023 for the Oak Park River Forest High School District 200 planned development public hearing. At that hearing, Dr. Greg Johnson, District 200 Superintendent, provided an overview of the design, floor plans, sustainability, historic preservation, artwork, public benefits and architecture. The applicant’s architect, Alyson Sternquist with FMG Architects, provided an overview of the allowances and standards. Ms. Nicole Ebsen, Athletic Director, discussed parking and traffic, indicating the demand for parking after construction would not be any greater than the current demand. Jake with Gilbane Construction discussed the logistics for construction while reviewing the maps submitted with the application. He provided more detail on the timing of each phase of development and any perceived impacts to the neighbors throughout that time frame.
There were three (3) residents who cross examined the applicant and their experts. Mr. Arnold Pagniucci, 152 N. Scoville Avenue, began cross examination with questions regarding, when will the building be enclosed, how will dirt and noise be mitigated, what will the closure of Scoville Avenue entail, will there be monitoring of vibration impacts on adjacent buildings (the School District agreed to install vibration monitoring equipment and would provide reports to adjacent residents - any damage reported would be repaired by the School District), will information be shared with the residents at a neighborhood meeting in September, and, how will mitigation measures be complied with.
Mr. Bruce Phillips, 152 N. Scoville Avenue - Unit 2N, questioned the amount of loud noise from the construction and asked if it would cause hearing damage, and if so are there any mitigations in place, what will be in place to mitigate any air pollution caused by the construction for workers and residents, should the residents open their windows during construction, what issues might the disruption cause to those with mental health issues, how will residential properties be protected, how will this construction impact property values and the ability to sell their property, and, what mitigations can be done to minimize the noise and dirt impacts.
Mr. John Lulu, 152 N. Scoville Avenue - Unit 2S, questioned the impact of vibrations on their historic building (the School District agreed to benchmark the home of each concerned resident by assessing the building before and after construction), will there be any noise studies conducted, what is the acceptable level of decibel levels, can equipment be mitigated to reduce noise levels, will there be any crushing of concrete on site, what is the plan for air quality, will the School District clean porches, what is the dust cleaning protocol, how will the pool be emptied and where, and what is the enforcement protocol.
There were seven (7) residents who provided public testimony.
Pete Ryan, in favor, stated his support for the School District and acknowledged there will be a disruption to the neighborhood, but the school district and village will be there to help the neighbors through this process.
Gabriella Moroney, neutral, stated her thanks to all involved and recognized the need for a strong school district. She was disheartened when left out of the conversation, but the School District and Village should take the neighbors comments seriously, compensate for loss of parking and be accountable. Traffic issues should be improved upon.
Eileen Enbar, neutral, who lives across the street on Scoville Avenue, across from the girl’s gym door, notices a great deal of activity and believes the construction impacts will affect many. The School District should respect the neighbor’s concerns.
Gina Senella, 162 N. Scoville Avenue, was concerned about the administration of the project. It should have gone to referendum. Parking will be an issue over the next 2-3 years during construction. Parking isn’t enforced now. Parking near homes will be non-existent. There will be poor air quality during construction. The neighbors have no rights. Most houses are old in this area.
Danielle Paris, 152 N. Scoville Avenue, didn’t want to impede the project, but it will be a disruption and there needs to be mitigation for dust and dirt, noise, air quality, mental health and wellbeing, and home-based employment activities.
Mary Williams is hoping there will be the utmost care taken on this project. She hopes there will be no shouting by construction workers and noise issues are taken seriously.
John Lulu, 152 N. Scoville Avenue, wants to know where visitors and their construction workers should park if they can’t park on Scoville Avenue. There needs to be a balance with all of this. The construction plan matters most to the neighbors on this block. This is the cost the neighbors must bare being across the street from a high school. In the end they will benefit from the construction. Conditions should be in place to help protect the neighbors, if approved.
The Commission concluded with adding a condition requiring the school district to conduct a precondition survey of impacted properties, which the School District agreed to. The Plan Commission recommended approval of the project with a 6-0 vote in favor of the application. Plan Commissioner Hale recused himself from the hearing and two others had approved absences.
Anticipated Future Actions/Commitments
N/A
Intergovernmental Cooperation Opportunities
N/A