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Concur with the Plan Commission’s Recommendation and Adopt the Ordinance Approving a Text Amendment Adding a Place of Worship - Dual Use to the Oak Park Zoning Ordinance as a Special Use
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Introduction
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The Village of Oak Park seeks a text amendment to the Oak Park Zoning Ordinance amending Article 8 (“Uses”) - Table 8-1 (“Use Matrix”) by adding “Place of Worship - Dual Use” as a special use in all zoning districts, except the OS - Open Space District and H - Hospital District and adding regulations for place of worship - dual use.
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Recommended Action
Adopt the Ordinance
Prior Board Action
There is no prior Board action associated with this item.
Background
The purpose of the Zoning Ordinance text amendments is to allow places of worship the ability to allocate unused areas within their existing facilities by either renting/selling space to outside businesses (office uses) or by converting underutilized space within the existing church building into residential use (R-7 Multiple-Family). The place of worship shall continue to use the sanctuary or area of worship. Expansion of the existing church building would not be allowed.
This initiative is occurring as a result of church leaders seeking ways to repurpose church assets in underutilized buildings. Over the years, congregations have decreased in numbers. The proposed amendments would allow places of worship facing challenges of declining membership and deferred maintenance to continue to fund their mission and outreach, and pay for the upkeep of their buildings while using space that may no longer match the place of worships’ needs. The place of worship - dual use amendments allow for creative and flexible changes to uses of church structures encouraging their preservation in the Village in a reasonable manner, and are consistent with the formerly adopted adaptive reuse amendments enacted in 2023 to support the preservation of church structures in the Village.
Timing Considerations
Staff would like to move forward as soon as the Village Board can review.
Budget Impact
The cost of the Public Notice was $252 from GL account 1001.46202.101.550652.
Staffing Impact
There is no staffing impact related to this item.
DEI Impact
There is no DEI impact related to this item.
Community Input
The Plan Commission held a public hearing on May 1, 2025. There was no one in attendance in opposition or support of the amendments. The Plan Commission recommended approval of the amendments with a 6 - 0 vote. The Findings of Fact report is attached to this agenda item. Here is the Commission TV link: <https://www.oak-park.us/your-government/citizen-commissions/commission-tv>
Staff Recommendation
Staff recommends approval of the amendments.
Advantages:
• Allows places of worship to rent/sell space to office uses.
• Allows places of worship to use underutilized space for R-7 Multiple-Family use.
Disadvantages:
• Potential tax consequences for places of worship in opening up spaces for dual use.
Alternatives
Alternative 1:
The Board can choose not to adopt the text amendments.
Advantages:
• No further review would be required.
Disadvantages:
• Places of worship would not be allowed to rent/sell space to office uses.
• Places of worship would not be allowed to use underutilized space for R-7 Multiple-Family use.
Alternative 2:
The Board can remand the proposed text amendments back to the Zoning Board of Appeals.
Advantages:
• Further review and additional information will be gathered from staff and the community.
Disadvantages:
• The delayed timeline to help places of worship facing challenges of declining membership and deferred maintenance to continue to fund their mission, outreach, and pay for the upkeep of their building while using space that may no longer match the place of worship’s needs.
Anticipated Future Actions
If the amendments are approved, Staff will update the appropriate articles in the Zoning Ordinance and post the updated Zoning Ordinance.
Prepared By: Mike Bruce, Village Planner/Planning & Urban Design Manager
Reviewed By: Craig Failor, Development Services Director
Approved By: Kevin J. Jackson, Village Manager
Attachment(s):
1. Ordinance
2. Findings of Facts
3. Staff Report