Oak Park has an average household cost of houses … $440K … For a community that has that price point as the average, we have one of the highest affordable-housing percentages—23.5% of our households are considered affordable. So that's a pretty significant number. Now what's happening and what's evidenced in the housing study also is that you know we are missing some specific kinds of housing that are in the middle, which prevents people who cannot afford a higher [priced] house from getting those houses in Oak Park. So they make … or they buy a house that you know they can easily afford because they don't have options, the next higher option. That puts a strain on the capacity that we have. About 23.5% gets locked in. So how can we ease the pressure on some of the lower price points by encouraging people to move up the chain by creating the right kind of inventory in a targeted fashion. That will go a long way towards affordable housing. Now we are a landlocked community and our ability to expand, you know infinitely does not exist, right? So there is a [theoretical?] limit as to how many units we can build. And then it's … pure supply and demand. So prices will get pushed up. So there is that. But there are other levers we can use to make our community more affordable. So to Jim’s point I think … [we should be] be very careful … about our expenses would be one aspect of it. But also the diversification of our tax base.
… I didn't know much about Frank Lloyd Wright. I knew the name, I knew some of his work, but it really struck me as to the character it lends to a community like Oak Park, because I've been in other communities in the US and most of them are cookie-cutter subdivisions.
… it is not just about the legacy from an architectural standpoint, but it's about what it does to our future from an economic development standpoint, enabling our small businesses through tourism or attracting tourism.
… if we are developing, I think it's important for us to raise the bar in terms of what architectural standards we deploy
… there are no options for people to come into the middle, people under-buy or they buy houses below their means, or whatever configuration you take. So I think as demographics shift in our community, as we have a very growing senior population and the needs of a senior population is very different from when you have a young family versus family with multiple school-going kids or what have you. So as people are shifting through life, giving options and opportunities to move through our community is going to be really key. Now the question is, how do we do that? So the need does exist, but how we address that need within keeping it consistent with the character of our neighborhoods and making sure that it does not diminish the broader value of our community to the outside world. So there are lots of factors to be considered. So I would be very careful and thoughtful in terms of zoning changes that contribute to that outcome. It is … so the need exists. How we get there needs a lot more thinking. And I'm somebody, especially from a zoning perspective, I don't believe in quick, knee-jerk changes to zoning. I would be much more deliberate about where zoning changes happen and how they impact not just short term but long term.
… economic development does not need to have a building in the mix, right? So you can actually contribute to economic development through art. For example, our murals along Oak Park and many parts, or many of the arts installations that are coming up, they all contribute to a walkable community that is desirable, where people want to come visit and be a part of. So there are the hard assets, the expensive assets that we create, which often gets the majority of our time when we talk about development. But then there are soft assets that contribute just as much in terms of culture, art, which complements architecture, which do not get enough airtime. And I just want to elevate that and say there are ways to address a walkable community which you know which contributes to us getting this 50 Best Places award that do not need to be contentious or do not need to have conflict associated with it.
… the best thing that we can do is keep the programs that we have that help homeowners maintain their homes so that they stay in good condition. The CDBG grants and other types of grants that also help people stating … you know age-in-place. Additionally .. is for [new?] affordable housing stock I would definitely do is well overdue, to review our inclusionary housing ordinance and update it, so that we have stronger in-lieu-of fees. And that we're seeing that being effective .. a greater area of our community. I would venture reviewing our zoning code for increasing opportunities for that missing middle, but we do have more conversations to be had on these things because … we want to be intentional, is that we're also protecting the housing stock that [I’ve just?] mentioned as being affordable. And so would I maybe want to try a pilot program that protects some of our homes in South Oak Park from being … if we were to … and [release?] some of those zoning requirements so we’d incentivize duplexes, triplexes, etc., we don’t want to seem that we're taking away those small single-family homes I've already mentioned
Bonnie MacDonald, the Landmark Illinois president and CEO, and she has written a guidebook called the Relevancy Guide, History of Preservation Relevancy Guidebook. And so I would be interested in the Historic Preservation Commission and members of our community, because an effort like that needs to be driven with members of our community to work through that guidebook. Obviously written because we're not the first community that has struggled with balancing a love for historic preservation, a love for our beautiful architecture, and remembering that these are homes that people live in, they need to meet the needs of today. And that it's that cherishing of people, places, and things that really is the historical aspect that we want to preserve, and as well as acknowledging that Oak Park is a destination location for its beautiful architecture.
I'm definitely supportive of looking at our zoning to maximize potential for a missing middle that fills a purpose. So similar to what we've heard from some of my colleagues here, we do think that the conversations we would have at the board table before moving forward with that decision would be to more clearly define our goals so that any potential pilot programs or areas of our community that we would consider that for, will maximize the opportunity that actually fills a gap. And doesn't put at risk, like we talked about earlier, those single-family homes that are currently affordable. We want to see them remain on the market as an example
… earlier, Ravi implied that he believes that we've met an affordable housing threshold. I firmly disagree. I believe that we need more affordable housing. We've had a loss of the level of racial diversity in our community, not only for the affordable housing, but also for a sense of belonging in our community. And so I see a lot of opportunity throughout the Village of Oak Park for economic vitality and development. We have already committed to North Avenue, to Roosevelt Road, Oak Park Avenue. I do see, and I appreciate that somebody even mentioned, is the opportunity on Chicago Avenue, but from Harlem to Austin. You'll see a thriving small business district around Broken Tart that is really starting to grow. I also agree with Ravi that we are a community that's also well known for the arts. We don't capitalize on it … as a draw to our community enough
… make sure that we build a more robust inclusionary housing ordinance that allows for more dollars to flow through so that we can help first-time homeowners that haven't had the opportunity to even get into a home yet. So that we can say OK here we're gonna start you off with X amount of dollars, or this home loan program that will allow for you to move into our community and then build up, so you have dollars to put towards a home
You address the missing middle by getting more homes that are a little bit more diversified
Like Trustee Parakkat was saying before sometimes you have people that are living what you would say is below their means because they know they can't reach that next step up, but they don't want to live in low-income housing. So they are using up all that middle space and then making it even more difficult for people to find and establish themselves into low-income housing. So we’ve got to figure out a way to put dollars into our IZOs. We've got to figure out ways to work with our partners like the Regional Housing Center and identify how do we get that low income … and how do we bring them into Oak Park and attract them into Oak Park
I've grown to have this amazing sense of pride for Oak Park. And a lot of it has to do with its architecture. are we fighting to preserve our history or to build a future? And I said, why can't it be both, right? Why can't it be both? what we need to make sure [of] is very similar to what Trustee Robinson said is that the process is more streamlined, that it doesn't take forever, because some of the repairs that people need to do on their homes are very immediate. how do we make sure that we're engaging properly and giving it the proper consideration and not just changing the whole aesthetic of what that home's beauty is.
I think that you need to diversify what that housing stock looks like. Um, to what I was saying before, are you holding on to the past or preserving … or creating this future? I think it's a little bit of both. And why can't you create a housing stock that matches our aesthetic? There has already been a missing middle process here in Oak Park. Go through Pleasant. Go through the different parts of South Oak Park, and you'll see that that missing middle is there. It just needs to be opened up a little bit more. We need to find these projects that are right for the right areas. I think you can see that, you know, my parents live on Lombard, and I almost aged myself in looking at this new house that was built up in the middle. I go: “This doesn't even fit our block.” And my dad says: “I know, right?” You know … so you’ve got to make things that also fit the area. Because it does throw things off when you build a massive four-story house on a block that normally most of the houses are two stories.
I love art, and I love architecture. I love putting the two together and seeing what we can do underneath the viaducts over there and what we'll be bringing to that South Oak Park area I think is just amazing
… actually Oak Park is less affordable than 93% of Illinois municipalities. That’s based on Illinois’ assessments across the state. So that 23.4% affordability actually puts us … makes us a low-affordability community I already mentioned the increase in in-lieu fees, increasing the new units required in new … I’m sorry … affordable units required in new developments. 20% is the recommendation in that report, and only allow developers to opt out of no more than half of the required units. And then the other recommendation establishing density bonuses to incentivize developers to include those required affordable units, instead of you know opting out.
I think it's a good moment to reflect on how we can combine and respect historic preservation with our commitment to racial equity. And they don't have to be in opposition to each other. We can strengthen or complement the existing historic preservation ordinances and rules with really transparent and clear processes around how we are also at the same time going to be addressing our commitment to racial equity and increasing affordability. When we get to the missing middle part, I think that also helps to imagine how historic preservation in terms of architecture can be maintained while expanding the number of units.
There are also these tax credits for, you know, restoration or rehab for historic homes. And then I think we're going to have to, it's one of the many things we're going to have to face, most likely being cut from things that we've benefited from in our village. And in this case, it will impact the way in which, potentially the way in which we engage with historic preservation of landmarks and homes.
… as prices for single-family homes continue to get more and more out of reach for moderate-income individuals and families, the missing-middle approach is a really great opportunity for us to see the kind of diversity in housing stock that will be necessary to have more housing, more accessible and affordable for people here in Oak Park. This will require strategically updating our zoning ordinances and regulations to allow these kinds of changes and new kinds of development or new kinds of housing in what is already zoned for only single families. But it'll be aesthetically—and in terms of size—it'll fit in, and that'll make it more within reach for potentially older folks who want to stay in Oak Park, but they can downsize. Newer families to enter our community. Just making more accessible housing for more kinds of people. I'm really excited to see other communities who've already adopted this having really great outcomes already outpacing … sort of the expectation. And I think that's really a good sign for us to try to model. And we should look at this as an opportunity to expand variety, not only to see more rental opportunities, but also two- and three-bedroom rental opportunities, but making a home ownership also more accessible.
I have in my notes here … support and excitement about the Julian streetscape plan, not only to draw that attention and recognition to our history, but to demarcate and give identity to that area, that business corridor to support those businesses and to make, you know, sort of more identified as a place … not just for Oak Parkers to visit, but visitors as well.
I want to focus my answer on preserving and protecting our current sort of in quotes “more affordable” housing units. And one way is I think to ensure continued funding for our small- home rehab grant program. And that program is actually … it currently receives federal dollars
The second thing is an energy-efficiency grant program that the board recently, myself included, added additional funding to.
… we can improve upon the historic preservation ordinance. And what I'd like to see is specifically related to instances where a homeowner is seeking relief from the guidelines in the form of a request for economic-hardship waiver. Currently, the waiver ordinance is written, there’s a 45-day window in which those certificates have to come before the Commission. And then a separate 45-day window in which those certificates come before the Village Board. So combined you could potentially have them waiting 90 days So I would recommend shortening both windows to 30 days … within 30 days of filing it's gotta be heard by the Commission, within 30 days of filing or appealing, really it is, to the Village Board
I support examining changes to zoning to determine whether or not we can sort of get at this missing-middle gap that we're talking about here. And that's been pointed out in the Metropolitan Mayor's Caucus study that's also been referred to here. And that study I think is really gonna be our starting point for looking at zoning and looking at opportunities to ease some zoning restrictions. For me, I think the critical framework though is going to be one where we're seeking to create a balance. We just passed an electrification ordinance, which has very firm requirements on new development, including new residential development, that extend not just to the primary home itself but even to external spaces … It's going to be really important to balance these values against any relaxing … anything we do to zoning regulations to relax some of those restrictions. Because if we don't create the right balance, we're going to test that old adage that says if you build it, they will come. We will build it, but they will not come, because we will be compromising potentially some of the things and some of the values that make Oak Park just a beautiful, vibrant place for us all to live. And so I think centering the desire to have a balance is gonna be most important.
I think the next step would be something that this board has done, sort of the brainchild of President Scaman, and a number of different sort of large-scale decisions, which is forming an advisory committee that's gonna be very specifically looking at zoning.
I'll start with something that we just passed at the Village Board table, which is the Chicago Avenue procedure and streetscape project. So the impetus for that was a motion that I brought forward to create sort of a naming policy to recognize notable Oak Parkers. … a very well-defined, transparent process by which we acknowledge long-standing, long-time Oak Parkers. Who I think deserve some recognition in our community. And so staff built upon that and came back with a broader idea for just sort of a larger streetscape project along Chicago Avenue.
I voted to enact the first inclusionary zoning ordinance during my term, which requires developments to either contribute a certain amount of money or a number of units, affordable units, to Oak Park and to the Affordable Housing Trust fund. … Keep our taxes down, to watch the bottom line, to cut expenses when necessary, to do that kind of hard work to keep our village affordable.
I support the historic preservation ordinance and advocate for its consistent application throughout the village, to protect our historic neighborhoods. Any proposed changes should be carefully considered and to enhance preservation efforts. And we really need to accommodate thoughtful context-sensitive development in Oak Park. In my time on the board I think I had three developments that I voted against that were proposed developments around Marion St. that were not context sensitive and I voted against them because I just didn't think they fit. So, it's also been said that ordinances like the historic preservation ordinance are … [?] in racism. And while historically this is likely true, I don’t believe in its current form it promotes or contributes to racism.
Introducing smaller multifamily buildings in single-family zoning areas can offer diverse housing options and promote affordability. I support exploring zoning changes that allow for such developments, provided they are designed to complement existing neighborhood aesthetics and include community input in the planning process. I would also caution that by replacing single-family homes with multi-unit buildings, the price of single-family homes may possibly increase and will be forced higher due to more demand and less supply. … I do appreciate the idea that we could take this not at a slow pace, but at a deliberate pace and be very cautious and careful about it
I propose promoting heritage tourism through initiatives like guided architectural tours, supporting local arts and cultural events, and enhancing walkable commercial areas that showcase our community's unique character and diversity. For example, and it’s already been mentioned several times, we need to more effectively promote the history of Percy Julian
… the more [housing] we can supply at any level … I think you know at the market-rate level, also affordable housing too, and in the missing middle, the more affordable Oak Park is going to be as a result. … I also support the IZO and the affordable-housing fund 100%.
I’m a huge fan of historic preservation. … In Oak Park we have about 100, maybe a little less than 100, of those architectural gems and they deserve the highest level of conservation. They definitely do, as the question states, drive tourism and they give Oak Park a well-deserved reputation as a destination for historical architecture. But outside those buildings in small areas around them, I don't think that historic neighborhood preservation is accomplishing … goals of tourism and architectural reputation and giving us a brand. Neighborhood [preservation] actually helps to prevent architectural innovation. We're not building the new forms of the future. We're preserving those of the past. It decreases affordability for those who own homes in those districts, so that's an issue for affordability as well. It prevents new multifamily housing in those districts, almost entirely. It slows our sustainability goals. So really this neighborhood [preservation] outside of these architectural gems and those few small neighborhoods that are really tourist destinations is really about preserving the past and kind of ignoring the future needs of Oak Park. So I would ask you to imagine a future Oak Park which is a worldwide showcase of innovative architecture
I do support missing middle housing, and I support [an] approach which is called the next increment of density. So an example would be in a single-family district, you would allow the next increment would be a two-flat or a three-flat. … going through our zoning code and allowing that next increment of housing density that opens up that 2- to 19-unit market. I am definitely against any sort of a large step change in a neighborhood. I don't think anybody wants a development that's out of scale for your area. And I think we need to be very sensitive to the built environment in the neighborhood that these new forms are going to bring. … you could have a developer go to a list of things that the community has already vetted and say— it doesn't need to be cookie cutter either—they can kind of vary on those as well. So I think that's a great opportunity to allow some architectural innovation that is true to our heritage ... I support missing middle ... It supports housing affordability. It supports diverse housing. So for example, our seniors can age in the community. They can downsize when they don't need that large home anymore. And it also provides the housing so that our children could afford to live here as well.
… what I think really makes South Oak Park special is that walkable streetscape that you have there. … what supports these two really vibrant business districts that we have in South Oak Park, the arts district and what's called South Town, … is the amazing amount of housing density around those areas. ... The Julian streetscape also needs density around it as well for it to thrive, for there to be people to be able to walk to those businesses. So when I think about this question, I really think about the example that we have in South Oak Park. And the amazing amount of thriving local businesses that the density we have there provides.