From garage designs to new development proposals, the Oak Park’s Historic Preservation Commission has had an active summer.
While some of the agenda items are relatively routine, there are others such as a previously rejected proposal for South Boulevard that is trying to rise from the dead and a proposal for landmark status for a Lake Street building.
“All of our meetings have been pretty busy,” said Commission Chair Lou Garapolo, noting that the full agendas are fine by him as long as there is time for the commissioners to have good discussions about the issues before them.
“That’s what we’re here for,” he said.
What follows are summaries of two proposals:
1035 South Blvd. Proposal Lives On
One recurring item that found its way back before the commission on July 24 is the proposed 10-story building at 1035 South Blvd. The developer, Sachem Building LLC, missed an earlier deadline. Thus, the review process started anew when they again asked the HPC for a Certificate of Appropriateness (COA) for the proposal.
Garapolo said that the developer stated that they had not made changes to the design since the last meeting on May 22, when all of the commissioners voted against the project.
“There were no changes to the design, so our discussion was pretty much the same as it was at previous meetings. One commissioner was not in attendance, so the vote came back nine to zero against the development.”
Atefa Ghaznawi, Urban Planner in Historic Preservation for the village, said that the developer can:
- Appeal the HPC ‘s decision and request a public hearing with the HPC
- Revise the proposal and come back to the HPC for a Certificate of Appropriateness Application
- Withdraw the COA application
In late July, the developer submitted an appeal request for the proposed development at 1035 South Blvd. A public hearing will be held on Aug. 28, said Ghaznawi.
A legal notice will be published in Wednesday Journal 15 days prior to the public hearing and the property owners within 250 feet of 1035 South Blvd. will be notified via mail prior to the public hearing.
The submittal for public hearing will be available online on the Village website, one week prior to the meeting: https://www.oak-park.us/Government/Citizen-Boards-and-Commissions/Historic-Preservation.
A copy of the application and applicable documents will be on file and will be available for inspection at the Village Hall, Development Customer Services Department, 123 Madison St., Oak Park, 60302, Monday through Friday between 9 a.m. and 5 p.m.
If there is a hearing, the public will be given an opportunity to be heard and cross-examine the applicant. Those interests should submit a cross-examination form at the village hall or by emailing the HistoricPreservation@oak-park.us before 5 p.m. on the day prior to the public hearing.
Garapolo said that if the developer requests a public hearing and does not make any changes to the design, he expects the commission will vote against the proposal, as they have at all three previous meetings in which the development has come up for a vote.
Sachem, represented by architect John Schiess, has been before the commission multiple times starting in December 2024, when Schiess attended an advisory session with the HPC. The commission voted against the project on Jan. 9. On March 27, the developer pulled the project from the HPC agenda the afternoon of the commission meeting. On May 22, the HPC voted no on the project, and on July 24, all commissioners in attendance again voted against the development.
Garapolo said the changes to the proposed design since that initial meeting have not been significant. “From the first meeting, the changes have been so minimal.
There are 10 guidelines that we look at and eight of them have not been addressed.”
Garapolo says that the HPC has in the past approved developments when revisions were made that were satisfactory to the commission in terms of meeting the guidelines. Complete guidelines for projects coming before the HPC can be viewed at https://www.oak-park.us/files/assets/oakpark/v/2/historic-preservation/architectural-review-guidelines/architectural-review-guidelines_adopted-12-03-24.pdf
Garapolo said that at each meeting, HPC hears from residents, almost all of whom are opposed to the project. Acknowledging that it is unusual to have so many meetings devoted to the same proposal with the same design, he said, “I’m sure it’s frustrating for the residents and it’s frustrating for the commissioners.”
Field’s Building Considered for Landmark Status
The commission is holding a special meeting on Aug.14 to consider the landmark application of 1144 Lake Street. The former Marshall Field’s building was added to the National Register of Historic Places in 1988.
In designating a local landmark, the HPC considers the following factors:
Historical And/ Or Cultural Importance
- Significance as an example of the architectural, cultural, economic, historic or social development or heritage of the Village of Oak Park, the state or the United States;
- Location as a site of a historic event, with a significant effect on the Village of Oak Park, the state or the United States;
- Identification with a person or persons who significantly contributed to the architectural, cultural, economic, historic or social heritage, or other aspect, of the Village of Oak Park, the State or the United States;
Architectural And/ Or Engineering Importance
- Existence on the National Register of Historic Places;
- Embodiment of those distinguishing characteristics of significant architectural type, or style or engineering specimen;
- Identification as the work of a builder, designer, architect, craftsperson, engineer or landscape architect whose individual work is significant in the development of the Village of Oak Park, the State or the United States;
- Contains design elements, detail, materials or craftsmanship that make the property or building structurally or architecturally innovative, rare or unique;
- Representation of an architectural, cultural, economic, historic or social theme, style or period, expressed in distinctive areas, districts, places, buildings or structures that may or may not be contiguous.
Ghaznawi , the urban planner, said that landmark designation helps retain the unique architectural and cultural character of Oak Park.
A landmarked building becomes eligible for property tax reductions, grants or credits for restoration and maintenance, and can attract visitors and boost local tourism, benefitting surrounding businesses. If the designation is approved, the owner of the building is also given a plaque.
In addition, changes to landmarked buildings require approval, ensuring that alterations align with the Historic Preservation Ordinance, Secretary of the Interior’s Standards, and Architectural Review Guidelines.
At the HPC meeting on Aug. 14, the landmark nomination application for 1144 Lake St. is scheduled for a preliminary determination of eligibility and public hearing of the nomination. If the commission approves the preliminary determination, the public hearing will follow immediately.
