Know Your Local Landmarks

There are 14 locally-designated landmarks in Oak Park. Can you name them?

By Liz Jaros

Wednesday Journal, Inc. Contributor

In a town like Oak Park, the wrecking ball does not swing easily. And changes to the landscape do not occur quietly. There are forms to be filed, meetings to be held, voices to be heard and votes to be cast.

With time wreaking physical havoc on many of its significant buildings, and a tear-down trend threatening to replace aging homes with new and not-necessarily-improved models, Oak Park has made this kind of bureaucracy critical to its fight against irresponsible demolition and inappropriate alteration.

But the town's most powerful weapon in the battle for long-term historic preservation can be found at village hall, on Doug Kaarre's hard drive. He's the keeper of the official list of locally designated historic landmarks in Oak Park, staff appointee to the Historic Preservation Commission and trusted authority on what exactly that all means.

What is a landmark?

According to Kaarre, a landmark is a structure that has had historical, architectural, cultural, archaeological or aesthetic significance in the development of Oak Park, the state of Illinois or the United States. It might also be the site of a historic event or someplace closely associated with a key historical figure. And while that sounds like criteria that could be applied to a whole lot of places in Oak Park, Kaarre points out there are far fewer landmarks than most people think.

"Right now we have 14 local landmark designations and three local historic district designations," he says. "We'd like to see those numbers increase, of course. But for now, that's it."

A common misconception is that all homes within the boundaries of Oak Park's historic districts (which contain roughly one-third of all residences in the village) are automatically awarded landmark status. Kaarre say that's not the case.

The village defines historic district as "any area possessing a significant concentration of properties united by past events or aesthetically by plan or physical development." While a historic district will certainly have its share of individually designated landmarks, it will also contain properties that are not deemed independently significant. But because these homes are considered important for their contribution to the overall character of the district, their owners are entitled to some of the benefits (like architectural advice) and subject to some of the restrictions (like building permit review) as those with landmark status.

National vs. local designation

Another source of preservation confusion is the concurrent existence of both a national and a local register of historic places. the National Register is the United States official list of cultural resources worthy of preservation because of their significance to American history. It's administered by the National Park Service which is part of the U.S Department of the Interior.

Oak Park's local register, on the other hand, was created under the 1994 historic preservation ordinance to safeguard and encourage the rehabilitation of those structures significant to the history of Oak Park.

Those listed on the National Register are entitled to benefits and regulations at the federal level, while those listed on the Oak Park register will receive benefits and regulation at the local level. There is some natural overlap between the two lists, but there are also differences (see sidebar).

The Historic Preservation Commission

In 1972, the Historic Preservation Commission (HPC) was established to encourage preservation of the historic character of Oak Park's building exteriors and identify/recommend significant buildings and neighborhoods for historic status. It also provides free architectural advice and reviews building permit applications made by landmark designees and homeowners living within historic districts.

According to Kaarre, urban planner for the village of Oak Park and a staff appointment to the HPC, the committee is comprised of 11 members serving three-year terms.

"The Commission requires a specified makeup of eight professionals and three interested citizens," says Kaarre. "Right now we have five architects, one restoration contractor, two interested citizens (one position is vacant) and a historian."

The historian requirement is filled by Frank Lipo of the Historical Society of Oak Park and River Forest, a handy guy to have around when there's research to be done.

"Frank and I have been working together really well," says Kaarre. "People will often go into the Historical Society and say, 'What can I do to preserve my building?' and Frank will recommend seeking landmark status." The Historical Society also provides support to the HPC by offering citizens assistance with research regarding landmark designation or building restoration.

According to Kaarre, the HPC is now taking a more proactive approach to preserving historic character in Oak Park. "One of our responsibilities is to let people know that their property is a potential landmark," he says. "Over the last year, we've been working on identifying potential properties and preparing an inventory. Our goal is to send out information for owners to consider and hopefully encourage them to act."

What's in it for me?

Misapprehension about the process and the consequences of attaining landmark status for their properties often prevents owners of qualifying structures from either pursuing designation or accepting a recommendation made by the HPC.

But Kaarre says the designation process is really not all that complicated and there's no reason for people to be overwhelmed. It begins with the completion of a landmark nomination form obtained online or at village hall. Depending on the property, a little bit of research might be required to fill in all the blanks.

In the next step, the HPC notifies all the properties within 250 feet of a candidate so the surrounding neighbors can have their input. A public hearing is then held to take testimony on the nomination.

"If the HPC approves," Kaarre explains, "it forwards a resolution to the village board, which will either designate or reject it by a simple majority." An ordinance declaring landmark status would then be enacted for a property receiving designation. This part of the process typically takes about two months.

As for the advantages to property owners, Kaarre says they include "the pride of knowing that your building will remain intact and unaltered in a bad way," as well as significant tax relief, technical assistance, architectural advice and various other incentives.

Landmark status protects property from future demolition and prevents destructive, damaging or arbitrary changes by future owners. It also helps maintain the character of Oak Park's architectural landscape and therefore contributes to an economically viable tourism industry.

And the restrictions? Mike Fox, real estate developer and proprietor of the Carleton Hotel says there are a few. Fox and company acquired the Plaza Hotel after landmark status had already been applied for, and he says there were definitely hoops to jump through when it came time to renovate.

The HPC maintains a 16 page book of architectural review guidelines (available online or through the village) that spells out some of the principles by which commissioners will review submittals for proposed work within the historic districts or on any Oak Park landmarks. It includes specifics on maintaining scale and using appropriate materials as well as standards for repair and expansion.

"It's always a difficult balance when you're trying to keep a lot of different people happy," Fox says of the experience. "There has to be a great deal of give and take on both sides."

All things considered, however, he believes the Plaza Hotel's landmark status affected his venture in a positive way. "Without all the breaks, we could not have done this," he says. "So was it worth all the effort? Definitely."