Flossmoor Plan Commission members voiced support Thursday for the proposed OBE Studios film production campus while encouraging the development team to continue refining parts of the site design before formal Planned Unit Development approval later this year.

The conceptual proposal for the project at 3638 and 3648 198th St. includes a multi-building film production campus featuring a 14,000-square-foot administrative and office building, a 3,700-square-foot prop fabrication workshop and a 10,000-square-foot soundstage studio. The site would also include landscaped pedestrian walkways, water features, green space and secured access points.

Village planning documents state the 7.3-acre property is currently owned by the village and the project previously was approved by the Village Board through a development agreement with OBE Studios LLC in February.

During Thursday’s meeting, Director of Building and Zoning Scott Bugner outlined several zoning modifications being requested through the Planned Unit Development process, including reduced front, side and rear setbacks, a reduced parking ratio and a height increase allowing the soundstage building to reach 55 feet instead of the district’s normal 40-foot maximum.

Project architect Edward Peck told commissioners the requested variations are tied largely to the long-term vision for future expansion and the specialized operational needs of film production facilities.

“The big idea we’re trying to get across is really the future Phase 2 expansion,” Peck said. “Some of the setback variations we’re requesting are not necessarily needed for Phase 1 but would become important for future expansion.”

Peck said the proposed parking reduction reflects the irregular nature of film production staffing.

“When productions are active, there may be a large number of people on-site, but on a typical day there are not,” Peck said. “We’re trying to right-size the parking rather than create an oversized lot.”

He also said the taller soundstage building is necessary to meet industry production standards.

“The interior height needed for a professional soundstage is significant because productions require large constructed sets and scenery,” Peck said. “Industry standards typically require much taller interiors.”

Commissioners generally reacted positively to the proposal, though some raised questions about roadway layouts and setback reductions.

One commissioner noted that adjustments to internal roadway design could potentially reduce the need for some zoning variations.

“I’m not necessarily against the variations, but I’d like to see whether the design could be modified to better comply with the zoning requirements,” the commissioner said.

Peck responded that some of the setbacks could likely be refined as engineering work continues.

“The rear and front setbacks could probably be adjusted somewhat,” Peck said. “The side setbacks are tighter, but we can continue refining the design.”

Commission members also discussed the project’s future visitor center concept and the campus security design. Peck said the development would likely feature decorative black steel fencing along 198th Street, transitioning to chain-link fencing deeper into the property.

“Security is a major component of the design because productions may involve high-profile actors and expensive equipment,” Peck said.

Several commission board members described the proposal as a strong fit for the site and the village.

“Overall, I think it’s an exciting project,” one commission board member said. “It’s a good use for underutilized land and seems compatible with the surrounding public works uses nearby.”

Another commission board member called the Planned Unit Development process “the perfect tool for a project like this,” adding that the proposal could become “a really strong addition to the community.”

Peck said one of the project’s selling points is creating a landscaped production campus rather than a traditional industrial studio environment.

“This site gives productions a landscaped campus environment, which can become a major advantage in attracting film projects here,” Peck said.

Following the meeting, Peck said the concept review helped the development team identify concerns early in the process before final PUD approval is sought later this summer.

“We’d rather go back to the drawing board early,” Peck said. “So we were able to gauge, as you went around the table today, some people were concerned about the setback drive aisle being narrow.”

Peck said the team hopes to secure Planned Unit Development approval by the end of July in order to keep construction timelines moving.

“We’re hopeful that if we get moving here, we’d love to start before winter,” Peck said. “That’s a perfect-world scenario.”