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* Concur with the Zoning Board of Appeals Recommendation and Adopt an Ordinance Granting a Special Use Permit to Operate a Day Care Center at 505 N. Ridgeland Avenue
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Introduction
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The Zoning Board of Appeals (ZBA) held a public hearing on a special use permit filed by Maya Garland, on behalf of KidSpace Academy Dare Care Center.
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Recommended Action
Adopt the Ordinance.
Prior Board Action
There is no prior Board action associated with this item.
Background
The Subject Property consists of three (3) parcels under common ownership totaling approximately 17,618 square feet located at the northwest corner of the intersection of Chicago Avenue and Ridgeland Avenue, within the Frank Lloyd Wright Historic District. The existing structure is a non-contributing resource in the district and has been used as a dental clinic in recent decades. The structure has been vacant for seven years.
The Applicant, KidSpace Academy, is proposing to make site and building modifications to the property in order to operate a day care center for approximately 94 children. The applicant is required to obtain a special use permit for the proposed business located within the NC Neighborhood Commercial Zoning District. Proposed improvements include replacing and restriping the parking lot, adding a new driveway to limit traffic impacts on the adjacent alley, providing designated drop-off/pick-up areas both internal to the site and along Chicago Avenue (with the latter only being used during designated hours), erecting fencing to protect an outdoor play area, building a small addition on the west side of the existing structure to facilitate the proposed use, and additional interior renovations. The Applicant indicates in their application that they have extensive experience operating day care centers and have consulted with the relevant agencies to ensure the location is suitable for the proposed use.
Timing Considerations
There are no specific timing considerations associated with this item.
Budget Impact
The cost of Public Hearing notice of $196 from account 1001.46202.101.550652
Staffing Impact
There is no staffing impact associated with this item.
DEI Impact
The day care center is a minority and woman-owned business.
Community Input
The Zoning Board of Appeals held a public hearing on September 3, 2025 on an application submitted by KidSpace Academy, seeking a special use permit to operate a day care center, pursuant to Section 8.3 (Table 8-1: Use Matrix) of the Oak Park Zoning Ordinance, at the property located at 505 N. Ridgeland Avenue, in the NC Neighborhood Commercial Zoning District. Three property owners from the immediate neighborhood spoke in support of the request. The ZBA recommend approval to the Village Board by a 7-0 vote. The meeting video can be found here: <https://www.oak-park.us/Government/Meetings/Village-Board-Agendas-Minutes-Videos>
Staff Recommendation
Staff concurs with the Zoning Board of Appeals recommendation to approve the special use permit.
Advantages:
• This action allows a minority and woman-owned business to provide day care services needed in Oak Park.
• This action allows for the adaptive reuse of a vacant building in Oak Park.
Disadvantages:
• Allowing an auto-oriented use in the NC Neighborhood Commercial Zoning District.
• Approving a large day care center requiring the use of parking spaces on site and off site for drop-off and pick-up activity.
Alternatives
Alternative 1:
The Board can elect to deny the daycare center.
Advantages:
• This action retains a vacant building for a different use.
• This action could possibly result in the razing of the building for a potential development site.
Disadvantages:
• The Applicant would need to find an alternative location for a day care center.
• Denying the day care center would allow for the continuation of a long-time vacant building.
Alternative 2:
The Board could remand the Application back to the Zoning Board of Appeals.
Advantages:
• This action will result in more input from the Applicant, staff, and the community.
Disadvantages:
• This action can result in delays to the owner and operator of the daycare center.
Anticipated Future Actions
There are no anticipated future actions in relation to this item.
Prepared By: Mike Bruce, Planning and Urban Design Manager/Village Planner
Reviewed By: Craig Failor, Director of Development Services
Approved By: Kevin J. Jackson, Village Manager
Attachment(s):
1. Ordinance
2. Recommendation FOF
3. Application
4. Staff Report
5. Dropoff-Pickup