Oak Park’s Zoning Board of Appeals unanimously approved a special use application from KidSpace Academy to operate in the now vacant building at 505 N. Ridgeland Ave. at its Sept. 3 meeting.
In 2023, Ambrosia Homes and developer Tim Pomaville had an option to purchase the property and designed a plan for 36 luxury apartments on the site, which is zoned for up to 11 residential units.
At that time, a group of concerned neighbors formed the group, Oak Parkers for Wright-Sized Development (OPWSD,) to bring attention to their concerns when larger buildings than zoning allowed for were built close to existing residential areas.
Pomaville abandoned the project before buying the property or going before the village zoning board for approval. He could not be reached for comment for this story.
Frank Lipo, who is a neighbor of 505 N. Ridgeland, and a member of OPWSD said the group is not a “NIMBY” group, referring to the acronym for Not in My Backyard.
Instead, he says, “I disagree with that name. I think neighbors and the whole community should have input on large developments. Anytime something doesn’t get approved people tend to jump to blaming neighbors. This was not the case here. The pushback to the 36-unit building was to get closer to the size permitted by zoning.”
Lipo, who attended the Sept. 3 ZBA meeting to speak in support of the day care center, said, “I attended the zoning board of appeals meeting with several neighbors. We all spoke in support of the applicant. As did all of the speakers.”
Village President Vicki Scaman said the application has not been reviewed by the village board but says she thinks that a daycare is a good use for a space that has been vacant for years.
“I was not involved with the previous development plans for [505 Ridgeland]. No one sitting at the board table said no to the previous development. He just pulled back.”
She adds, that in the case of the daycare, “We have a by-right request of a small business owner. While that lot might have had a lot of uses, they’re coming forward with a business development plan that I understand is in high demand. Long story short, this is someone coming forward with a business plan for that lot. While we don’t want to miss an opportunity for new density, this a viable use of that lot.”
Scaman said an idea getting a lot of focus in the village is the concept of a “missing middle” of affordable housing in the middle of the price range, but she doesn’t think businesses and housing are necessarily in conflict.
“From my perspective as president of the village board, our 2024 Strategic Plan outlined our biggest gaps. The missing middle is a priority. There are plenty of opportunities for this. You want to be very careful where you put buildings like that. Large buildings work in downtown Oak Park because there’s access to transit and amenities within walking distance. That doesn’t necessarily suit Chicago Avenue right now. This lot is not the last location for the missing middle.”
She sees a lot of opportunity in Oak Park for the missing middle and said, “What we’d like to see is storefront businesses on the first floor and whenever possible, residential with affordable housing above.”
She said she and the board are particularly focused on Chicago Avenue and have a shared vision of seeing Chicago Avenue rejuvenated with a Percy Julian-themed streetscape.
Scaman said the day care center meets a lot of goals of the village and says, “We’re supporting a level of diversity in our small businesses that mirrors our community and our values.”
Adding that she has heard first-hand about the struggle to find childcare in the village, Scaman said, “This can be a win-win. I can’t identify another daycare in the area. You need what people need — basic services — to support density. Daycare is definitely one of those basic needs. Rather than mourn a lost opportunity, we focus on where else we can do that. Where else can we identify opportunities for more density? North Avenue, Chicago Avenue, South Oak Park Avenue, Lake Street and more.”