Park Ridge Planning and Zoning Commission Meeting - April 14, 2026
Park Ridge Planning and Zoning Commission Meeting - April 14, 2026
The Planning and Zoning Commission met on Tuesday, April 14, 2026, at 7:00 PM in City Hall Council Chambers. The meeting included approval of the March 10, 2026 minutes, a public hearing and public meeting for an expansion of the Advocate Lutheran General Hospital parking garage, and a public hearing for a zoning text amendment regarding nonconforming structures. No public comments were received. All three agenda items were approved unanimously by the commission.
Consent Calendar
- Approval of Minutes – March 10, 2026: The minutes were approved unanimously with no changes.
Public Comments & Testimony
- No public comments were made on non-agenda items or during the public hearings for any of the three development cases.
Discussion Items
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SU-26-04 – Special Use to Allow Expansion of Existing Parking Garage at 1925 W Dempster Street (Advocate Lutheran General Hospital): The applicant presented plans for a six-level horizontal expansion to the existing West Parking Garage, adding 256 parking spaces for a total of 1,053 spaces. The project also requires variances for building height (matching existing 61 feet), parking space dimensions (matching existing 60-degree angled spaces with 9-foot width), and light pole height (18 feet vs. code 16 feet) to be heard by the Zoning Board of Appeals on April 23, 2026. The applicant demonstrated that the hospital already exceeds required parking (3,889 existing spaces vs. requirement of 1,986) but cited patient convenience and future growth as needs. Landscape beds will meet the 10-foot minimum requirement. The commission discussed the Vernon Avenue exit (reopened in 2025), the proposed lighting set back from Dempster Street, and the width of parking spaces. The commission voted unanimously (9-0) to recommend City Council approval of the special use with no additional conditions.
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ZPR-26-02 – Site Plan Review at 1925 W Dempster Street: The same project was reviewed under site plan criteria. Discussion focused on internal circulation (one-way angled parking to reduce confusion), pedestrian egress (three stairs and an elevator tower at the southeast corner with a bridge to the cancer care building at grade and third level), and stormwater management (separate sub-watershed; no increase in release rate; meets MWRD requirements). The commission noted the visual compatibility with the existing hospital and garage. Approved unanimously (9-0).
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ZA-26-02 – Zoning Text Amendment Regarding Nonconforming Structure Regulations: Staff Planner Claudia Hampel introduced the amendment, which clarifies when a nonconforming structure loses its status due to owner-initiated damage or destruction. The amendment specifies that removal of the entire structure except the foundation shall be deemed damage/destruction of more than 50% of replacement value, preventing owners from using an existing foundation as a hardship for a variance. The change stems from City Council policy discussions following a case where an owner intentionally demolished walls and claimed nonconforming status. The amendment mirrors existing language in the municipal code and is intended to close a loophole. Commissioners discussed the replacement value threshold and the distinction between involuntary damage (e.g., tornado) and voluntary demolition. Approved unanimously (9-0).
Key Outcomes
- Approved special use (SU-26-04) to City Council with a 9-0 vote; no conditions added.
- Approved site plan review (ZPR-26-02) with a 9-0 vote.
- Approved zoning text amendment (ZA-26-02) with a 9-0 vote.
- Construction timeline for the parking garage expansion: mid-June 2026 to April 2027.
- The meeting adjourned at 8:11 PM.
Meeting Transcript
Um first up for order uh roll call, please. Josh will be kind enough to give us a roll call. Yes, we shall. Commissioner McMillan. Here. Commissioner Hutchinson. Here. Oh, let's see who's absent. Commissioner Dalmeyer and Commissioner Coogan, absent. Chair Hanlon. Here. Commissioner Paparaki. Here. Commissioner Shepherd. Here. Commissioner Karstens. And Commissioner Gilpin. Here. Uh we have staff, Claudia Hampel, planner, myself, admin, Josie Piraci, and I think that's it for staff. Welcome to the meeting. Well, thank you, Josie. Um, first up is the approval of the minutes. Have all of you had a chance to read the March 10th, 2026 minutes. Any comments, suggestions, changes, concerns? All right. Would somebody make a motion to accept the minutes as written? So moved. I'll second. All in favor? All right. We'll move on. Uh public comment on a non-agenda item. This is your opportunity if you have something you'd like to speak out on. Well, generally regarding planning and zoning. I guess we're not limited to that. Um, that is not on one of the three upcoming cases. Uh is anybody like to come up to the microphone and speak on anything. All right. I saw you moving in your chair there. I thought you were making a move for just adjusting. All right, Mark that uh Coogan is here. Um first case up today. Uh public hearing review and action on special use 26-04. This happens to be a special use to allow an expansion to an existing parking garage, currently located at 1925 West Dempster Street. Claudia, would you introduce us to this case, please? I will do so. Um, as Chair Hanlin indicated, this is special special use case, SU 2604 at 1925 West Dempster, more commonly known as the Advocate Lutheran General Hospital. I'll say campus just for lack of a better word. Um this is for an expansion to an existing parking garage. So this one's a little more unique than I'd say our typical special use cases like uh personal services establishment in the B4 uptown commercial.
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