Park Ridge Planning and Zoning Commission Meeting – April 28, 2026

The Planning and Zoning Commission convened on Tuesday, April 28, 2026 at 7:00 p.m. in City Hall Council Chambers. The meeting included approval of prior minutes, a site plan review for a shed replacement at the Oakton Sports Complex, withdrawal of a site plan review for Cumberland Avenue, and a detailed discussion on potential affordable housing strategies (Strategies 5 and 6) related to planned unit developments (PUDs). The commission also received a city council liaison report and heard public comments.

Consent Calendar

• Approval of Minutes – April 14, 2026: The minutes were approved by voice vote with no changes. (Commissioners Dalmeyer, Coogan, and Shepherd were absent.)

Development Cases

• ZPR-26-03 – Site Plan Review at 2800 Oakton Street: The applicant, Jennifer Minier (Superintendent of Projects, Park Ridge Park District), presented a proposal to replace an existing shed with a slightly larger shed at the Oakton Sports Complex. The commission unanimously approved the site plan review with no conditions. Roll call vote: 7-0 (Commissioners McMillan, Hutchinson, Hanlon, Paprocki, Karstens, Gilpin, and [Chair Hanlon] all voted yes).
• ZPR-26-04 – Site Plan Review at 101 S. Cumberland Avenue: The applicant withdrew the case. It was noted as no longer active; no further action was taken.

Public Comments & Testimony

• On the withdrawn Cumberland Avenue case: A resident (Mary Snade) expressed concern that the park was originally purchased by neighbors as open space and should not have structures. She stated she was told the land was meant to remain open. Staff and commissioners clarified that "open space" is a zoning category and that any development would be subject to park district decisions. The comments were noted for the record.
• On the strategies discussion (Strategies 5 and 6): A resident (Stenberg, 1505 Devon Avenue) criticized the approach of simply adding detail to the existing affordable housing option (#11 on the public benefit list), noting that no developer had chosen that option in over 20 years. He urged the commission to focus on what would truly incentivize affordable housing, such as a density bonus, rather than leaving the list unchanged.

Discussion Items

• Review of Potential Strategies 5 and 6 (Affordable Housing in PUDs): Staff (Claudia Hampel, Drew Awsomb) presented a draft redline of a potential text amendment to the PUD regulations. Key points discussed:
  • The commission reaffirmed that the affordable housing requirement (20% of units) would only apply if a developer chooses affordable housing as a public benefit within the PUD process (which already requires three voluntary steps: opting for a PUD, requesting variances, and selecting a benefit).
  • Commissioner McMillan presented research on 20 peer communities: 50% had mandatory affordable housing requirements, 50% were voluntary. From 2018-2023, voluntary communities saw a 3.1% increase in affordable housing vs. 1.4% for mandatory communities; 25% of communities (mostly mandatory) actually saw decreases. The top five best-performing communities were mostly voluntary, and all had PUD acreage thresholds of an acre or more (current Park Ridge threshold is 20,000 sq ft).
  • The research suggested that raising the PUD minimum lot size to one acre (aligning with peers) and keeping the affordable housing option voluntary (rather than mandatory) would be more effective.
  • Discussion included a density bonus program: a one-to-one bonus (e.g., 20 market-rate units + 5 affordable = 25 total, with potential for additional bonus units). Concerns were raised about height, bulk, and the need to tailor bonuses to site context. Some commissioners favored a tiered or sliding scale bonus based on project size.
  • Staff emphasized that the draft is not a formal text amendment; it is a discussion-only item. The next step is to refine the language based on tonight's feedback and present a white paper/policy memo to the City Council for reaction. If council is receptive, a formal zoning text amendment would return to the commission for a public hearing.
  • The commission did not vote but reached consensus to have staff bring back an updated draft within two weeks (May 12 meeting).

City Council Liaison Report

• Alderman Joseph Steinfels reported on recent council actions:
  • Approval of a farmers market liquor license (on-site alcoholic beverages at the market).
  • Green Alley project approved in the 5th ward (bounded by Washington, Harrison, Bell Plain, and Columbia).
  • Uptown parking study presentation (available on city website).
  • An Eagle Scout project for a new municipal sign at the library.
  • A resolution in support of municipal housing authority and concerns over state legislation ("Build Illinois") that could preempt local zoning authority.
  • Outdoor dining approved from May 15 to October 15, similar to previous years.
  • Regarding the earlier eminent domain case (the rezoning application that received a negative P&Z recommendation), the applicant withdrew the proposal; the council never voted on it, and the case is closed.

Key Outcomes

• Approved: Site plan review for the shed at 2800 Oakton Street (ZPR-26-03) with no conditions (unanimous vote).
• Withdrawn: Site plan review for 101 S. Cumberland Avenue (ZPR-26-04) – no action.
• Next Step on Affordable Housing Strategies: Staff will refine the draft language based on tonight's discussion (including clarifying that the 20% requirement applies only to PUDs over 12 units, and adding an introductory paragraph to nest the affordable housing option under the existing public benefit list). A revised draft will be presented at the May 12, 2026 meeting.
• Adjournment: The meeting adjourned at approximately 8:45 p.m.