Park Ridge Planning and Zoning Commission Meeting - May 12, 2026

The Park Ridge Planning and Zoning Commission met on May 12, 2026, in the City Hall Council Chambers. Acting Chair Hutchinson presided with Commissioners McMillan, Paparki, Shepherd, and Karstens present. Chair Hanlan and Commissioners Coogan, Dahlmeyer, and Gilpin were absent. The commission approved the prior meeting minutes, continued a special use case, approved a site plan amendment for Lincoln Middle School, and held a discussion-only review of affordable housing density bonus strategies.

Consent Calendar

• The commission unanimously approved the minutes of the April 28, 2026 meeting. The transcript at one point refers to "April 26th," while the agenda lists April 28, 2026.

Public Comments & Testimony

• No public comments were offered on non-agenda items.
• During the SU-26-05 public hearing, resident Philip Sipcar asked about the prior use of the building, bathroom accommodations, and whether a food or beverage license would be required if drinks are served.
• During the ZPR-25-02 public meeting, Mr. Sipcar expressed concern about potential loss of green space, encroachment on ball fields, and parking problems. The applicant responded that no additional green space or ball fields would be lost, parking would be increased, and the project would be substantially complete before the school year begins.
• During the discussion item, a resident from Devine Avenue expressed support for adding a density bonus to the PUD process but argued the voluntary incentives might not be enough. He cited the potential redevelopment of Renaissance Place as a missed opportunity for affordable housing, recommended an Impact for Equity report on the Affordable Housing Act, and noted that only about 560 affordable housing units have been created since 2003 across 44 non-exempt communities. He also invited the commission to an Action Ridge meeting on May 27 featuring affordable housing expert Richard Canin.

Development Case: SU-26-05 - Special Use at 31 S Fairview Avenue

• The applicant, a co-owner/manager of a nail salon currently at 18 S Fairview, requested a special use to move the business across the street into a new mixed-use building at 31 S Fairview in the B4 zoning district. The current space is roughly 1,000 square feet; the proposed space is about 2,200 square feet, with approximately 40% devoted to retail and a small cafe and the remainder to personal services such as manicures and pedicures. The applicant said the business has operated since 2018 and is expanding because of demand.
• Several commissioners expressed concern that the submitted floor plan did not accurately reflect the stated 40% retail component and that the building is not yet complete. The applicant acknowledged the drawings were rough and agreed to provide professionally prepared updated plans.
• The commission voted unanimously to continue the public hearing to the May 26, 2026 meeting to allow the applicant to submit accurate floor plans.

Development Case: ZPR-25-02 - Site Plan Review Amendment at 200 S Lincoln Avenue

• The applicant, Assistant Superintendent Brian Harlan and Kyle from White and Company, presented an amendment to the previously approved site plan for Lincoln Middle School. Changes included moving a concrete walkway to create landscaping along the building, expanding the hard-surface play area, relocating trash and recycling enclosures, shifting a landscape island to maintain a 24-foot drive, and adding a gated service drive off Western Avenue with two manual gates to protect student areas.
• The amendment results in a net increase of about 400 square feet of hard surface, but the plan remains in conformance with open space and lot coverage requirements. Two parking spaces are lost in the back lot, but a future reconfiguration of the west parking lot will add those spaces back and increase overall parking above city code requirements.
• Following public comment, the commission approved the site plan review amendment as described and illustrated in the staff memorandum with no conditions. The roll call vote was unanimous.

Discussion Items

• Staff reviewed potential strategies 5 and 6 related to affordable housing. Following the April 28 meeting, the 12-unit-or-more limitation was removed from the public benefits list because the city attorney advised it implied a requirement rather than a voluntary program. Staff reminded the commission that the proposal is a policy recommendation to city council, not a final text amendment.
• Commissioners raised concerns about unintended consequences, including small developments using the density bonus and the need to ensure larger developments provide affordable units. There was discussion of the density bonus math, with differing interpretations of whether a 20-unit project allocating four affordable units becomes 24 or 28 units total. Staff agreed to provide written examples and clarify the calculation, and the commission discussed possibly lowering the 50% cap.
• Some commissioners also suggested exploring whether the density bonus should be available outside the PUD process. A straw poll informally supported including this idea in the recommendation to city council. No formal vote was taken.
• Staff were directed to bring clarifying examples and updated language to a future meeting.

City Council Liaison Report

• The liaison reported that City Council issued a Bike Month proclamation and announced the Farmers Market will begin Memorial Day weekend, May 23, with an expanded footprint including the Metro parking lot and Garden Street area.
• The Lutheran General item and the text amendment for non-conforming structures, both previously reviewed by the commission, were passed by City Council.
• City Council approved a resolution regarding the proposed Build Illinois Act, expressing opposition to its statewide one-size-fits-all zoning mandates, which could allow up to six units on smaller residential lots in Park Ridge.
• Other items included an Eagle Scout sign project at the library, $81,000 in tree injections for street tree health, e-bike and e-motorcycle education efforts, pending state legislation on e-bikes, and an intergovernmental agreement with the Metropolitan Water Reclamation District for flood control near Prairie Creek.

Key Outcomes

• Approved minutes of April 28, 2026 (unanimous; transcript references April 26 in one instance).
• Continued SU-26-05 to the May 26, 2026 meeting by a 5-0 roll call vote; the applicant must provide updated, accurate floor plans.
• Approved ZPR-25-02 for 200 S Lincoln Avenue with no conditions by a 5-0 roll call vote.
• No formal action on the affordable housing discussion item; staff will provide examples and clarification on the density bonus calculation and will bring revised language for further discussion.
• Upcoming meetings are scheduled for May 26, 2026 and June 9, 2026.