Park Ridge Zoning Board of Appeals Meeting – June 25, 2026

The Park Ridge Zoning Board of Appeals (ZBA) met on Thursday, June 25, 2026, at 7:00 p.m. in City Hall Council Chambers. The board considered two variance requests for a proposed comprehensive cancer center addition at 1700 Luther Lane on the Advocate Lutheran General Hospital campus. After a public hearing and unanimous board recommendation, the variances will be forwarded to the City Council for final action.

Consent Calendar

• Roll Call: Present – Eckert, Lessage, Sereo, Deslin, Genko, Shilling. Chair declared a quorum.
• Approval of Minutes: The minutes from May 28, 2026, were approved unanimously.

Public Comments & Testimony

• No members of the public offered comments during either the public hearing or the non‑agenda citizen participation portion.

Discussion Items – Variance Public Hearing (VA-26-13)

• Project Overview: Kate Duncan, attorney for applicant Advocate Health and Hospitals Corporation, introduced the proposal for a two‑floor, 77,605‑square‑foot addition to the Center for Advanced Care (CAC) to create a Comprehensive Cancer Center (CCC). The $99 million project will consolidate and expand outpatient oncology services, including infusion, radiation, and a Cancer Survivorship Center. The property is split‑zoned (HTZ1 and HTZ2); a zoning amendment to unify the block as HTZ2 was already recommended by the Planning and Zoning Commission, along with special use and site plan approvals.
• Variances Requested: Only two major variances remained before the ZBA:
  1. Perimeter fence/wall waiver – The zoning code requires a 4–5‑foot fence or wall along the perimeter landscape yard. The applicant proposed no fence, instead offering an expanded landscape buffer (11‑foot minimum width) with trees and shrubs intended to create a more welcoming, healing environment.
  2. Parking lot island spacing – The code requires an island every 10–15 contiguous parking spaces. The applicant proposed a row of 17 spaces on the south side (exceeding the 15‑space maximum). They cited constraints from a high groundwater table limiting the depth of underground detention and a ComEd feeder line that prevented extending detention storage northward. The square footage of landscape islands in the parking lot would far exceed the 10% requirement (nearly double), and the “missing” island area was shifted to a larger entry island near the building.
• Staff Presentation: John (staff) summarized the application, confirming that the Planning and Zoning Commission had already approved the height‑of‑light‑pole variance at their May 26, 2026 meeting, leaving only the two variances.
• Applicant Testimony: Vitas Zematitis (construction manager) described the current fragmentation of oncology services and the need to consolidate care for immunocompromised patients. Dave Mycos (architect) presented site plans and elevations, emphasizing a healing path and a dedicated front door for cancer patients. Steve Gregory (landscape architect) explained that the landscape design exceeds code quantity requirements and better integrates with the campus character. Spencer Craig (civil engineer) noted the underground detention vault was sized to meet current MWRD standards and could not be reconfigured to add islands without losing detention capacity.
• Board Questions: Commissioner Sereo asked how parking lot islands interfere with stormwater detention. The applicant explained that adding islands would either require shallower detention (due to high water table) or displace detention volume; tree roots would also conflict with the vault. The board expressed appreciation for the thorough presentation.

Key Outcomes

• Motion: Commissioner Genko moved to recommend approval of both variances for the property at 1700 Luther Lane, as shown in the submitted plans attached to staff memorandum case VA‑26‑13. Commissioner Deslin seconded. The motion passed unanimously (5‑0).
• Findings of Fact: The board found that the variances would not alter the essential character of the locality, that the hardship was due to unique site circumstances (high water table, utility constraints), and that the applicant’s proposal met the spirit of the ordinance.
• Next Steps: The variances, along with the previously approved rezoning, special use, and site plan, will be forwarded to the City Council as a single package for final approval.
• Council Liaison Report: Liaison noted upcoming summer events (Concerts in the Park, Taste of Park Ridge, National Night Out) and mentioned a possible hotel/apartment map amendment at Third and Two E still in early stages.
• Adjournment: The meeting adjourned at approximately 8:00 p.m. The next regular meeting is scheduled for July 23, 2026.