Planning and Zoning Commission Meeting

Date: Tuesday, September 15, 2026 – 7:00 p.m.
Location: City Hall Council Chambers, 505 Butler Place, Park Ridge, IL

The Park Ridge Planning and Zoning Commission convened on September 15, 2026, to address a continued site plan review, three park district storage shed proposals, a public hearing for a map amendment, and a discussion on potential permitted land uses in the B-4 Uptown subdistricts. The meeting also included public comments on non-agenda items and a City Council liaison report.

Consent Calendar

• Approval of Minutes – August 25, 2026: Approved with corrections. Commissioner Schubert noted the date on page one was incorrect, Commissioner Paprocki was omitted from votes, and a paragraph on page six was revised to state: “the commission acknowledged that the revised proposal incorporated changes in response to earlier feedback, but commissioners nonetheless continued to raise substantial questions and concerns regarding intensity, density, scale, neighborhood impacts, transitions from R-2 to B-4 zoning, parking, traffic, etc., based on whether the proposed benefits justified the requested zoning relief.” The motion to approve as amended carried unanimously.

Public Comments & Testimony

• Non-Agenda Items:
  • Philip Sipgar asked where to find information about the proposed hotel project (continued to September 29, 2026). Staff directed him to the Park Ridge website under Planning & Zoning, where packets are posted the Friday before each meeting. He also inquired about the quorum for voting; staff confirmed that five commissioners constitute a quorum.
  • Diana Tomaska raised three issues: (1) the vacant former Burger King building – she stated it appears unused and questioned the city’s oversight, asking for due diligence; (2) inadequate disability parking in the uptown area, particularly along Main Street and Northwest Highway, noting that only one spot exists and that removal of spaces has harmed access for elderly residents; (3) speeding and lack of enforcement near Carpenter School, requesting speed bumps and better police presence. Commissioners noted these concerns are more appropriate for City Council and encouraged her to attend the next council meeting.
• Public Hearing – MA-26-06 (Map Amendment at 1032 Parkwood Avenue): Six residents spoke in opposition to the rezoning from R-2 to R-4:
  • Julian Rosales (23-year resident) argued the change would create parking issues, set a precedent for multi-unit development in single-family neighborhoods, and noted the property was purchased by an LLC, not a resident. He presented a petition with 155 signatures opposing the rezoning.
  • Neil Jaffe (35-year resident) cited existing congestion from commuter parking, school bus route difficulties, and safety concerns near busy intersections. He warned that approval would encourage other LLCs to pursue similar changes.
  • Matthew Abraham (new homeowner) asked what objective planning principle would prevent future R-4 rezoning requests on other residential streets if this were approved.
  • Richard Kvorka noted that the applicant’s LLC (M2 Global LLC) is not in good standing with the state of Illinois (delinquent since June 1, 2026). He also described the narrow street geometry and parking challenges.
  • Joseph Labetsky referenced the staff memorandum and the 1996 Comprehensive Plan, stating the property is part of a continuous R-2 block and that rezoning would increase traffic, parking congestion, and safety risks for children.
  • Voula Asmacopoulos (next-door neighbor) expressed confusion about the applicant’s intentions and emphasized the street is already congested; she urged denial.
  • A final speaker, who did not give a name on record, stated support for rejecting the rezoning and commended the commissioners’ understanding of the issues.

Discussion Items

• Continued Site Plan Review – ZPR-26-10 (245 Vine Avenue): The applicant requested a continuance to October 13, 2026. The commission voted unanimously to continue the case.
• Site Plan Reviews for Park District Storage Sheds: Three identical applications for 10’ x 12’ prefabricated storage sheds (9.7’ height) on gravel bases with ground anchors were presented:
  • ZPR-26-11 (1200 N Dee Road – Northwest Park): Staff noted the shed would have been 5 feet into the front yard setback; the applicant agreed to move it to an appropriate location. Approved 5-0 with no conditions.
  • ZPR-26-12 (733 N Prospect Avenue): Approved 5-0 with no conditions.
  • ZPR-26-13 (1600 S Lincoln Avenue): Approved 5-0 with no conditions.
• Public Hearing – MA-26-06 (Map Amendment at 1032 Parkwood Avenue): The applicant, Emile Malavacci and Antonio Fenitson (homeowner), requested rezoning from R-2 (Single-Family Residential) to R-4 (Multi-Family Residential) to allow two dwelling units on the 11,465 sq. ft. lot. They expressed confusion about the scope, initially describing a subdivision or duplex, but staff clarified the application was solely for a zoning map amendment, not a specific development plan. Commissioners questioned the lack of hardship, the property’s compatibility with surrounding R-2 uses, and the absence of public benefit. The commission found no compelling reason to rezone. Following public testimony, the commission reviewed the 12 standards for map amendments and concluded that the proposal did not meet the criteria. A motion to recommend approval to City Council failed; the commission voted unanimously (5-0) to deny the map amendment.
• Discussion on Potential Permitted Land Use Types in B-4 Uptown Subdistricts: Staff asked the commission for a “temperature check” on whether to consider making medical/dental clinic uses (e.g., IV hydration, Botox, physical therapy) permitted by right or with fewer restrictions in certain contexts (e.g., upper floors, transitional subdistrict). Commissioners expressed interest in further discussion, noting that such uses are currently special uses and that a distinction between ground-floor and upper-floor uses might be warranted. Staff will bring more detailed information to a future meeting (likely October 2026).

Key Outcomes

• Minutes Approved: August 25, 2026 minutes approved with corrections (unanimous).
• Continued Case (ZPR-26-10): Continued to October 13, 2026 (unanimous).
• Three Park District Sheds Approved: All approved 5-0 with no conditions.
• Map Amendment Denied (MA-26-06): The commission voted 5-0 to recommend denial of the R-2 to R-4 rezoning at 1032 Parkwood Avenue. The motion to recommend approval failed with no votes in favor.
• B-4 Uptown Land Use Discussion: Staff to return with additional analysis on medical/dental clinic uses at a future meeting.
• Adjournment: The meeting adjourned at approximately 9:30 p.m. (approximate, based on transcript).