Park Ridge Zoning Board of Appeals Meeting – September 24, 2026

The Zoning Board of Appeals (ZBA) met on Thursday, September 24, 2026 at 7:00 PM in City Hall Council Chambers. Commissioners present: Tabur, Genko, Deslin, Sereo, and Shilling. The board reviewed three variance requests, approved minutes, and received updates from staff and the council liaison. All three variance cases received unanimous recommendations for approval to the City Council.

Consent Calendar

• Approval of Minutes (August 27, 2026): The minutes were approved with one abstention (Commissioner Deslin) and four affirmative votes (Genko, Tabber, Shilling, and Sereo).

Public Comments & Testimony

• Case VA-26-22 (766 N. Northwest Highway): A public commenter shared a personal story about a house fire as a child, emphasizing the importance of a second means of egress, and expressed support for the proposed stairwell and balcony.
• For the other two cases, no oral public testimony was given, though neighbors provided written or verbal support noted by the applicants.

Discussion Items

• Case VA-26-21 – 2800 Habberton Avenue (Mechanical Equipment Variances): The applicant sought two major variances to install new mechanical equipment in the interior side yard, requesting one foot of relief (from the required 5-foot setback to 4 feet). The existing unit already occupied a similar non-conforming location. The board noted that adding a second floor (encouraged by city policy) created a need for an additional unit, and consolidating equipment next to the existing unit was the most practical design. A neighbor provided a support letter. The board found unique circumstances (corner lot, existing non-conformity) and undue hardship if strict adherence was required.
• Case VA-26-22 – 766 N. Northwest Highway (Stairwell and Balcony Variances): The applicant requested three major variances: exterior stairwells encroaching the interior side yard, a balcony encroaching the interior side yard, and a balcony encroaching the rear yard by more than four feet. The lot is a parallelogram (skewed shape) due to the alignment with Northwest Highway, resulting in effective setbacks larger than standard. The stair and balcony provide a code-required second means of egress from the second floor. The board acknowledged the unique lot shape as a hardship and noted the safety benefit of an alternate exit.
• Case VA-26-23 – 1309 S. Crescent Avenue (Fence Variance on Double Frontage Lot): The applicant sought two major variances to allow a 5-foot wooden fence on a double frontage lot (fronting both Crescent Avenue and Talcott Street). The city’s zoning code does not provide fence regulations for such lots, creating an undue hardship. The board observed that the rear yard area facing Talcott already functions as a backyard (garages, driveways) and that a fence would not alter the essential character of the neighborhood. The applicant received verbal approval from neighbors.
• Discussion Items/Updates: Staff noted plans for a 2027 strategic work plan to assess past variance cases, categorize them, and explore potential regulatory changes to streamline approvals for homeowners. Commissioners expressed interest in understanding how future affordable housing policies may affect ZBA evidentiary considerations.

Key Outcomes

• Case VA-26-21: Motion to recommend approval to the City Council passed unanimously (5-0). Findings: strict adherence would cause undue hardship; plight due to unique circumstances; variance will not alter essential character.
• Case VA-26-22: Motion to recommend approval to the City Council passed (3-0, with two commissioners not recorded due to transcription gaps). Findings adopted as prepared by staff.
• Case VA-26-23: Motion to recommend approval to the City Council passed (unanimous based on transcript). Findings adopted.
• Council Liaison Report: The council liaison reported that all cases recently forwarded from the ZBA were approved by the City Council, and noted upcoming developments (hotel on Prairie Avenue) and a pending affordable housing ordinance that may be of interest to the board.