A proposal, an approval and a completed project are different events. These permanent timelines and published records connect the evidence and identify what remains unverified.
795 published records and 16 reviewed projects · Source review 2026-09-06. Selected coverage; this is not a complete list of municipal activity.
The Zoning Board of Appeals voted 5–0 to recommend that the City Council approve major variances (VA-26-20) at 525 S. Chester Avenue allowing new mechanical equipment (air conditioning units) to be located in, and to encroach into, the required interior side yard. The City Council makes the final decision on major variances; this record does not show that action.
Zoning variance · Zoning Board of Appeals
Committee recommendation (recorded in draft minutes), Aug 27 2026 · Evidence
For a new detached garage at 113 Belle Plaine Avenue (case VA-26-17), the Zoning Board of Appeals voted 5–0 on a motion worded as a recommendation that the City Council approve a minor variance for the garage floor area ratio and lot coverage; the findings of fact in the draft minutes state that the board itself approves those minor variances. It then voted 5–0 to recommend that the City Council approve a major variance letting the garage sit closer to the house than the minimum separation in the code. This record does not show any Council action.
Zoning variance · Zoning Board of Appeals
Committee recommendation (recorded in draft minutes), Aug 27 2026 · Evidence
The Zoning Board of Appeals voted 3–2 to recommend that the City Council approve a major variance (VA-26-19) allowing a hot tub closer to the east property line than the required setback at 1713 S. Ashland Avenue. The City Council makes the final decision on major variances; this record does not show that action.
Zoning variance · Zoning Board of Appeals
Committee recommendation (recorded in draft minutes), Aug 27 2026 · Evidence
The Zoning Board of Appeals voted 5–0 to recommend that the City Council approve a major variance (VA-26-18) allowing an addition to an existing home at 638 Ottawa Avenue with less than the required interior side yard setback. The City Council makes the final decision on major variances; this record does not show that action.
Zoning variance · Zoning Board of Appeals
Approved (recorded in draft minutes), Jul 23 2026 · Evidence
The Zoning Board of Appeals approved a minor variance (VA-26-16) allowing an addition to an existing home at 420 S. Lincoln Avenue that exceeds the maximum floor area ratio. The board's findings cite an existing basement that counts toward floor area because more than half of its height is above grade. The vote was 7–0; the board is the final authority on minor variances.
The Zoning Board of Appeals voted 7–0 to recommend that the City Council approve a major variance (VA-26-12) at 140 N. Northwest Highway allowing an additional wall sign that faces a rear parking lot and is larger than the code's maximum for such a sign. The sign replaces an earlier approved sign on the same elevation. The City Council makes the final decision on major variances; this record does not show that action.
The applicant proposed replacing a four-unit building at 245 Vine Avenue with three townhomes and sought major variances (VA-26-14) for lot area and parking. The Zoning Board of Appeals voted 5–2 to recommend that the City Council approve the parking variance, allowing less than the required off-street parking. A separate motion to recommend approval of the lot area variance did not carry; the draft minutes record it as denied. The City Council makes the final decision on major variances; this record does not show that action.
Zoning variance · Zoning Board of Appeals
Committee recommendation (recorded in draft minutes), Jun 25 2026 · Evidence
The Zoning Board of Appeals voted 6–0, in a single motion, to recommend that the City Council approve major variances (VA-26-13) for a hospital addition at 1700 Luther Lane with less than the required perimeter landscape yard for a fence and wall and fewer parking lot islands than required. The City Council makes the final decision on major variances; this record does not show that action.
Zoning variance · Zoning Board of Appeals
Committee recommendation (recorded in draft minutes), May 14 2026 · Evidence
At a special meeting, the Zoning Board of Appeals voted 4–0 to recommend that the City Council approve a major variance (VA-26-09) allowing a deck that encroaches the required interior side yard at 1105 Harrison Street. The hearing had been listed for the April regular meeting and was moved to this special meeting. The City Council makes the final decision on major variances; this record does not show that action.
For an addition to an existing detached garage at 1633 Vine Avenue (case VA-26-08), the Zoning Board of Appeals approved a minor variance allowing the property to provide less than the required open space (vote 6–0), a decision the board makes itself. In a separate vote of 5–1, it recommended that the City Council approve a major variance allowing the addition to exceed the maximum floor area ratio. This record does not show the Council's action on the major variance.
The Zoning Board of Appeals voted 6–0 to recommend that the City Council approve major variances (VA-26-07) for a parking garage expansion at 1925 W. Dempster Street: exceeding the maximum building height for the zoning district and departing from the design standards for sixty-degree parking spaces. Staff told the board that the applicant was withdrawing a third request, for light fixtures above the maximum height, and would design the fixtures to meet code. The City Council makes the final decision on major variances; this record does not show that action.
Zoning variance · Zoning Board of Appeals
Committee recommendation (recorded in draft minutes), Mar 19 2026 · Evidence
The Zoning Board of Appeals voted 6–0 to recommend that the City Council approve a major variance (VA-26-06) allowing a wall sign that does not face a public street at 652 N. Northwest Highway (Suite B, a suite whose only entrance faces the development's courtyard. The City Council makes the final decision on major variances; this record does not show that action.
Zoning variance · Zoning Board of Appeals
Committee recommendation (recorded in draft minutes), Feb 26 2026 · Evidence
The Zoning Board of Appeals voted 6–1 to recommend that the City Council approve a major variance (VA-26-04) allowing a business at 813 Devon Avenue to operate without providing the minimum required off-street parking. The proposed occupant was described at the hearing as a wellness studio. The City Council makes the final decision on major variances; this record does not show that action.
Zoning variance · Zoning Board of Appeals
Committee recommendation (recorded in draft minutes), Feb 26 2026 · Evidence
The Zoning Board of Appeals voted 7–0 to recommend that the City Council approve a major variance (VA-26-02) allowing a wall sign for a second-story business at 120 Main Street (Unit 202. The City Council makes the final decision on major variances; this record does not show that action.
Zoning variance · Zoning Board of Appeals
Committee recommendation (recorded in draft minutes), Feb 26 2026 · Evidence
The Zoning Board of Appeals voted 7–0 to recommend that the City Council approve major variances (VA-26-05) at 120 S Northwest Highway for a wall sign that is not on the sign frieze or directly above the first-floor door or window, that covers part of an architectural detail, window or door, and that exceeds the maximum size allowed by code. The City Council makes the final decision on major variances; this record does not show that action.
Zoning variance · Zoning Board of Appeals
Committee recommendation (recorded in draft minutes), Jan 22 2026 · Evidence
The Zoning Board of Appeals voted 5–0 to recommend that the City Council approve major variances (VA-26-03) at 1305 Garden Street for a renovation and addition that encroaches the front yard setback, a front-loaded attached garage wider than half of the front facade, and an attached garage located in front of the main front facade. The City Council makes the final decision on major variances; this record does not show that action.
Zoning variance · Zoning Board of Appeals
2025 · Zoning Board of Appeals21 on this page
Public hearing (recorded in draft minutes), Nov 20 2025 · Evidence
Case VA-25-26 requested a major variance at 200 N. Delphia Avenue for a new detached garage with no access from the abutting public alley. The draft minutes record that the Zoning Board of Appeals voted 4–0 to recommend that the City Council approve the variance. The City Council's action is not covered by this record.
Zoning variance · Zoning Board of Appeals
Public hearing (recorded in draft minutes), Nov 20 2025 · Evidence
Case VA-25-24 requested a major variance at 811 Devon Avenue to operate a business without providing the minimum required off-street parking. The draft minutes record that the Zoning Board of Appeals voted 4–0 to recommend that the City Council approve the variance. The City Council's action is not covered by this record.
Zoning variance · Zoning Board of Appeals
Public hearing (recorded in draft minutes), Nov 20 2025 · Evidence
Case VA-25-25 requested a major variance at 828 Busse Highway to operate a business without providing the minimum required off-street parking. The draft minutes record that the Zoning Board of Appeals voted 4–0 to recommend that the City Council approve the variance. The City Council's action is not covered by this record.
Case VA-25-29 requested minor variances at 1200 N. Hamlin Avenue for a two-story addition encroaching the front yard setback and an addition to a nonconforming structure, referred to the board by the Zoning Administrator. The Zoning Board of Appeals voted 5–0 to approve both minor variances; for a minor variance the board's approval is the final decision.
Case VA-25-27 requested minor variances at 317 S. Home Avenue for a two-story addition encroaching the reverse corner side yard and an addition to a nonconforming structure. Staff explained that the Zoning Administrator referred the request to the board as a minor variance, making the board the final approving authority. The Zoning Board of Appeals voted 5–0 to approve the side yard variance and 5–0 to approve the nonconforming structure variance.
Zoning variance · Zoning Board of Appeals
Public hearing (recorded in draft minutes), Oct 23 2025 · Evidence
Case VA-25-22 requested a major variance to allow a fence in the front yard setback at 111 N Dee Road. After the public hearing the draft minutes record that the petitioner withdrew the request before any vote, and commissioners suggested the petitioner discuss a zoning text amendment with staff. No decision on the variance is recorded.
Zoning variance · Zoning Board of Appeals
Public hearing (recorded in draft minutes), Sep 25 2025 · Evidence
Case VA-25-17 requested two major variances at 1612 S Crescent Avenue for a rear addition to an existing nonconforming home: a first-floor elevation above the maximum height and an addition to a nonconforming structure. The draft minutes record that the Zoning Board of Appeals voted 5–0 to recommend that the City Council approve both. The City Council's action is not covered by this record.
Zoning variance · Zoning Board of Appeals
Public hearing (recorded in draft minutes), Sep 25 2025 · Evidence
Case VA-25-21 requested major variances at 6 N Northwest Hwy for a first-floor tenant space: window tinting, window signs affixed to the outside of the glass, and window signage above the allowed share of each pane. The draft minutes record votes of 5–0 to recommend approval of the tinting and 5–0 to recommend approval of exterior window signs; they also record that the petitioner withdrew the request for signage above the allowed share. The City Council's action is not covered by this record.
Zoning variance · Zoning Board of Appeals
Public hearing (recorded in draft minutes), Jun 26 2025 · Evidence
Case VA-25-16 requested eight variances for additions to a nonconforming split-level home at 2112 Birch Street. The draft minutes record that the Zoning Board of Appeals approved three minor variances for open space and both interior side yards (vote 6–0), and recommended that the City Council approve five major variances for chimney height and area, garage door width, a balcony in the east side yard and increased nonconformity (vote 6–0). The City Council's action is not covered by this record.
Zoning variance · Zoning Board of Appeals
Public hearing (recorded in draft minutes), Jun 26 2025 · Evidence
Case VA-25-14 requested major variances at 1135 S. Broadway Avenue for a fence around an existing pool that exceeds the height limits for a reverse corner lot and is a privacy fence rather than an open fence in the reverse corner side yard. The draft minutes record a motion recommending that the City Council approve the variances, carried by a vote of 6–0. The City Council's action is not covered by this record.
Case VA-25-13 requested a major variance at 1621 Walnut Street for a deck around an existing pool that would be closer to a rear yard lot line than required. The Zoning Board of Appeals voted 5–0 to recommend that the City Council approve the variance. The City Council's action is not covered by this record.
Case VA-25-12 requested four major variances for an addition at 506 S. Home Avenue. At the applicant's request the Zoning Board of Appeals continued the case (vote 4–0) to May 22, 2025. At that meeting the board voted separately to recommend that the City Council approve each variance: the rear yard encroachment (5–0), the floor area ratio (4–1), the garage door width (3–2) and the nonconforming structure (5–0). The City Council's action is not covered by this record.
Case VA-25-11 requested a minor variance at 433 S. Prospect Avenue for an addition to an existing detached garage that exceeds the maximum floor area ratio for the property. The Zoning Board of Appeals voted 4–0 to approve the minor variance; for a minor variance the board's approval is the final decision.
Case VA-25-06 requested a minor variance for a new detached garage at 519 Cedar Street that would exceed the maximum height for a detached garage. At the applicant's request the Zoning Board of Appeals continued the case (vote 4–0) to March 20, 2025. At that meeting the board voted 7–0 to approve the minor variance; for a minor variance the board's approval is the final decision.
Case VA-25-10 re-noticed the owners' request at 405 Ashland Avenue with an added variance. The Zoning Board of Appeals voted 7–0 on a motion recommending a major variance for an addition to a nonconforming residence and approving a minor variance for an addition in the front yard setback. In a separate vote of 6–1 it recommended a major variance allowing an unenclosed front porch to encroach the front yard by more than the code allows. The City Council's action on the major variances is not covered by this record.
Case VA-25-09 requested major variances at 707 Wisner Street to allow less than the minimum foundation landscaping width and fewer parking lot islands than required. The Zoning Board of Appeals voted 7–0 to recommend that the City Council approve both variances. The City Council's action is not covered by this record.
Case VA-25-07 sought variances at 405 Ashland Avenue for a front porch and a second-floor addition encroaching the front yard. Because an additional variance had been identified, the Zoning Board of Appeals continued the case at the applicants' request (vote 4–0) to March 20, 2025. Staff later reported that the same request was re-noticed under a new case number.
Case VA-25-08 re-noticed the school district's classroom addition request at 707 Wisner Street with added variances for parking, parking in a front or corner side yard, a nonconforming building, building height and floor area ratio. The Zoning Board of Appeals voted 4–0 to approve the minor and major variances as requested. At the next meeting the council liaison reported City Council final approval of an ordinance granting the variances (VA-25-08); the ordinance is not part of this record.
Case VA-25-05 sought variances for a second-story addition to an existing nonconforming home at 639 Babetta Avenue. The Zoning Board of Appeals voted 4–0 on a motion that approved a minor variance for the side yard encroachments and recommended that the City Council approve a major variance to increase the intensity of the nonconforming structure. The City Council's action on the major variance is not covered by this record.
Park Ridge-Niles School District sought parking, building height and floor area variances for a classroom addition at 707 Wisner Street under case VA-25-02. After the public hearing the Zoning Board of Appeals voted 7–0 to continue the case to February 27, 2025. Staff later reported that additional variances were identified, so the same request was re-noticed under a new case number.
Park Ridge-Niles School District requested major variances at 200 S. Lincoln Avenue (case VA-25-03) to allow fewer parking spaces than required for a building addition and fewer parking lot islands for a lot expansion. The Zoning Board of Appeals voted 7–0 to recommend that the City Council approve the variances. The City Council's action is not covered by this record.
Zoning variance · Zoning Board of Appeals
2024 · Zoning Board of Appeals13 on this page
Committee recommendation (recorded), Oct 24 2024 · Evidence
The owner sought major variances (VA-24-24) to rebuild a nonconforming rear patio at 2919 W Sibley Street that encroaches into the rear yard setback, without enlarging it. The hearing was moved from the September meeting to October 24, 2024, when the Zoning Board of Appeals recommended approval (VA-24-24); the motion carried with no nays recorded. Any later City Council action is not part of this record.
Zoning variance · Zoning Board of Appeals
Committee recommendation (recorded), Oct 24 2024 · Evidence
The owners sought major variances (VA-24-31) to build a new detached garage at 434 Meacham Avenue in the same nonconforming location as the existing garage, in order to preserve a mature tree. The Zoning Board of Appeals recommended approval (434 Meacham Avenue); the motion carried with no nays recorded. Any later City Council action is not part of this record.
The owner sought a variance (VA-24-14) at 1112 Prairie Avenue to raise the maximum lot coverage so a one-car detached garage could be replaced with a larger two-car garage. The Zoning Board of Appeals continued the case at the petitioner's request on July 25, 2024, and again after a hearing on August 22, 2024. The agenda for September 26, 2024 listed the case as a minor variance as amended (VA-24-14), and that night the board approved the minor variance (VA-24-14); the roll call lists no nays.
The Zoning Board of Appeals approved a minor variance (VA-24-26) raising the maximum lot coverage at 428 S. Delphia so an existing detached garage on an undersized lot can be replaced with a slightly larger one. The motion carried with no nays recorded.
The owners sought variances (VA-24-23) for a second-floor addition over a legally nonconforming house at 1517 S. Greenwood that keeps the existing reduced interior side yard setback. In one motion the Zoning Board of Appeals approved the minor variance and recommended that the City Council approve the major variance; the roll call lists no nays. The findings approve the minor variance (VA-24-23). Any later City Council action is not part of this record.
The Zoning Board of Appeals approved a minor variance (VA-24-25) allowing a six-foot fence, above the ordinance maximum, at 1301 Hallberg Lane, a property next to a church parking lot. The motion carried with no nays recorded, and the findings approve the variance (VA-24-25). The minutes caption the case as major, while the motion and findings call it minor.
Zoning variance · Zoning Board of Appeals
Committee recommendation (recorded), Aug 22 2024 · Evidence
The Park Ridge Park District sought a major variance (VA-24-22) to raise the permitted height of the poles and netting at the Oakton Park golf driving range, 2800 Oakton Street. The Zoning Board of Appeals recommended approval; the motion carried with no nays recorded. Any later City Council action is not part of this record.
The owner sought a minor variance (VA-24-21) raising the maximum lot coverage at 305 S Clifton Ave for a two-car detached garage. The minutes record a motion to approve and a roll call with more nays than ayes, and on its findings the Zoning Board of Appeals denied the variance (VA-24-21). The minutes' closing line for the vote prints a count that does not match the roll call.
The Zoning Board of Appeals voted 5–0 to recommend approval of major variances (VA-24-17) allowing a first-floor addition at 813 S. Cumberland to match the existing house's first-floor elevation, which is above the ordinance maximum. The minutes caption the case as minor, while the motion treats it as major. Any later City Council action is not part of this record.
The applicant sought major variances (VA-24-15) at 425 W. Talcott for a detached garage larger than the ordinance permits and a reduced front yard setback, to accommodate a four-unit residential building. The Zoning Board of Appeals voted 4–1 on a motion worded as an approval, and its findings sentence recommends approval of the variances (VA-24-15). Any later City Council action is not part of this record.
The Zoning Board of Appeals voted 5–0 to recommend approval of a major variance (VA-24-20) for the reconstruction of a nonconforming side porch and staircase at 419 N. Northwest Hwy that sits in the side yard setback and provides access to the second floor. Any later City Council action is not part of this record.
The applicant, a second-floor business without a storefront at 100 S. Prospect, sought a major variance (VA-24-18) to install a wall sign on the multitenant building. The Zoning Board of Appeals voted 4–1 to recommend approval. Any later City Council action is not part of this record.
The Zoning Board of Appeals approved a minor variance (VA-24-13) allowing a six-foot fence along the corner side lot line at 1317 S. Prospect, above the ordinance's maximum fence height, around a pool area. The vote was 5–0.
