S-525 - 03/27/1984 - VARIATION - Ordinances ORDINANCE NO. S- 525
AN ORDINANCE GRANTING VARIATIONS FRO!4 THE PROVISIONS OF THE ZONING
ORDINANCE OF THE VILLAGE OF OAK BROOK RELATIVE TO
DRIVEWAY LOCATION AND LOADING BERTHS
(Crossings At Oak Brook -_.Vantage Properties, Inc.)
WHEREAS, an application has been filed requesting variations for property
located on the North side of the West end of Kensington Road bounded by Route 83
on the West and by the East/West Tollway on the North; and
WHEREAS, the Zoning Board of Appeals of the Village of Oak Brook pursuant to
due and appropriate legal notice conducted a public hearing thereon on March 6,
1984; and
WHEREAS, the said Zoning Board of Appeals made specific findings of fact and
recommendations that:
1 The requested variation from the provisions of Section XI
(D)(7) to permit a reduction from 4 to 2 of the number of
loading berths required for each building be granted;
2. That the requested variation from the provisions of
Appendix II, Paragraph 4 of the Zoning Ordinance to permit
a reduction in the required separation between driveway
entrances from 316 feet to 245 feet be granted;
3. That the requested variation from the provisions of Section
XI(E)(7)(ii) to increase from 6 to 353 the permitted number
of parking spaces in front of a building be denied; and
WHEREAS, the corporate authorities have considered these recommendations and
findings and concur in the same since they are supported by the preponderance of
evidence in the record.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF OAK BROOK, DU PAGE AND COOK COUNTIES, ILLINOIS as follows:
Section 1: That the preamble hereinabove set forth is hereby incorporated
herein as though fully set forth.
Section 2: That a variation is hereby granted from the provisions of
Appen i3 x I,Paragraph 4 of the Zoning Ordinance of the Village of Oak Brook so
as to permit two (2) driveway entrances to the property hereinafter described in
Section 4 to be 245 feet apart; provided that said driveways shall be constructed
in substantial conformance with the site plan attached hereto entitled "The
Crossings At Oak Brook, Oak Brook, Illinois" prepared by Vantage Companies of
Solomon, Cordwell, Buenz & Associates and dated as received January 15, 1984.
Section 3: That a variation is hereby granted from the provisions of
Section XI (5)(7) of the Zoning Ordinance of the Village of Oak Brook so as to
reduce the required loading berths for each proposed building from 4 to 2.
Section 4: That the variations herein granted pursuant to this Ordinance
are limited to the property hereinabove described located at 1420 and 1520
Kensington Road, which property is legally described as:
Lot 12 in Corporate Plaza Subdivision Unit II of parts of Lots
1 and 2 in Oak Brook Assess-nent Plat #3 of part of Section 26,
Township 39 North, Range 11, East of the Third Principal
Meridian according to the plat thereof recorded August 10,
1972 as Document No. R72-46895 in Du Page County, Illinois.
Permanent Parcel Number: 06-26-101-006
also to be known as Lot 1 of "The Crossings At Oak Brook
Subdivision".
Ordinance No. S- 525
Ordinance Granting Variations Relative
To Driveway Locations & Loading Berths
(The Crossings at Oak Brook & Vantage
Properties, Inc.)
Page 2
Section 5: That this Ordinance shall be in full force and effect from and
after its passage and approval pursuant to law.
PASSED this 10th day of April , 1984.
Ayes: Trustees Imrie, Listecki, Maher, Philip Rush and Watson
Nays: None
Absent: None
APPROVED this 10th day of April 1984.
VILLAGTP RESIDENT"
ATTEST:
VILLAGE CLERK
APPROVED AS TO FORM:
�w.
VI GE ATTORNEY
Published
Date Paper
Not Published X
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
March 9, 1984
MEMO TO: John H. Brechin, Village Manager
FROM: Bruce F. Kapff, Assistant to Village Manager
SUBJECT: Vantage - Loading Berth, Driveway and Parking Variations
(West end of Kensington Road)
APPLICATION IN GENERAL
Vantage Properties, as owners of Lot 12 of the Corporate Plaza Subdivision Unit 2
and contract purchasers of that portion of the NI Gas property located directly
North of Lot 12, have submitted plans to construct two office buildings each
containing approximately 157,500 square feet of gross floor area for a total floor
area for the site of 315,000 square feet.
The subject property is located on the North side of the West end of Kensington
Road bounded by Route 83 to the West and the East/West Tollway to the North.
The Plan Commission is scheduled to hear the proposed Crossings Subdivision which
would join Lot 12 and the NI Gas parcel into one lot at their meeting of March 19,
1984.
The total site area following the subdivision will be 16.8 acres. The development,
as presently proposed, requires the NI Gas property in order to meet the Floor Area
Ratio standard and required number of parking spaces.
SPECIFIC ZONING RELIEF
1) Loading Berths - Section XI(D)(7) of the Zoning Ordinance requires a minimum of
four loading berths for each of the proposed 157,500 square foot buildings. A
Variation has been applied for to reduce the requirement to two loading berths
per building.
The Zoning Board of Appeals recommended approval of this requested Variation at
it March 6, 1984 meeting.
2) Separation between driveway entrances - Appendix II, Paragraph 4 of the Zoning
Ordinance, when figured against this property, would permit the separation between
two driveway entrances no closer than 316 feet based on the lot line adjoining
RE: Vantage
March 9, 1984
Page 2
Kensington Right of Way being 790 feet in length. A Variation has been applied
for to reduce the separation to approximately 245 feet for the two entrances
proposed.
The Zoning Board of Appeals recommended approval of this requested Variation
at its March 6, 1984 meeting.
3) Parking in front of the building - Section XI(E) (7) (ii) permits the location of
no more than six parking spaces in front of the building. The Site Plan in your
file has been marked with a blue line to the South of which has been determined
to be parking located in front of the building. A Variation has been applied
for to permit approximately 353 parking spaces in front of the building.
The Zoning Board of Appeals recommended denial of this requested Variation at
its March 6, 1984 meeting.
It should be'noted that Vantage also appealed the Building Commissioner's decision
concerning the definition of "parking in front of the building".
The Zoning Board of Appeals, at its March 6, 1984 meeting, affirmed the Building
Commissioner's decision which is shown as the blue line on the enclosed Site Plan.
The Zoning Board's action with respect to the Appeal is only provided as informa-
tion to the Village Board since according to the Village's Zoning Ordinance,
appeals are not reviewed by the Village Board.
Respectfully submitted,
Bruce F. Kapff
Assistant to Village Manager
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
March 9, 1984
President & Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Vantage - Loading Berth, Driveway and Parking Variations
(West end of Kensington Road)
Dear President & Board of Trustees:
The Zoning Board of Appeals, at its regular meeting of March 6, 1984, considered the
application of Vantage Properties for the following specific types of zoning relief:
1) Variation from the provisions of Section XI(D) (7) to permit a reduction from four
to two the number of loading berths required for each 157,500 square foot building.
The Zoning Board of Appeals recommends to the President and Board of Trustees
approval of this requested Variation for reasons that the Ordinance requirement
places undue hardship when viewed in relationship to the proposed use of the buildings.
This recommendation was made on a motion by Member Hodges, seconded by Member Bartecki
and approved on a Roll Call Vote of five (5) ayes: Members Bartecki, Fullan, Hodges,
Savino, Chairman Baroni; zero (0) nays; two (2) absent: Members Crouch, Reynolds.
2) Variation from the provisions of Appendix II, Paragraph 4 of. the Zoning Ordinance
to permit a reduction in the required separation between driveway entrances on a
lot from 316 feet to 245 feet.
The Zoning Board of Appeals recommends to the President and Board of Trustees
approval of this requested Variation for reasons that a genui- -e hardship has
been shown since the entire Kensington Right of Way has not been paved which
creates an impossibility to comply with the Ordinance.
This recommendation was made on a motion by Member Hodges, seconded by Member Fullan
and approved on a Roll Call Vote of five (5) ayes: Members Bartecki, Fullan, Hodges,
Savino, Chairman Baroni; zero (0). nays; two (2) absent: Members Crouch, Reynolds.
3) A Variation from the provisions of Section XI(E)(7) (ii) to increase from 6 to 353
the permitted number of parking spaces in front of the building.
RE: Vantage
March 6, 1984
Page 2
The Zoning Board of Appeals recommends to the President and Board of Trustees
denial of this requested Variation for reasons that there has been no showing that
the applicant could not construct the buildings on the property in a manner which
would comply with the Zoning Ordinance which would be no more difficult than with
the proposed plan and, furthermore, to grant such a variation would set an unnecessary
precedent.
This recommendation was made on a motion by Member Hodges, secondedrb
g y Member Savino
and approved on a Roll Call Vote of five (5) ayes: Members Bartecki, Fullan, Hodges,
Savino, Chairman Baroni; zero (0) nays; two (2) absent: Members Crouch, Reynolds.
Sincerely,
Gene J. Baroni, Chairman
Zoning Board of Appeals
BFK/GJB/3r
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ZONING BOARD OF APPEALS Minutes -8- March 6, 1984
V VANTAGE - APPEAL OF BUILDING COMMISSIONER'S DECISION• PARKING LOADING AND
DRIVEWAY VARIATIONS West end of Kensington Road)
The Secretary noted that the required Legal Notice was published in the Oak Brook
DOINGS on February 16, 1984 and surrounding property owners were also notified of
this hearing on that date.
The following persons were present representing this application: Jeffrey Jahns,
Attorney; Fred Kaplan, Attorney; Bob Olson, Land Planner; Robert Sholiton,
Executive Vice President of Vantage Properties; Pat Hannigan, STS Soil Consultant;
John Buenz, Architect.
Mr. Jahns indicated that Vantage Properties presently owns Lot 12 of the Corporate
Plaza Subdivision Unit 2 and is contract purchaser of that portion of the NI Gas
property located directly North. Mr. Jahns submitted various suggested findings of
fact which the Zoning Board of Appeals could utilize in order to justify the
requested Appeal and Variations.
Mr. Sholiton stated that Vantage Properties is a national real estate developer
listed within the top five such companies nationwide with a total to date of 2.5
billion square feet of office space developed. He noted that the proposed
development is comprised of two 3-story atrium office buildings comprising
approximately 150,000 square feet of floor area each of masonry construction. He
noted that the plan was to create buldings of an interesting shape as opposed to
standard rectangular buldings. Furthermore, the roof mechanical areas have been
screened for aesthetic purposes.
Concerning the Appeal, Mr. Jahns presented various exhibits noting the Building
Commissioner's decision as well as an alternative Site Plan #2 rotating the
southerly building which, according to the Building Commissioner, would comply.
He stated that the Building Commissioner's decision is incorrect, since it relys on
a portion of Section XI(E)(7) taken out of context. He noted that Subsection (7)
concerns parking within yards and that Subsection (ii) within Subsection (7) which
prohibits parking in front of buildings actually refers to parking in front of the
building within the side yards.
Mr. Jahns agreed that the intent of the Ordinance was to prohibit parking in front
of the building, although he contends that the Ordinance presently does not state
that prohibition.
Furthermore, he indicated that "front of building" is not specifically defined by
the Zoning Ordinance and that the Ordinance as written is impossible to apply to
buildings of unusual shapes, as in the present case.
Mr. Jahns noted that Vantage had previously, on an informal basis, reviewed the
current plans with Village Staff and, at those times, received no indication that
the proposed parking in front of the buildings would not be permitted.
Mr. Jahns then submitted an affidavit from Mr. Thomas I. Humes, partner in the
architectural firm of Solomon, Cordwell, Buenz & Associates.
ZONING BOARD OF APPEALS Minutes -8- March 6, 1984
ZONING BOARD OF APPEALS Minutes -9- March 6, 1984
V VANTAGE - APPEAL OF BUILDING COMMISSIONER'S DECISION; PARKING LOADING AND
DRIVEWAY VARIATIONS West end of Kensington Continued)
Chairman Baroni indicated the difficulty for Zoning Board members required to read
information just submitted by the applicant, and suggested that it might be
inappropriate for the Zoning Board of Appeals to take action with respect to the
current applications until such time as the Board has a chance to review these
documents.
Mr. Jahns made reference to other instances within the Village which suggest that
the Village's Building Department had previously interpreted the "front of
building" standard differently. He noted Regency Towers which, according to an
aerial photograph, contains 20 parkings spaces to the North, or front, of the
building.
In response to Member Savino, Mr. Jahns stated that the applicant was unaware of
the problems concerning front of the building parking until receipt of Mr. Kapff's
February 2, 1984 letter.
Member Savino inquired as to why the Plan referred to as Alternate #2 could not be
constructed since, apparently, the Building Commissioner would approve such a plan.
Mr. Jahns indicated that Alternate #2 would be difficult to construct due to bad
soil and poor parking distribution on the site. Mr. Jahns further noted that since
Alternate #2 would be approved by the Village and is only different from the
original plan by rotating the southerly building, he questioned the purpose of the
Ordinance since the site layout is basically the same.
Member Hodges stated that the standard applied by the Building Commissioner seems
to express the intent of preventing parking in front of those parts of a building
which are directly visible from the street. He further noted that the applicant's
reference to other properties within the Village would not necessarily be germane,
since those properties may have been constructed illegally.
i
Member Hodges inquired as to what area Vantage believes is the front of the
building.
Mr. Jahns indicated that the front of the building should be all areas to the South
of an East/West line touching only the southern-most point of the southerly
building.
In response to Member Hodges, Mr. Jahns indicated that approximately 254 parking
spaces are effected by the Building Commissioner's decision, which could not be
relocated.
In response to Member Hodges, Mr. Jahns agreed that the Building Commissioner's
interpretation of the original plans, as well as Alternate #2, are consistent. He
also noted that they do not wish to utilize Alternate #2 due to poor soils and
ZONING BOARD OF APPEALS Minutes. -9- March 6, 1984
0
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ZONING BOARD OF APPEALS Minutes -10- March 6, 1984
V VANTAGE - APPEAL OF BUILDING COMMISSIONER'S DECISION; PARKING LOADING AND
DRIVEWAY VARIATIONS West end of Kensington) Continued
d
parking layout.
Chairman Baroni stated that if the two buildings on Alternate #2 were separated by
a greater distance, the parking distribution could be improved.
It
Mr. Jahns stated that such an arrangement would not be as aesthetically pleasing.
The Chairman asked Building Commissioner James Clark to present the basis for his
determination.
Building Commissioner Clark stated that in earlier discussions with Vantage
concerning their proposed development, he had never seen the current proposal which
contains approximately 353 parking spaces in front of the building. He also noted
that Village Staff has consistently attempted to assist Vantage including advising
them of the potentially bad soils located on the property. He noted that the
determination of that part which is in front of the building includes all portions
of the building exterior which faces to the front. He submitted, as evidence, the
approved Building Plans for Regency Towers dated 1977 which do not show the 20
spaces in front of the building noted on Mr. Jahns' aerial. He stated that the
intent of the Ordinance was clearly to protect the view of the front of a building,
keeping all parking out of such areas.
Member Hodges inquired as to why the Building Department did not advise Vantage of
the nonconformity until the February 2, 1984 letter.
Building Commissioner Clark stated that he was not aware of having ever reviewed
the particular building design in question prior to the review which prompted the
February 2nd letter. He further noted that it is standard practice for the
Building Department to advise applicants at all times when plan deficiencies are
noted.
Mr. Jahns stated that Vantage has no quarrel with Village Staff and indicated that
they have consistently been fairly treated by the Village regarding this
application. He noted their only complaint being the faulty interpretation of the
Ordinance.
Chairman Baroni inquired as to when the current building design was proposed and
also noted his confusion as to the justification of the appellant's case and stated
thaP perhaps the written information just submitted is more understandable.
The Chairman further noted that the Village has consistently been opposed to
locating more than 6 parking spaces in front of a building.
Member Hodges stated that the appellant's technique of drawing a line adjacent to
the southern most point of the building would clearly defeat the intent of the
Ordinance.
ZONING BOARD OF APPEALS Minutes -10- March 6, 1984
ZONING BOARD OF APPEALS Minutes -11- March 6, 1984
V VANTAGE - APPEAL OF BUILDING COMMISSIONER'S DECISION; PARKING LOADING AND
DRIVEWAY VARIATIONS West end of Kensington Continued
A motion was made by Member Hodges, seconded by Member Savino to deny the appeal of
the Building Commissioner's decision for the reason that the interpretation of the
Ordinance presented by the Building Commissioner is reasonable and consistent with
the intent of the Zoning Ordinance and, furthermore, that the interpretation of the
Ordinance presented by the applicant appears to be a strained interpretation which
would lead to unusual results if applied generally throughout the Village.
ROLL CALL VOTE: Ayes: (5)
Members Bartecki, Fullan, Hodges,
Savino, Chairman Baroni
Nays: (0)
Absent: (2)
Members Crouch, Reynolds
MOTION CARRIED. . . . .
Mr. Jahns proceeded to present more information concerning the specific Variations
requested.
Regarding the requested Variation to place 353 parking spaces in front of the
building, Mr. Jahns stated that the proposed building location was so located based
on bad soils, as well as various 100-foot setbacks and utility esenents surrounding
the property. He noted that the planning process was to avoid such undesirable
areas and also noted that the subject property is the deepest 110" zoned lot within
the Village and, therefore, has certain hardships associated with its development.
Mr. Pat Hannigan, of STS Soil Consultants, stated that soils in the vicinity of the
northerly Building B are not as bad and, therefore, will be constructed on simple
footings. The southerly Building A, being partially located within the bad soil
area, will be constructed on pylons. He noted that the poor soil area ranges in
depth from 9 feet to 20 feet. Furthermore, soil borings indicate substantial
underground water at the southeast corner of the property, which should not be
penetrated even with pylons. He noted that soil borings were performed in November
and December, 1983.
In response to Member Hodges, Mr. Jahns indicated their awareness of a bad soil
condition prior to purchase, although they were unaware of the extent of the bad
soil area.
Mr. Sholiton confirmed such awareness of the poor soil area and noted that prior to
purchase, the original soil test, performed on a 200-foot grid pattern, did
indicate the poor soil area.
Mr. Hannigan stated that the grid spacing at 200 feet is somewhat wide although is
a normal technique prior to purchase.
ZONING BOARD OF APPEALS Minutes -11- March 6, 1984
i
ZONING BOARD OF APPEALS Minutes -12M March 6, 1984
V VANTAGE - APPEAL OF BUILDING COMMISSIONF; , 'S DECISION• PARKING LOADING AND
DRIVEWAY,VARIATIONS West end of Kensin�'t,-O Continued
Chairman Baroni inquired as to why the 200-foot spacing was chosen if indications
were that soils were bad on the site.
Member Hodges suggested that a 200-foot spacing of soil boring would have indicated
the worst of the bad soil area.
Mr. Jahns stated that the poor soils would be a problem for whomever purchased the
property and, therefore, would constitute a hardship for any particular property
owner.
Chairman Baroni indicated that such a property owner, realizing poor soil
conditions, would have paid a different price for the property based on its
limitations.
Member Hodges suggested that if the soil condition were known prior to purchase,
this would not constitute a hardship.
Mr. Jahns stated that the poor soils were not perceived as a difficulty, since it
was assumed that parking areas could be placed over the area.
In response to Chairman Baroni, Mr. Hannigan stated that construction of Alternate
#2 might require different types of construction techniques, although he could not
say precisely until detailed building plans had been prepared.
Mr. John Buenz, Architect of the proposed structure, stated that the site design
had been based on a desire to avoid a large rectangular building, and also to
create an equilibrium of parking servicing each of the two buildings.
In response to Chairman Baroni, Mr. Buenz stated that a parking structure could be
built, although it would be costly.
Mr. Sholiton stated one of the hardships being the large bulk of the property,
which is one of the largest in the Village's ORA District. He stated that parking
location with respect to the proposed building is very important, since it is
difficult to make employees walk great distances.
Concerning the requested Driveway Variation, he noted that according to IDOT's
letter of February 28, 1984, Kensington Road will never be connected to Route 83
and, therefore, the only property negatively impacted by the closer separation of
driveways would be Vantage.
Mr. Bob Olson, Land Planner, reviewed the various site characteristics. He noted
that Ceco Steel located directly East of the subject property has parking directly
adjacent to that proposed by Vantage, which has been determined by the Building
' Commissioner to be located in front of the building.
Mr. Olson noted on the Site Plan proposed berms and plantings along Kensington
ZONING BOARD OF APPEALS Minutes -12- March 6, 1984
ZONING BOARD OF APPEALS Minutes -13- March 6, 1984
V VANTAGE - APPEAL OF BUILDING COMMISSIONER'S DECISION• PARKING LOADING AND
DRIVEWAY VARIATIONS West end of Kensington) Continued
which would effectively screen all of the parking from view.
Mr. Jahns summarized that their application is essentially for permission to move
buildings further back putting more parking to the front. He noted that concerning
the Variation for driveway separation, the zoning standard should only be construed
on that part of the right of way which has been constructed, and not on the entire
right of way which extends to Route 83. He stated that one driveway would be
feasible, although two would be more convenient.
Concerning their requested Variation on Loading Berths, Mr. Jahns presented two
separate plans, one showing two loading berths per building as proposed, and one
indicating four berths per building as required.
Mr. Sholiton stated that office buildings of the proposed type do not require four
berths for each 150,000 square foot building. Building management generally
prevents the need for so many docks by scheduling the timing of move ins and move
outs. He noted that if the Variation is approved, plans are to replace such dock
areas with landscaping.
Mr. Jahns indicated that the proposed development does not utilize the maximum
floor area ratio permitted and further noted that atriums in this development are
included in the floor area ratio determination, although such interior space is not
marketable.
The Chairman noted that there were no members of the audience expressing support
for or opposition to the proposed Variations.
A motion was made by Member Hodges, seconded by Member Fullan to recommend to the
President and Board of Trustees approval of the requested Variation to Paragraph 4
of Appendix II of the Zoning Ordinance to permit construction of two driveways with
a separation of approximately 245 feet, for reasons that a general hardship has
been shown since the entire Kensington right of way has not been paved, which
creates an impossibility to comply with the Ordinance.
ROLL CALL VOTE: Ayes: (5)
Members Bartecki, Fullan, Hodges,
Savino, Chairman Baroni
Nays: (0)
Absent: (2)
Members Crouch, Reynolds
MOTION CARRIED. . . ..
A motion was made by Member Hodges, seconded by Member Bartecki to recommend to the
President and Board of Trustees approval of the requested Variation to Section
ZONING BOARD OF APPEALS Minutes -13- March 6 1984
ZONING BOARD OF APPEALS Minutes -14- March 6, 1984
V VANTAGE - APPEAL OF BUILDING COMMISSIONER'S DECISION• PARKING LOADING AND
DRIVEWAY VARIATIONS West end of Kensington) (Continued)
XI(D)(7) to reduce the required number of berths per building from 4 to 2 for
reasons that the Ordinance requirement places undue hardship when viewed in
relationship to the proposed use of the buildings.
ROLL CALL VOTE: Ayes: (5)
Members Bartecki, Fullan, Hodges,
Savino, Chairman Baroni
Nays: (0)
Absent: (2)
Members Crouch, Reynolds
MOTION CARRIED. . . . .
A motion was made by Member Hodges, seconded by Member Savino to recommend to the
President and Board of Trustees denial of the requested Variation to Section
XI(E)(7)(ii) to permit construction of approximately 353 parking spaces in front of
the building for reasons that there has been no showing that the applicant could
not construct the buildings on the property in a manner which would comply with the
Zoning Ordinance which would be no more difficult than with the proposed plan and,
furthermore, to grant such a Variation would set an unnecessary precedent.
ROLL CALL VOTE: Ayes: (5)
Members Bartecki, Fullan, Hodges,
Savino, Chairman Baroni
Nays: (0)
Absent: (2)
Members Crouch, Reynolds
MOTION CARRIED. . . . . .
The Chairman called a 5-minute recess at 10:48 P.M. and reconvened the meeting at
10:54 P.M.
ZONING BOARD OF APPEALS Minutes -14- Mar,---h 6, 1984
Illinois Department of Transportation
Division of Highways/District 1
1000 Plaza Drive/Schaumburg, Illinois/60196
February 28 , 1984
The Balsamo/Olson Group
Mr. Carl Kramp
1 South 376 Summit
Oak Brook Terrace , IL 60181
Dear Mr. Kramp :
The Illinois Department of Transportation will not
allow any access to Illinois 83 between 22nd Street
and 31st Street at Kensington Road.
We presently have a corridor study along this section
and the preliminary recommendation includes total
limitation on access in this section.
Very truly yours ,
Sigmund C. Ziejewski
District Engineer
By: 14 X�1�11114vll.211
Carl owa s i
District Traffic Engineer
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[AAR 0 b 1984 a_fZ41i1�-
VILLAGE OF OAK BROOK, IL.
ADMINISTRATION
Ex . V- Ig-
PROPOSED FINDINGS OF FACT: PARKING VARIANCE
1. Vantage Properties, Inc. , a Texas Corporation
( "Vantage" ) , is the contract purchaser from Northern Illinois
Gas Company of the strip of land lying between Lot 12 in
Corporate Plaza Subdivision Unit Two and the Illinois East-West
Tollway and also is the sole beneficiary of American National
Bank and Trust Company of Chicago Trust No. 58303, which trust
is the legal title holder of said Lot 12 (together, the
"Property" ) .
2. Vantage will be the developer of the Property.
3. The Property is currently zoned in the ORA-1 Zoning
District under the provisions of the Village of Oak Brook Zoning
Ordinance (the "Ordinance" ) .
4. Section XI(E) (7) of the Ordinance provides, in relevant
part, as follows :
In Yards: Off-street parking spaces, open to the
sky,may be located in required interior side yards
and rear yards, no less than 10 feet from the nearest
lot line, except a parking area containing 4 or more
parking spaces shall be not less than 40 feet from an
adjoining residence district boundary, provided,
however, that . . . (ii ) On any lot in ORA1 or ORA2
Office-Research-Assembly District and an 03 Office
District, not more than 10% of the required
off-street parking spaces, not to exceed 6 spaces,
may be located in front of the building or along the
side of the building adjoining the street , not (�J�ll�
than 25 feet from a street line or 50 feet from V� tt�y VE o
street lines of Cermak and York Road; . . . .
MAR 0 6 i994
VILLAGE Of OAK BROOK, L.
ADMIiNIL'Ti RATION
. •
2 -
5. Vantage has represented to the Village that, if the
requested parking variance is granted it will provide the
required number of off-street parking spaces for the proposed
development, 421 (397 regular size and 24 compact size) of
which will be situated in "front of the building" according to
one interpretation of the subject zoning provision and none of
which will be situated within the front yard of the Property.
6. The evidence indicates as follows:
(a) That a particular hardship, as distinguished from
a mere inconvenience, will result because, due to certain
unique physical characteristics of the Property, the Prop-
erty cannot be economically developed in an efficiently
designed and aesthetically pleasing fashion if Section
XI(E) (7) (ii) of the Ordinance were applied in the instant
case as the Building Commissioner has applied it. First,
the Property appears to be the deepest lot in any "O"
Zoning District. Thus, unless the two buildings which
comprise the proposed development are situated, as shown on
the site plan which was submitted as Exhibit A-1 (the "Site
Plan" ) , in the middle of the site with the parking evenly
distributed around the buildings, the off-street parking
would have to be situated in some cases at very remote
distances from the buildings. This would result in a
significant inconvenience to many of the employees officing
in the buildings and, concomitantly, will render it
unreasonably difficult to market and lease-up the proposed
development .
Second, as evidenced by the soil tests of the Property
submitted by Vantage and the oral testimony of Vantage ' s
soil engineer, a significant portion of the Property is
comprised of bad soil making that portion of the lot
buildable only at a substantial expense.
Third, due to various easements over, under and across
the Property, Vantage is encumbered by several project
design constraints which are not applicable generally to
other property in the same zoning classification.
Fourth, the improved portion of Kensington Road
extends only about one-third of the way across the southern
3 -
boundary of the Property and, as indicated by a letter from
the Illinois Department of Transportation which was sub-
mitted by Vantage, it is highly unlikely that Kensington
Road will be further improved beyond its present western
extremity. The only means of access to the Property,
therefore, affords a narrow angle, as opposed to a full
frontal, view of the property. Moreover, due to the
Property's location at the extreme westerly end of the
improved portion of Kensington Road, that portion of
improved Kensington Road which is adjacent to the Property
will be used almost exclusively for access to the Property
and not as a thru street . Thus, the amount of traffic
passing in front of the Property will be limited.
(b) The instant petition is not motivated by a desire
to make more money out of the Property, but is based upon a
desire to develop the Property in the most design efficient
and aesthetically pleasing fashion. Indeed, the Site Plan
was specially conceived to mitigate many of the aforenoted
hardships imposed upon Vantage by the physical character-
istics of the Property. For example, the two buildings in
the proposed development are laid out so as to avoid most
of the bad soil. The Site Plan also indicates that the
buildings are to be situated toward the middle of the site
with the parking fairly evenly distributed around the build-
ings. This parking layout not only creates a pleasing
appearance, it also represents a sensitive approach to the
location of parking spaces from the perspective of conven-
ience to the users thereof. In addition, since the pro-
posed development will not utilize the maximum allowable
FAR, it is clear that the petition for a variance is not
designed to jam the site with building or parking. Indeed,
the number of parking spaces which would be necessary to
accommodate a development for the Property utilizing the
maximum allowable FAR can be situated on the Property under
a less attractive site plan.
(c) The aforementioned hardships have not been
created by any person presently having an interest in the
Property but are the result of a combination of the size,
shape, soil condition and location of the Property and the
desire to develop the Property in a design efficient
fashion and to promote the highest aesthetic values.
(d) If the instant petition for a variance is
granted, the spirit of the subject zoning provision will
not be undermined. First, as evidenced by Vantage ' s
landscape plans and the oral testimony of Vantage ' s
architect and engineer, the grading, landscaping and berm
4 -
which will be provided will negate the adverse effect that
parking in front of the building might have.
Second, even absent the proposed grading, landscaping
and berm, due to the fact that Kensington Road is not
improved across the entire southern boundary line of the
Property, there would not be a full frontal view of the
subject parking spaces.
Third, in order to accommodate fully the spirit of the
subject provision, Vantage would have to eliminate
virtually all parking on the site, since the Property is
surrounded by three roadways .
(e) The proposed variance will not contravene and
will, in fact, promote the objectives of the Oak Brook
Comprehensive Plan by enhancing the visual aspects of the
Village through good design and attractive landscaping that
screens parking from public view and, in general, by
maintaining and promoting the highest aesthetic values.
(f) The proposed variance will not impair an adequate
supply of light and air to adjacent property or substantial-
ly increase the congestion in the public streets or increase
the danger of fire or endanger the public 's safety or sub-
stantially diminish or impair the property values within
the neighborhood.
(g) The proposed variance will not alter the
essential character of the area in which the Property is
located.
7. The Site Plan, except as to those certain variances
requested, including the instant one, and except as to the
number of small car spaces which Vantage has represented that
it will cure, will be, in all respects, in conformance with the
ordinances of the Village of Oak Brook upon consummation of the
contract purchase with Northern Illinois Gas Company.
I
M
PROPOSED FINDINGS OF FACT: LOADING BERTH VARIANCE
1. Vantage Properties, Inc. , a Texas Corporation
( "Vantage" ) , is the contract purchaser from Northern Illinois
Gas Company of the strip of land lying between Lot 12 in
Corporate Plaza Subdivision Unit Two and the Illinois East-West
Tollway and also is the sole beneficiary of American National
Bank and Trust Company of Chicago Trust No. 58303, which trust
is the legal title holder of said Lot 12 (together, the
"Property" ) .
2. Vantage will be the developer of the Property.
3. The Property is currently zoned in the ORA-1 Zoning
District under the provisions of the Village of Oak Brook Zoning
Ordinance (the "Ordinance" ) .
4. Section XI(D) (7) of the Ordinance provides as follows:
The minimum number of off-street loading berths
accessory to structures and uses hereafter erected,
structurally altered, or enlarged in all Business and
Office - Research - Assembly districts shall be in
accordance with the following schedule:
Gross Floor Area
of Establishments Required Number
square eet
5,000 to 25,000 1
25,001 to 40,000 2
40,001 to 100,000 3 (1c n h�
additional 100 000 square feet of ros
for each addit q 9
floor area, or fraction thereof, over 100,000 uare
feet of gross floor area: One additional loading MAR Q t13
berth.
VILLAGE OF OAK BROOK, IL.
ADMINILTRATION
• • •
2 -
5. The proposed development is comprised of two office
buildings, each having approximately 150,000 square feet of
floor area. One interpretation of the Ordinance would, at a
maximum, require each building to have four loading berths. The
subject provision can, however, be reasonably interpreted as
requiring only five loading berths for the entire proposed
development .
6. Vantage has represented to the Village that if the
requested loading berth variation is granted, it will construct
or provide for each of the two buildings in the proposed
development one loading dock and one loading berth and, further,
that it will utilize the space which would otherwise be used for
loading berths as green space and not for additional parking.
7. The evidence indicates as follows:
a) The loading berth requirements of the Ordinance
apply to manufacturing and industrial uses as well as to
office uses.
b) The proposed development is designed strictly for
office use and, therefore, one loading berth and one
loading dock will adequately serve the proposed develop-
ment, especially in view of the fact that the provision of
a loading dock will facilitate loading and unloading.
c) The granting of the requested variance will not
conflict and is, in fact, in harmony with the surrounding
area.
d) Vantage has agreed to use the Property for no
principal use other than as office space and that for such
use no more than two loading berths per building are useful;
- 3 -
e) A denial of the requested variance would result
in wasted pavement that can be better utilized as green
space and would deny Vantage a reasonable rate of return on
the Property.
f) The conditions upon which the petition for this
variance is based are unique and are not applicable gener-
ally to other property within the same zoning classifica-
tion.
g) The purpose of the requested variance is not
based upon a desire to make more money out of the Property,
but is based upon a desire to utilize better that portion
of the Property at issue as green space as opposed to
pavement for loading berths.
h) The subject hardship has not been created by any
person presently having an interest in the Property, but is
the result of the inapplicability of the subject provision
to the needs of the particular type of development proposed.
i ) The granting of the variance will not be
materially detrimental to the public welfare or injurious
to other property or improvements in the neighborhood in
which the Property is located because one loading berth and
one loading dock per building in the proposed development
will provide adequate off-street loading for the Property.
j ) The granting of the variance will not impair
an adequate supply of light and air to adjacent property,
nor substantially increase the congestion in the public
streets, nor increase the danger of fire, nor endanger the
public safety, nor substantially diminish or impair property
values within the neighborhood because the loading berths
and docks to be provided are of adequate dimension and
number for the proposed development.
S. The site plan which was submitted as Exhibit A-1,
except as to those certain variances requested, including the
instant one, and except as to the number of small car spaces
which Vantage has represented that it will cure, will be, in all
respects, in conformance with the ordinances of the Village of
Oak Brook upon consummation of the contract purchase with
Northern Illinois Gas Company.
PROPOSED FINDINGS OF FACT: DRIVEWAY VARIANCE
1 . Vantage Properties, Inc., a Texas Corporation
("Vantage") , is the contract purchaser from Northern Illinois
Gas Company of the strip of land lying between Lot 12 in
Corporate Plaza Subdivision Unit Two and the Illinois East-West
Tollway and also is the sole beneficiary of American National
Bank and Trust Company of Chicago Trust No. 58303, which trust
is the legal title holder of said Lot 12 (together, the
"Property") .
2. Vantage will be the developer of the Property.
3. The subject property is currently zoned in the ORA-1
Zoning District under the provisions of the Village of Oak Brook
Zoning Ordinance (the "Ordinance") .
4. Appendix II(4) to the Ordinance provides as follows:
Spacing between separate driveway
entrances on a lot (measured center to
center at the lot line adjoining a street )
No less than 40% of the length of the lot
line adjoining the street , or 400 feet ,
whichever is less.
5. Vantage has represented to the Village that , if the
requested driveway variance is granted, it will provide for
two driveway entrances to the Property, which entrances will
be separated by approximately two hundred forty-five ( 245
rr-A feet , measured center line to center line of the dri . YE
MAR 0 6 1984'
VILLAGE OF OAK BROOK, IL:
ADMIN15TRAT113N
AJV
2 -
6. The evidence indicates as follows :
a) That, due to certain physical characteristics
which are unique to the Property, a particular hardship,
as distinguished from a mere inconvenience, will result if
the strict letter of Appendix II(4) to the Ordinance were
applied in the instant case. In particular, Kensington
Road, the only means of access to the Property, is dedi-
cated for r dway purposes across the entire southern
boundary 1 a of the Property but is presently improved
along only, n approximate one-third of said boundary line.
Moreover, K nsington Road is not now and will not be for
the foresee ble future a thru street. As evidenced by the
letter from the Illinois Department of Transportation
which was submitted by Vantage, it is highly unlikely that
Kensington Road will be improved beyond its current western
extremity.
(b) The aforementioned hardship has not been
created by any person presently having an interest in the
Property, but is a result of the fact that the only means
of access to the Property is from a street that is not
improved as dedicated and is not a thru street.
C) The instant petition for a variance is not
motivated b a desire to make more money out of the
Property, b t is based upon a desire to facilitate ingress
and egress to and from the Property and to improve and
promote tra fic planning and safety.
d) The proposed variance will not impair an
adequate supply of light and air to adjacent property or
substantially increase the congestion in the public
streets , or increase the danger of fire , or endanger the
public safety, or substantially diminish or impair
property values within the neighborhood. Further, if
granted, the variance will promote and improve public
safety.
e) The spirit of the subject zoning provision
will not be undermined and , indeed, will be furthered by
the grantina of the instant variance because public safety
will be pro noted.
f) The granting of the variance will not alter
the essenti 1 character of the area in which the Property
is located.
3 -
7. The site plan which was submitted as Exhibit A-1,
except as to those certain variances requested, including the
instant one , and except as to the number of small car spaces
which Vantage has represented that it will cure, will be, in
all respects , in conformance with the ordinances of the Village
of Oak Brook upon consummation of the contract purchase with
Northern Illinois Gas Company.
AFFIDAVIT 1
.r It
I, Thomas I . Humes, first being duly sworn ofil 'a(tfi,
hereby depose and state as follows: VILLAGE UP OAK U00K, IL.
AD 1411`2l i�:;.i.F-zikT I 0 N
1. I am a partner in the architectural firm of Solomon,
Cordwell, Buenz & Associates ("SCB") . SCB are the
architects for an office building project (the "Development")
being developed by Vantage Properties, Inc . , ( "Vantage") ,
on a parcel of real estate located at the intersection of
Kensington Road, Route 83 and the Northern Illinois Tollway
in Oak Brook, Illinois. I have authority to make this
Affidavit in behalf of SCB and Vantage.
2 . I have personal knowledge of the subject matter
and the facts contained herein and if sworn as a witness
can competently testify thereto.
3. This Affidavit is being submitted in support of
Vantage ' s petition for a zoning variation from that portion
of Section XI (E) (7) of the Village of Oak Brook Zoning
Ordinance (the "Ordinance") , which the Village interprets
to allow a maximum of six (6) parking spaces in front of
the Development' s .two buildings along Kensington Road and
in support of Vantage' s appeal from such interpretation.
4 . On or about September 21, 1983 , SCB submitted a
site plan for the Development to the Village of Oak Brook.
(A true and accurate copy of this site plan (the "Site
Plan") is attached hereto and made a part hereof as
Exhibit A. ) The Site Plan, which was prepared by SCB, in
part, pursuant to a fair and reasonable reading of
Section XI (E) (7) of. the Ordinance, indicates Vantage ' s
intent to locate a large number of parking spaces "in
front of" (as currently interpreted by the Village) the
Development' s two buildings along Kensington Road. The
Site Plan also indicates that no parking spaces will be
situated in the front yard of the subject property .
EXHIBIT
A -7
•
The Site Plan was an early version of the plan which has
been subsequently refined to the lan currently before
P y e ore
the Village of Oak Brook and its Zoning Board of Appeals .
5 . On September 21, December 14 and December 20 , 1983,
I met with Village officials to discuss the Site Plan and
various provisions of the Ordinance that impact upon it,
including front, side and rear yard setbacks, prohibitions
and permissions with respect to parking arrangements,
landscaping and off-street loading regulations and FAR
calculations.
6 . Village officials had several comments relative to
the Site Plan and specified that certain changes be made
thereto. None of the comments or requested changes, however,
concerned the location of parking "in front of" the subject
buildings. Indeed, at no time during these meetings or
at any other time prior to February 2, 1984, did any Village
. official ever indicate that there was a problem with the
Site Plan insofar as it provided for a substantial number
of parking spaces "in front of" the southernmost building
of the Development along Kensington Road. Accordingly,
SCB and Vantage, in reliance upon the Village' s review of
the Site Plan, continued, at substantial cost and expense,
to prepare detailed drawings and to conduct studies for
the Development and, in general, to plan the Development.
The current plan is a refinement of the Site Plan and, in
reliance on the foregoing events, shares with the Site Plan
the characteristic of having parking "in front of" the
building. Until February 2, 1984 , I had no idea that the
subject Ordinance provision prohibited all but six parking
spaces located on the front access street side of a
Development.
7 . By letter dated February 2 , 1984 , a copy of which
is attached hereto and made part hereof as Exhibit B,
Vantage was informed by the 'Village that the parking shown
- 2 -
on the Site Plan as being "in front of" the Development' s
two buildings along Kensington Road was, according to the
Village' s interpretation of Section XI (E) (?) of the
Ordinance, nonconforming.
8 . Vantage has, to date, incurred substantial costs
and expenses in planning the Development per the Site Plan.
Moreover, a significant portion of these costs and expenses
was incurred in reliance on and subsequent to the Village ' s
reviews of the Site Plan, which reviews, as noted, did not,
until February 2, 1984, result in any objection to the Site
Plan' s parking layout. Vantage will incur significant
additional costs and expenses if the Village requires
Vantage to develop another site plan and reconfigure the
Development so as to provide for a maximum of six (6)
parking spaces "in front of" the buildings along Kensington
Road.
AND FURTHER AFFIANT SAYETH NOT.
Thomas I . Humes
SUBSCRIBED AND SWORN to
before me this -G tL day
of February, 1984 .
My commission expires : •^
`� Notary Public
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VI LLAGE OF '�OAK BROOT`
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
GSA-2220
'February 2, 1984
Mr. Robert Sholitin
Vantage Properties, Inc.
3040 Salt Creek Lane
Arlington Heights, Illinois 60005
RE: The Crossings
Dear Mr. Sholitin:
The following is Village Staffs review concerning your proposed development at the
West end of Kensington Road based on both the general Site Plan submitted with your
Loading Berth Variation request and Sheet C-1, Grading Utility and Site Plan re-
lating to this development:
1) Appendix II, paragraph 4, of the Zoning Ordinance states "Space in between
separate driveway entrances on a lot (measured center to center at the lot line
adjoining a street) no less than 40 percent of the length of the lot line adjoining
a street or 400 feet, whichever is less". A street is defined by the Zoning
Ordinance as "A permanent public or private right of way which affords a pri-
mary means of access to abutting property". The lot line adjoining the Kensington
right of way, which abuts the entire southerly border of your property, is
approximately 790 feet in length. Therefore, two driveways exiting on such right
of way may be no closer than 316 feet apart. The two drives presently shown on
the plans are approximately 245 feet apart and, thereby, are nonconforming.
2) Section XI(E) (7) (ii) states in part "On any lot in ORA-1 or OP-k-2 Office Research
Assembly District and 0-3 Office District, not more than 10 percent of the re-
quired off-street parking spaces, not to exceed 6 spaces, may be located in front
of the building. . .". I have enclosed a copy of your proposed Site Plan which has
added to it a blue line. Parking to the South of that blue line is considered to
be parking which is "in front of" the two buildings and, therefore, nonconforming.
3) Appendix I, footnote #2, states "Spaces for compact cars at the ratio of not to
exceed one space in twenty may be provided adjacent to required tree areas. . .".
The required parking for this development is 1,064 spaces based on a total floor
area of 292,512 square feet. Of the 1,066 spaces, I was able to count on the
Plan 64 or 6 percent are compact in size which exceeds the 5 percent permitted.
EXHIBIT B
February 2, 1984
Wage 2
f
44) Parking areas shown on the NI Gas property - Section XI(E) (2) states in part
"Required accessory off-street parkin
g spaces shall be located on the same lot as
the principle use or structure except when the Plan Commission recommends and the
Board of Trustees authorizes for a specific use the location of all or part of the
required off-street parking spaces on a lot that does not contain the principle
use or structure". Since the approximately 189 spaces located on the NI Gas
property are required spaces, you have at least two options with respect to the
current Plan:
a) Based on Section XI(E) (2) as stated above, you could request permission from
the Plan Commission and Village Board to locate a portion of your required
off-street parking on the NI Gas property. You should note that such an
arrangement also requires compliance with the regulations of Section XI(E) (10)
which, essentially, requires you to obtain some type of long-term renewable
lease indicating control of the NI Gas property for the required parking.
b) The other option is to purchase the NI Gas property. Should you decide this
course of action, a two-lot resubdivision would be necessary. One lot being
the existing Vantage property combined with that portion of the NI Gas strip
adjacent and the second lot being the remainisa NI Gas property.
5) Certain parking spaces located throughout the site are located such that drivers
would be required to back out into main collector driveways as opposed to the
normal aisle adjacent to such spaces. Although the Village has no particular
standard relating to. such design, this layout may be more of a problem for the
building managers in the future.
Your current application for a Variation relating to Loading Berths is scheduled for
the March 6, 1984 Zoning Board of Appeals meeting.
Should you wish to apply for additional zoning relief to be heard at that same meeting
relating to the above review comments, you must modify your application no later than
Tuesday, February 7, 1984, in order that the requisite Legal Notice might be published
in time. You should note that each Variation requested requires an additional $300.00
filing fee.
Should you decide to file a Plat of Resubdivision, the filing deadline is February 15,
1984 which application would be heard by the Plan Commission at their meeting of
March 19, 1984.
Should you have any questions concerning any of the above, please feel free to call.
Sincerely,
G7
Bruce F. Xapff
Assistant to Village "tanager
Brx/jr
Enc.
cc: John H. Brechin, Village Manager
Richard A. Martens, Village Attorney
Dale L. Durfey, Jr. , Village Engineer
James Clark, Building Commissioner
Marianne Lakosil, Asst. Building Commissioner
M GOOF OAIC
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9CFCOUNt'4 1
VI LLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
March 2, 1984
MEMO TO: Zoning Board of Appeals
FROM: Bruce F. Kapff, Assistant to Village Manager
SUBJECT: Vantage - Loading Berth, Driveway & Parking Variations
West End of Kensington
APPLICATION IN GENERAL
Vantage Properties, as owners of the subject parcel, have submitted- plans to construct
two office buildings each containing approximately 157,500 square feet of gross floor
area for a total floor area for the site of 315,000 square feet.
The subject property is located on the North side of the West end of Kensington Road
bounded by Route 83 to the West and the East/West Tollway to the North.
The proposed development utilizes two existing parcels, these being Lot 12 of the
Corporate Plaza Subdivision Unit #2 comprised of 14.9 acres and a portion of the
NI Gas property located to the North comprising approximately 1.8 acres.
The Plan Commission is scheduled to hear the proposed Crossings Subdivision which
would join these two parcels together on March 19, 1984.
The total site area following the Subdivision will be 16.8 acres. The development,
as proposed, requires the NI Gas property in order to meet the FAR standard and
required parking. A total of 1,070 parking spaces are shown.
SPECIFIC ZONING RELIEF
I have attached pages from the Zoning Ordinance noting the particular sections for
which Variations have been requested:
1) Loading Berths, Section XI(D) (7) , requires a minimum of four loading berths for
each of the proposed 157,500 square foot buildings. A Variation has been applied
for to reduce the requirement to two loading berths per building.
2) Separation between driveway entrances - Appendix II, paragraph 4, when figured
against this property would permit the separation between two driveway entrances
no closer than 316 feet based on the lot line adjoining Kensington right of way
r
RE: Vantage- Loading Berth, Driveway & Parking Variations
March 2, 1984
Page 2
being 790 feet in length. A Variation has been applied for to reduce the
separation to approximately 245 feet for the two entrances shown.
3) Parking in front of the building - Section XI(E) (7) (ii) permits the location
of no more than six spaces in front of the building. The Site Plan in your
file has been marked with a blue line. Parking to the South of this blue
line has been determined to be parking which is located in front of the
southerly most building, therefore, a Variation has been applied for to
permit approximately 353 parking spaces in front of the building.
Respectfully submitted,
Bruce F. Kapff
Assistant to Village Manager
BFK/jr
Att.
APPENDIX A—ZONING Sec,XI {
(4) Surfacing: All open off-street loading berths, access
drives, aisles, and maneuvering spaces . shall be
improved with a heavy-duty pavement installed in
accordance with Village standards and specifications.
(5) Repair and Service: No storage of any kind nor motor
vehicle repair work or service of any kind shall be
permitted within any required loading berth. '
(6) Use: Space allocated to any off-street loading berth ,
shall not, while so allocated, be used to satisfy the
space requirements for any off-street parking facilities
or portions thereof.
(7) Required Berths: The minimum number of off-street
loading berths accessory to structures and uses
hereafter erected, structurally altered, or enlarged in
all Business and Office-Research-Assembly districts
shall be in accordance with the following schedule:
Gross Floor Area
of Establishments Required L p,Q /wGs �/E 1zT NS
(square feet) Number .
-5,000 to 25,000 1
25,001 to 40,000 2
40,001 to 100,000 g
For each additional 100,000 square feet of gross floor
area, or fraction thereof, over 100,000 square feet of 1
gross floor area: One additional loading berth.
d. No. G-145, 6-27-72; Ord. No. G-203, § 9, 12-14-76)
(E) Off-Street Parldng.
1 Existing- Parkin ,i
( ) g� g Facilities: Accessory off-street
- parking facilities in existence on the effective date of
this ordinance and located on the same lot as the i
1structure or use served shall not hereafter be reduced ; !
below the requirements for a similar new structure or I i
use under the provisions of this ordinance.
(2) Location: After the effective date of this ordinance ~
required accessory off-street parking spaces shall be
located on the same lot as the principal use or
PR Na 1 841
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a
OAK BROOK CODE
(4) Spacing between separate driveway entrances
on a lot (measured center to center at the lot line
,J'aFP"4K-47`) adjoining a street)
No less than 40% of the length of the lot line adjoining the
W W4?r street, or 400 feet, whichever is less.
i
yTRfF GES (5) On corner lots—spacing between driveway en-
trance and right-of-way line of an adjacent
intersecting street (measured from the nearest edge
of the driveway pavement at its intersection with the
street pavement to the nearest right-of-way line,
extended, of an adjacent intersecting street)
Not less than 20% of the length of the lot line adjoining
the street being entered. (Ord. No. G-141, 1-25-72)
i
.. i
{
4
_ q
- t
• i
998
Y
R
APPENDIX A—ZONING
XIta. .
(6) Computation; When determination of the nurnd.%er of
Off-street parking spaces required by this ordinance
results in a requirement of a fractional space, any
fraction of one-half or less may be disregarded while a N$`'
fraction in excess of one-half shall be counted as one
,r parking space. R
(7) In Yards: Off-street parking spaces, open to the sky, }"
may be located in required interior side yards and rear
yards, no less than 10 feet from the nearest lot line,
except a arkina area containing 4 or more parking
maces shall.be not less than 40 feet frcm an adjoining S"
residence district boundary, provided, however, that: l '
(i) On any lot in a B1 Local Shopping Center District
and a B3 General Business District the required
Off-street parking spaces may be located in a front
yard or side
yard adjoining a street not less than 10 --
feet from a street line;Aii) On any lot in ORA1 or
ORA2 Office-Research-Assembly District and an 03 �,�-
Office District, not more than 10% of the required ' �jZI�INGs -T4"
Off-street parking spaces, not to exceed 6 spaces, may
be located in front of the building or along the side of eF TO
the building adjoining the street, not less than 25 feet t „±
from a street line or 50 feet from the street lines o
Cermak and York Road; and (iii) On any lot in an i
ORA3 Office-Research-Assembly District, the location 1
of off-street parking spaces shall be controlled by �
Section X (D)(8) of this ordinance and not the i
s
provisions of this paragraph (E)(7). (Ord. No. G-141,
1-25-72; Ord. No. G-233, & 5, 5-31-78) e;
(8) Collective Provision: Off-street '
parkin g facilities for � i"
separate uses may be provided collectively if the total i •
number of spaces so provided is not less than the sum
of the separate requirements for each such use and
provided that all re
gulations governing location of
accessory parking spaces, in relation to the use
served, are adhered to.
(9) Design and Maintenance:
(a) Open and enclosed spaces: Accessory
parking spaces located on the same lot as occupied
Supp.Na 5
943
.a
i
SEYFARTH, SHAW, FAIRWEATHER & GERALDSON
55 EAST MONROE STREET
CHICAGO, ILLINOIS 60603
LOS ANGELES OFFICE AREA CODE 312 346.6000 WASHINGTON,D.C.OFFICE
2029 CENTURY PARK EAST CABLE ADDRESS: INTERLEX 1111 19-STREET, N.W.
LOS ANGELES, CALIF. 90067 WASHINGTON, D.C. 20036
AREA CODE 213 277-7200 AREA CODE 202 463.2400
NEW YORK OFFICE y, p
520 MADISON AVENUE February 28 , 1984
NEW YORK, NEW YORK 10022 WRITER'S DIRECT DIAL
AREA CODE 212 715.9000
(312)
Mr. Bruce Kapff BY MESSENGER
Village of Oak Brook
1200 Oak Brook Road
Oak. Brook, IL 60521
Re: Vantage Properties, Inc.
Dear Bruce:
Enclosed for distribution to appropriate Village
officials are ten sets of the graphic materials that will
be presented by Vantage at the March 6 Zoning Board of
Appeals hearing. Materials previously submitted and
certain items not yet prepared are not included. A
listing of all exhibits and their status is also enclosed.
Very truly yours,
SEYFARTH, SHAW, FAIRWEATHER & GERALDSON
By C) �
Jeffrey Jahns
JJ/kk
Enclosures
0
FEB 2 8 1984
VILLAGE OF OAK BROOK, IL.
ADMINISTRATION
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SITE PLAN °°•"""�Q .,.�f --
SCHEMATIC
THE CEZOOR MO QT' QQa OR S
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TYPICAL FLOOR PLAN
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FIRST FLOOR PLAN
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THE MOMEW AT OAK BROOK vuff"compuam
RECREATION EASEMENT
AND 900 FT SIDE YARD SETBACK
.too FT \
FRONT YARD \ ��
SETBACK
AREA OF BAD SOIL. I
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! I THE
CROSSINGS
30 FT SIDE YARD SETBACK AT
OAK BROOK
i
Solomon Cardwell
Bu A AwodMN.c
Ex .
SITE PLAN A
BUILDING A PARKING BUILDING B PARKING
RECREATION EASEMENT
®-100-FT SIDE YARD SETBA K
V
I90® F ~
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11__ �1
FRONT �ARD r'
j SETBA K
_ AREA OF B
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4 , THE
I i I ARD YBACK I AROSS/NGS
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I i ( III II . I I S
',,• i ,I i -__ .. _ —�_. —_ �_—��_. � OAK BROOK
SWprgn"COrOwu.
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Ex. \4-'A -SITE PLAN 8
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3 Story Office. Building M5450,000 SF/Fir.
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3 Story Office Building •
50,000 SF/F1r bo
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CROSSINGS
— AT
OAK BROOK
_� i I Sdanon,CordwNl,
I Busne d Asgt�eu�s
1070 Spaces Required _ --
I1640 Spaces Actual fix. -b !
SITE PLAN A
(
100'
\� N
3 Story 3 Story
Office Building Office Building zz 1 •
50,000 SF/Fir 50,000 SF/Fir \ t2
24
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CROSSINGS
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11070 S
paces Required Lx v_r)
1456 Spaces Actual SITE PLAN Al I �' `'�""`"°"
LIST OF EXHIBITS
Vantage Properties, Inc.
EXHIBIT NO. DESCRIPTION LOCATION
A-1 Site Plan Attached
A-2 Proposed Building (s) -elevation Attached
A-3 Proposed Building (s) -typical floor Attached
A-4 Proposed Building (s) -ground floor Attached
A-5 Modified Site Plan "1" Previously
submitted
A-6 Modified Site Plan 112" Attached
A-7 Affidavit of Architect At hearing
A-8 Aerial photographs showing
(Group Ex. ) application of subject Ordinance At hearing
A-9 Street photographs showing
(Group Ex. ) application of subject Ordinance At hearing
V-1 Contract with NI Gas Previously
submitted
V-2 Aerial photograph showing site At hearing .
and adjacent areas
V-3 Map showing non-buildable areas of site Attached
V-4 Map showing non-buildable areas of Attached
site, with building location super-
imposed
V-5 STS, Inc. soils report At hearing
V-6 Typical rectangle building location Attached
V-7 Typical piggyback building location Attached
V-8 Section and plan to show screening Attached
V-9 Similar variances previously granted At hearing
(Group Ex. )
V-10 RESERVED
V-11 RESERVED
V-12 Letter re status of Route 83 At hearing
V-13 Precedents re driveway separation At hearing
(Group Ex. )
V-14 Plan showing two (2) loading berths Previously
per building submitted
V-15 Plan showing four (4) loading berths Previously
per buildi Prr-A lka I V submitted
T1
FtB 2 Q I �
VILLAGE OF OAK BROOK, IL.
AD M I N I:;'TRATI O Iii
M \
M
�MIW riM•1
I
" 4 -
AREA SCREENEO AT EYE LEVEL P
FROM KENSINGTON ROAD\\ / •
\ '\ ..«
ffCT\OR
f�MR OM \ r
Of
f\
EYE LEYEI FROM
KENSINOTON ROAO ---
\ �... \�
AR[A SCIILENED AT LYE LEVEL
f\\fix\ FROM KENSINGTON ROAD - C}-
-t7--
EYE LEVEL FROM MOUNDED LAMDSCAK[UPPER EYE LEVEL
RENSINOTON ROAD rx s r.:.n.•rncx wxr�..r lN1L OF NSNT OVER `ROY BUILDING
a�r..a� rrrtnv rexurxw w
MAXIMUM AUTO N[NMIT --•�T YARD SCRE[N1NG -----'-- --
L .anr M.M FROM R[IIi1MGTOM
KENSINGTON ROAD RLO DETENTION AREA •iaa DR" ►ANRNN AREA PARKING AMA DRIVE BUILDING S
HORIZONTAL SCALE: 11N.-10 FT.
VERTICAL SCALE: 1 IN--10 FT. SIGHT LINE FROM KENSINGTON ROAD
SECTION A-A
EX. V-8
THE EYLLSAMO/OLSON GROIN,INC.
t�rinutes 5 February 14,
GOOF 04k
G
O
FCOUNt�'
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
February 16, 1984
Dear Resident.,
The Oak Brook Plan Commission and/or Zoning Board of Appeals, and the Village
Board will be considering a:
X Variation
Preliminary Plat Special Use
Final Plat Zoning Amendment
at the meetings as scheduled on the reverse side of this notice.
The application has been filed by Vantage Properties
' Name of applicant
3040 Salt Creek Lane
Arlington Heights, Illinois 60005
Address
Relationship of applicant
to property Owner
N/A
Name of Subdivision (if applicable)
The property in question is situated at: 1420 and 1520 Kensington Road
We have attached a map of the area to assist you in determining your relation-
ship to the property in question. The request which has been made is as follows:.
1) A Variation to reduce from 4 to 2 the number of Loading Berths for each 150,000
square feet of Floor Area,
2) A Variation to reduce the required separation. between driveway entrances on a
lot from 316 feet to 245 feet,
3) A Variation to permit an increase from 6 to 353 parking spaces in front of
the building.
If you desire more detailed information, we would suggest that you contact
Mr: Bruce F. Kapff, Assistant to the Village Manager, at the Village Hall
to review the file on this application. We will be looking forward to your
attendance at the public meetings.
Respectfully yours,
74
4ohn H. Brechin
Village Manager
JHB/ms
.VILLAGE OF OAK BROOK Minutes - 5 - February 14, 1984
k
r
SEYFARTH, SHAW, FAIRWEATHER & GERALDSON
55 EAST MONROE STREET
CHICAGO, ILLINOIS 60603
LOS ANGELES OFFICE AREA CODE 312 346-8000 WASHINGTON,D.C.OFFICE
2029 CENTURY PARK EAST 1111 19T.STREET, N.W.
ADDRESS'. �NTERLEX
LOS ANGELES,CALIF. 90067 p WASHINGTON, D.C. 20036
A
ARE CODE 213 277.7200 February 7, 1984 4 AREA CODE 202 463.2400
NEW YORK OFFICE
520 MADISON AVENUE
NEW YORK, NEW YORK 10022 _ WRITER'S DIRECT DIAL
AREA CODE 212 715-9000
(,ly 269-8874
BY MESSENGER nn j
Village of Oak Brook FEB 0 7 1964
1200 Oak Brook Road
Oak Brook, Illinois
VILLAGE OF OAK BROOK, IL.
ATTENTION: Mr. Bruce F. Kapff ADMINISTRATION
Re: Vantage Properties, Inc. : Amendment of Zoning
Variance- Application Filed January 16,1984
Dear Mr. Kapf f :
Please be advised that on behalf of our client,
Vantage Properties, Inc. ( "Vantage" ) , we hereby amend and
supplement, as set forth below in this letter, the zoning
variance application filed by Vantage on January 16, 1984 .
In addition to the relief requested in the January 16, 1984
application, Vantage hereby requests the following addi-
tional relief :
First, with respect to the Village of Oak Brook Zoning
Ordinance Section XI (E) ( 7 ) (ii ) , Vantage desires a variation
from the requirement that a maximum of six (6 ) parking spaces
may be located in front of a .building so as to allow parking
in the locations designated on the site plan which Vantage
submitted as part of the aforesaid January 16, 1984 zoning
variance application. The subject site plan parking loca-
tions contain approximately 421 parking spaces ( 397 regular
size and 24 compact size) . This request for a zoning variation
is not, however, intended as, nor shall it be construed
as, an admission by Vantage that the Village of Oak Brook
Zoning Ordinance limits parking in front of a building to
a maximum of six (6 ) spaces. Furthermore, Vantage hereby
expressly reserves its right to contest any interpretation
that' said Ordinance precludes it from locating more than
six (6 ) off-street parking spaces in front of the subject
buildings.
SEYFARTH, SHAW. FAIRWEATHER $ GERALDSON February 7, 1984
Village of Oak Brook
Attn: Mr. Bruce F. Kapff Page Two
Second, as concerns Appendix II, Section ( 4 ) of the
Village of Oak Brook Zoning Ordinance, Vantage desires a
variation reducing the spacing required between separate
driveway entrances on a lot from the required 40% of the
length of the lot adjoining the street or 400 feet, which-
ever is less, to the distance shown on the site plan submit-
ted with .Vantage ' s January 16 , 1984 zoning variance application
(approximately 245 feet) .
I have enclosed a check in the amount of Six Hundred
Dollars ( $600 . 00 ) to cover the fees for the foregoing addi-
tional zoning variation requests . Please sign the enclosed
copy of this letter to acknowledge your receipt of the same
and of the enclosed check: Thank you for your consideration
of this matter.
Very truly yours,
SEYFARTH, SHAW, FAIRWEATHER & GERALDSON
Jeffrey Ja s
JJ/dcs
Enclosure
cc: Mr. Robert Sholiton
i
R
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W.� ! p
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CDUN-14,
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
6.54-2220
February 2, 1984
OFMCIAL ME
t /0,'�J,
�QA
Mr. Robert Sholitin FE� ( 2 CCU
1984
,/Vantage Properties, Inc.
Lane VILLAGE
3040 Salt Creek L OF OAK BROOK,
OOK, 1L.
Arlington Heights, Illinois 60005 ADMINISTRA-I-ION
RE: The Crossings
Dear Mr. Sholitin:
The following is Village Staff's review concerning your proposed development at the
West end of Kensington Road based on both the general Site Plan submitted with your
Loading Berth Variation request and Sheet C-1, Grading Utility and Site Plan re-
lating to this development:
1) Appendix II, paragraph 4, of the Zoning Ordinance states "Space in between
separate driveway entrances on a lot (measured center to center at the lot line
adjoining a street) no less than 40 percent of the length of the lot line adjoining
a street or 400 feet, whichever is less". A street is defined by the Zoning
Ordinance as "A permanent public or private right of way. which affords a pri-
mary means of access to abutting property". The lot line adjoining the Kensington
right of way, which abuts the entire southerly border of your property, is
approximately 790 feet in length. Therefore, two driveways exiting on such right
of way may be no closer than 316 feet apart. The two drives presently. shown on
the plans are approximately 245 feet apart and, thereby, are nonconforming.
2) Section XI(E) (7)(ii) states in part "On any lot in OR A-1 or ORA-2 Office Research
Assembly District and 0-3 Office District, not more than 10 percent of the re-
quired off-street parking spaces, not to exceed 6 spaces, may be located in front
of the building. . .". I have enclosed a copy of your proposed Site Plan which has
added to it a blue line. Parking to the South of that blue line is considered to
be parking which is "in front of" the two buildings and, therefore, nonconforming.
3) Appendix I, footnote #2, states "Spaces for compact cars at the ratio of not to
exceed one space in twenty may be provided adjacent to required tree Areas.. .".
The required parking for this development is 1,064 spaces based on a total floor
area of 292,512 square feet. Of the 1,066 spaces, I was able to count on the
Plan 64 or 6 percent are compact in size which exceeds the 5 percent permitted.
Mr. Robert Sholitin
February 2, 1984
I
Page 2
4) Parking areas shown on the NI Gas property - Section XI(E)(2) states in part
"Required accessory off-street parking spaces shall be located on the same lot as
the principle use or structure except when the Plan Commission recommends and the
Board of Trustees authorizes for a specific use the location of all or part of the
required off-street parking spaces on a lot that does not contain the principle
use or structure". Since the approximately 189 spaces located on the NI Gas
property are required spaces, you have at least two options with respect to the
current Plan:
a) Based on Section XI(E) (2) as stated above, you could request permission from
the Plan Commission and Village Board to locate a portion of your required
off-street parking on the NI Gas property. You should note that such an
arrangement also requires compliance with the regulations of Section XI(E)(10)
which, essentially, requires you to obtain some type of long-term renewable
lease indicating control of the NI Gas property for the required parking.
b) The other option is to purchase the.NI Gas property. Should you decide this
course of action, a two-lot resubdivision would be necessary. One lot being
the existing Vantage property combined with that portion. of the NI Gas strip
adjacentland the second lot being the remaining NI Gas .ro ert
P P Y
5) Certain parking spaces located throughout the site are located such that drivers
would be required to back
q out into
main collector driveways as opposed to the
normal aisle adjacent to such spaces. Although the Village has no particular
standard relating to such design, this layout may be more of a problem for the
building managers in the future.
Your current application for a Variation relating to Loading Berths is scheduled for
the March 6, 1984 Zoning Board of Appeals meeting.
Should you wish to apply for additional zoning relief to be heard at that same meeting
relating to the above review comments, you must modify your application no later than
Tuesday, February 7, 1984, in order that the requisite Legal Notice might be published
in time. You should note that each Variation requested requires an additional $300.00
filing fee.
Should you decide to file a Plat of Resubdivision, the filing deadline is February 15,
1984 which application would be heard by .the Plan Commission at their meeting of
March 19, 1.984.
Should you have any questions concerning any of the above, please feel .free to call.
Sincerely, a
Bruce F. Kapff
Assistant to Village Manager
BFK/j r
Enc.
cc: John H. Brechin, Village Manager
Richard A. Martens, Village Attorney
Dale L. Durfey, Jr., Vi lage Engineer
James Clark, Building Wimissioner
Marianne Lakosil, Asst. Building Commissioner
I
I I l 0
BANK
TRANSIT II S CHECKS $ CASH RF.CEIPr DATE
NO. ✓ ,
_— _1 NUMBER NAME DESCRIPTION RECEIVEI
BY:
9p VILLAGE OF OAK BROOK
fi. : j( INVALID
l` WITHOUT
SIGNATURE
1200 OAK BROOK ROAD
�9G, .= OAK BROOK, ILLINOIS
��� - 43119
PHONE: (312) 654-2220
RETAIN THIS RECEIPT
FOR YOUR RECORDS
SAFEGUARD BUSINESS SYSTEMS J
FORM CR-OTC
SEYFARTH, SHAW, FAIRWEATHER & G ERALDSON 55 EAST MONROE STREET CHICAGO,ILLINOIS 60603 n f
LAV;YEFS CHECK NO. 0.1.7 6�0
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SEYFARTH, SHAW, FFAIRWEATHER & GERALDSON
0176 0 8_ 2/7/84 55 EAST MONROE STREET YCHICAGO, ILLINOIS 60603 CHECK NO. Q l ( V I.�
2.1
71
The Flr;t Natiunal Banff cf Chicago
Gen_ral Acc,,.n'
$600 . 00
SEYFARTH, _
SEYFARTH,SHA\V,FAIRWEATHER Pa GERALDSON
PAY
TO THE Village Of Oak Brook
ORDER OF y I,E e
� ':• �r . ...�
�rej J!
under$5,000 one signature
II 30 b 7608113 1:0 7.>A0000 b 31: 59 30 L I IIi'
OF OAk
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
February 2, 1984
Mr. Robert Sholitin
Vantage Properties, Inc.
3040 Salt Creek Lane
Arlington Heights, Illinois 60005
RE: The Crossings
Dear Mr. Sholitin:
The following is Village Staff's review concerning your proposed development at the
West end of Kensington Road based on both the general Site Plan submitted with your
Loading Berth Variation request and Sheet C-1, Grading Utility and Site Plan re-
lating to this development:
1) Appendix II, paragraph 4, of the Zoning Ordinance states "Space in between
separate driveway entrances on a lot (measured center to center at the lot line
adjoining a street) no less than 40 percent of the length of the lot line adjoining
a street or 400 feet, whichever is less". A street is defined by the Zoning
Ordinance as "A permanent public or private right of way which affords a pri-
mary means of access to abutting property". The lot line adjoining the Kensington
right of way, which abuts the entire southerly border of your property, is
approximately 790 feet in length. Therefore, two driveways exiting on such right
of way may be no closer than 316 feet apart. The two drives presently shown on
the plans are approximately 245 feet apart and, thereby, are nonconforming.
2) Section XI(E) (7) (ii) states in part "On any lot in ORA-1 or ORA-2 Office Research
Assembly District and 0-3 Office District, not more than 10 percent of the re-
quired off-street parking spaces, not to exceed 6 spaces, may be located in front
of the building. . .". I have enclosed a copy of your proposed Site Plan which has
added to it a blue line. Parking to the South of that blue line is considered to
be parking which is "in front of" the two buildings and, therefore, nonconforming.
3) Appendix I, footnote #2, states "Spaces for compact cars at the ratio of not to
exceed one space in twenty may be provided adjacent to required tree areas. . .".
The required parking for this development is 1,064 spaces based on a total floor
area of 292,512 square feet. Of the 1,066 spaces, I was able to count on the
Plan 64 or 6 percent are compact in size which exceeds the 5 percent permitted.
1
Mr. Robert Sholitin
February 2, 1984
Page 2
4) Parking areas shown on the NI Gas. property - Section XI(E)(2) states in part
"Required accessory off-street parking spaces shall be located on the same lot as
the principle use or structure except when the Plan Commission recommends and the
Board of Trustees authorizes for a specific use the location of all or part of the
required off-street parking spaces on a lot that does not contain the principle
use or structure". Since the approximately 189 spaces located on the NI Gas
property are required spaces, you have at least two options with respect to the
current Plan:
a) Based on Section XI(E) (2) as stated above, you could request permission from
the Plan Commission and Village Board to locate a portion of your required
off-street parking on the NI Gas property. You should note that such an
arrangement also requires compliance with the regulations of Section XI(E)(10)
which, essentially, requires you to obtain some type of long-term renewable
lease indicating control of the NI Gas property for the required parking.
b) The other option is to purchase the NI Gas property. Should you decide this
course of action, a two-lot resubdivision would be necessary. One lot being
the existing Vantage property combined with that portion. of the NI Gas strip
adjacentgand the second -lot being the remaining NI Gas property.
5) Certain parking spaces located throughout the site are located such that drivers
would be required to back out into main collector driveways as opposed to the
normal aisle adjacent to such spaces. Although the Village has no particular
standard relating to. such design, this layout may be more of a problem for the
building managers in the future.
Your current application for a Variation relating to Loading Berths is scheduled for
the March 6, 1984 Zoning Board of Appeals meeting.
Should you wish to apply for additional zoning relief to be heard at that same meeting
relating to the above review comments, you must modify your application no later than
Tuesday, February 7, 1984, in order that the requisite Legal Notice might be published
in time. You should note that each Variation requested requires an additional $300.00
filing fee.
Should you decide to file a Plat of Resubdivision, the filing deadline is February 15,
1984 which application would be heard by the Plan Commission at their meeting of
March 19, 1984.
Should you have any questions concerning any of the above, please feel free to call.
Sincerely,
Bruce F. Kapff
Assistant to Village Manager
BFK/j r
Enc.
cc: John H. Brechin, Village Manager
Richard A. Martens, Village Attorney
Dale L. Durfey, Jr. , Village Engineer
James Clark, Building Commissioner
1,Wrianne Lakosil, Asst. Building Commissioner
l
•
SEYFARTH, SHAW, FAIRWEATHER & GERALDSON 55 EAST MONROE STREET CHICAGO.ILLINOIS 60603
LAWYERS CHECK NO. 61475
I !ag lbw
IYifiii�i�L •� i�fliii •�tftii�� y�iG t • t����- •
$300. 00
• •. o Bill 7
� . _
SEYFARTH, SHAW, FAIRWEATHER & GERALDSON
61475 1/16/84 LAWYERS CHECK NO. 61475
55 EAST MONROE STREET CHICAGO, ILLINOIS 60603
2—'
710
The First National Bank of Chicago
General Account
$300 . 00
SEYFARTH,SHAW,FAIRWEATHER&GERALDSON
PAY Village of Oak Brook'` ;
TO THE Attn: °Maryann Lakosi'
ORDER OF
under 000 one signature
"nor. 14 7 51I' 1:0 7 10000 I131: 59 30 11 1 111'
•
- _... . . _
BANK RECEIPT RECEIVED
TRANSIT $ CHECKS 5 CASH NUMBER DATE NAME DESCRIPTION BY:
NO.
`° "K VILLAGE OF OAK BROOK INVALID
WITHOUT
� SIGNATURE
v/'.'y • 1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS 4285$
FcouH PHONE: 1312) 654.2220
RETAIN THIS RECEIPT ]_
FOR YOUR RECORDS KGLK
SAFEGUARD BUSINESS SYSTEMS
FORM CR•OTC
i
SEYFARTH, SHAW, FAIRWEATHER & GERALOSON
55 EAST MONROE STREET
CHICAGO, ILLINOIS 60603
LOS ANGELES OFFICE AREA CODE 312 346.8000 WASHINGTON,O.C.OFFICE
2029 CENTURY PARK EAST CABLE ADDRESS. 'NTERLEX 11„19T-STREET.N.W.
LOS ANGELES,CALIF. 90067 p WASHINGTON, D.C. 20036
A -
ARE CODE 213 277-7200 February 7, 19 8 4 AREA CODE 202 463.2400
NEW YORK OFFICE
520 MADISON AVENUE
NEW YORK, NEW YORK 10022 WRITER'S DIRECT DIAL
AREA CODE 212 715-9000
C3,2) 269-8874
BY .MESSENGER nn
Village of Oak Brook FEB O 7 1984
1200 Oak Brook Road
Oak Brook, Illinois
VILLAGE OF OAK BROOK,.IL.
ATTENTION: Mr. Bruce F. Kapf f AD M I N I STRATI O N
Re: Vantage Properties, Inc. : Amendment of Zoning
Variance Application Filed January 16,. 1984
Dear Mr. Kapf f :
Please be advised that on behalf of our client,
Vantage Properties, Inc. ( "Vantage" ) , we hereby amend and
supplement, as set forth below in this letter, the zoning
variance application filed by Vantage on January 16, 1984.
In addition to the relief requested in the January 16, 1984
application, Vantage hereby requests the following addi-
tional relief :
First, with respect to the Village of Oak Brook Zoning
Ordinance Section XI (E) (7 ) (ii ) , Vantage desires a variation
from the requirement that a maximum of six (6 ) parking spaces
may be located in front of a building so as to allow parking
in the locations designated on the site plan which Vantage
submitted as part of the aforesaid January 16, 1984 zoning
variance application. The subject site plan parking loca-
tions contain approximately 421 parking spaces ( 397 regular
size and 24 compact size) . This request for a zoning variation
is not, however, intended as, nor shall it -be construed
as, an' admission by Vantage that the Village of Oak Brook
Zoning Ordinance limits parking in front of a building to
a maximum of six (6 ) spaces . Furthermore, Vantage hereby
expressly reserves its right to contest any interpretation
that said Ordinance precludes it from locating more than
six (6 ) off-street parking spaces in front of the subject
buildings.
1 $600 . 00
SEYFAUH,Sti=.FAIRWEATHER Pa GERALDSON
.AY
TO THE village Of Oak Brook r�
.ORDER OF
Xi
under$5,000 one signature
1100 1. 76081I' 1.0 7 L0000 L31: 59 30 1 b Lit•
,r
V1 L LA( OF ZONIN INANCE FLOOD PLAIN
= - � OAK B KOO K
. .
1200 OAK BROOK ROAD � APPEAL � VARIATION
-..-•�>_i OAK BROOK, ILLINOIS 60521 $100 $300
654-2220
VARIATION f—f SPECIAL USE
1 X_l $300 l $675
APPLICATION FOR PUBLIC DARING
AMENDMENT
TO BE FILED WITH VILLAGE CLERK $650
SPECIAL USE
$400
.(Section 2-225, 8/11/81)
ALL APPLICATIONS MUST BE ACCOMPANIED BY PROPER FEE, PLAT OF SURVEY, AND (18) COPIES OF A SCALE
DRAWING, SHOWING ALL PERTINENT APPLICABLE INFORMATION, i.e. , PROPERTY LINES, EXISTING BUILDINGS,
LOCATION OF PROPOSED CONSTRUCTION, ANY BUILDINGS ON ADJACENT PROPERTY WITHIN 100 FEET OF SUBJECT
PROPERTY.
------------------------------------------------------------------------------------------=------
DO NOT WRITE IN THIS SPACE -- FOR OFFICE USE UNLY
Date Filed: \X64 Board of Trustees Referral _ •
Notice Published: � .l6. �9�1� Newspaper: Pai 7? 95
Date Adjacent Property Owners Notified: E- /f, /98Y Staff Referral: -Jaw .3e
Public Hearing Dates: Plan Commission •ti i4 Zoning Board of Appeals//urGA 6 I
Board of Trustees Ay-e-X /3,199Y Board of Trustees rc 27 198
(Approval of Ordinance
FEE PAID: $ .3 O. °a Receipt No. : Received By:_
—r
Village Cler
------------------------------------------------------------------------------------------------
NOTE There are no buildings
APPLICANT TO COMPLETE on adjacent property
1 ing within 100 feet of
the subject property.
LOCATION OF SUBJECT PROPERTY: _ PERMANENT PARCEL NUMBER 06-26-101-006
Corporate Plaza
LOT NO. 12 SUBDIVISION Subdivision UnitADDRESS Kensington Road
Two .
ZONING ORA-1 ZONING ORDINANCE SECTION XI ' (D) (7 )
ACTION REQUESTED Applicant desires a variation reducing from the required four- (4 )
loading berths per 150 , 000 square feet of "Gross Floor Area of Establishments"
two ( 2 ) loading berths ( I berth and 1 dock) per 150 ,000 square of "Gross Floor
Area of Establishme
PROPERTY INTEREST OF APPLICANT: OWNER tX t CONTRACT PURCHASER S AGENT }.
American National Bank & Trust Company (Land
OWNER(S) OF RECORD of Chicago, as Trustee . Under Trust PHONE NUMBER 661 -6045 Trtict
Agreement dated July 25, 1983 and known as Trust No. 58303 Dept. )
ADDRESS' 33 N. LaSalle Street, Chicago, IL ZIP 60602
BENEFICIARY(IES) OF TRUST: Vantage Properties, Inc. PHONE NUMBER 577-3950
3040 Salt Creek Lane
ADDRESS Arlington Heights, IL ZIP 60005
NAME OF APPLICANT Vantacre Properties, PHONE NUMBER 577-3950
RT SHOLITON
ADDRESS 3040 Salt Creek Lane ZILP 60005
Arlington Heights, IL.
I (we) certify that all of the above statements and the statements contained in any papers
or plans submi ted herewith are true to the best of my (our) knowledge and belief.
VANTAGE PROVERTI S, NC.
1
Zslgnature) Appli ant D to (signature) Applicant Date
NOTICE TO APPLICANTS
Filing Schedule
VARIATION: DUST BE RECEIVED APPROXD ATELY SIX (6) WEEKS PRIOR TO THE
PUBLIC BEARING HELD ON THE FIRST TUESDAY OF EACH InNTH.
AMENDMENT OR
SPECIAL USE: MUST BE RECEIVED PRIOR TO THE 15TH OF THE MONTH FOR PLAN
ODNiMISSION HEARING ON THE THIRD MONDAY OF THE FOLLOWING
MONTH, WITH ZONING BOARD PUBLIC HEARING TO FOLLOW.
A Variation is a zoning adjustment- which permits minor changes of district require-
ments where individual properties are both harshly and uniquely burdened by the
strict application of the law. The power to vary is restricted and the degree of
Variation is limited to the minimum change necessary to overcome the inequality
inherent in the property,
1. A Variation recognizes that the same district requirements do not affect all
properties equally; it was invented to permit minor changes to allcna hardship prop-
erties to enjoy equal opportunities with properties similarly zoned. You must
prove that your land is affected by special circumstances or unusual conditions.
These must result in uncommon hardship and unequal treatment under the strict ap-
plication of the Zoning Ordinance. Where hardship conditions extend to other prop-
erties a Variation cannot be granted. The remedy for general hardship is a change
of the map or the text of the Zoning Ordinance.
2. You must prove that the combination of the Zoning Ordinance and the uncommon
conditions of your property prevents you from making any reasonable use of your
land as permitted by your present zoning district. Since zoning regulates land and
not people, the following conditions cannot be considered pertinent to the applica-
tion for a Variation: (1) Proof that a Variation would increase the financial re-
turn from the land, (2) Personal hardship, (3) Self-imposed hardship. In the last
case, the recognition of conditions created after the enactment of the Zoning Ordi-
nance would encourage and condone violation of the law.
3. No Variation may be granted which would adversely affect surrounding property
or the general neighborhood. All Variations must be in harmony with the intent and
purposes of the Zoning Ordinance.
Names of Surrounding Property Owners
Following are the names and addresses of surrounding property owners from the
property in question for a distance of 250 feet in all directions, and the number
of feet occupied by all public roads, streets, alleys, and public ways have been
excluded in computing the 250-foot requirement. Said names are as recorded in the
office of the County Recorder of Deeds (or the Registrar of Titles of the County)
and as- appear from the authentic tax records of this County.
Name Address
SEE EXHIBIT A ATTACHED
s
HERETO AND MADE A PART HEREOF
i
_ _.... ..-.__... .............. .sue ........»: r.r::».:... .. ... ..:: .. ffi
CHICAGO TITLE INSURANCE COMPANY
A „
120 EAST LIBERTY DRIVE, P.O. BOX 827, WHEATON, ILLINOIS 60187 (312) 668-5000
4
January 5, 1984 PUP OFF COUNTY
S=ARTH, SHAW, FAIL AND GERAIM014
ATM: FRED KAPLAN
55 EAST MONROE STREET
CHICAGO, ILLINOIS 60603
/RE: UPDATE 298664
Dear Mr. Kaplan:
i
Below please find the names and addresses of the tax assessees within
250 feet of the property you submitted:
1) 06-22-415-018 City of Oak Brook Terrace
17 W 275 Butterfield Road
Oak Brook Terrace, Illinois 60181
21 06-22-415-023 Lincoln Oak Brook Terrace, Ltd.
33 West Monroe Street
Roan 2620
Chicago, Illinois 60603
3) 06-27-200-001 Eastman Kodak Cmnpany '
1901 West 22nd Street
Oak Brook, Illinois 60521
4) 06-27-200-002 State of Illinois
5) 06-27-200-003 all assessed to: (No address given)
6) 06-27-200-004
7) 06-27-201-001 Northern Illinois Gas Ccmpany
Tax Administration
P. O. Box 190
Aurora, Illinois 60507
8) 06-27-201-007 Oak Brook Park District
1300 Forest Gate Road
Oak Brook, Illinois 60521
- CONTINUED -
EXHIBIT A
298664- Page Two
V9) 06-27-206-021 Henry J. Capocci
50 Kingston Drive
Oak Brook, Illinois 60521
10) 06-27-206-022 John Hill Gardner
52 Kingston Drive
Oak Brook, Illinois 60521
11) 06-27-206-017 First National Bank Tr# L-112
50 South Lincoln Street
Hinsdale, Illinois 60521
12) 06-27-206-023 Thos L. Fahey
47 Hamilton Lane
Oak Brook, Illinois 60521
13) 06-27-207-010 John and Ida Perri
7224 West 38th Place
Lyons, Illinois 60534
14) 06-27-207-011 Sam Liprima
48 Hamilton Lane
Oak Brook, Illinois 60521.
15) 06-27-207-013 Briarwood Lakes
1 Briarwood Central
Oak Brook, Illinois 60521
16) 06-27-202-064 Richard a Redmond
183 Briarwood Loop
Oak Brook, Illinois 60521
17) 06-27-202-063 . Richard T. Hair
184 Briarwood Loop
Oak Brook, Illinois 60521
18) 06-27-202-062 Eugene and .Dolores Stearns
185 Briarwood Loop
Oak Brook, Illinois 60521
19) 06.-27-202-061 Gus N. Tsourmas
186 Briarwood Loop
Oak Brook, Illinois 60521
-CONTINUED-
298664- Page Three
20) 06-27-202-060 Briarwood Lakes
1 Briarwood Central
Oak Brook, Illinois 60521
23.) 06-27-203-032 Frank Jakubowski
191 Briarwood Loop
Oak Brook, Illinois 60521
22) 06-27-203-033 Tracy W & Virginia B Novinger
190 Briarwood Loop
Oak Brook, Illinois 60521
23) 06-27-203-034 Evelyn Fox
189 Briarwood Loop
Oak Brook, Illinois 60521
24) 06-27-203-035 W. O'Brien
188 Briarwood Loop
Oak Brook, Illinois 60521
25) 06-27-203-036 B.L. Scott
187 Briarwood Central
Oak Brook, Illinois 60521
26) 06-27-203,- 029 Briarwood Lakes
27) OE-27-202-118 all assessed to: 1 Briarwood Central
28) 06-27-203-056 Oak Brook, Illinois 60521
29) 06-26-102-005 Est of Paul Butler
1000 Oak Brook Road
Oak Brook, Illinois 60521
30) 06-26-102-006 McDonald Corp 983-12
P.O. Box 66207 AMF O'Hare
Chicago, Illinois 60666
31) 06-26-101-007 The Ceco Corp
1400 Kingston Road
Oak Brook, Illinois 60521
-CONTINUED-
?98664- Page Four
?a) 06-26-101-012 Ginger Creek Office Venture
711 Jorie Blvd, Suite 200
Oak Brook, Illinois 60521
33) 06-26-101-001 Northern Illinois Gas Company
Tax Administration
P.O. Box 190
Aurora, Illinois 60507
34) 06-26-100-005 Marriott Corp Dept 92413
Marriott Drive
Washington D.C . 20058
35) 06-26-100-009 Chicago REIO
Suite 3300
Prudential Plaza
Chicago, Illinois 60601
The liability of the Chicago Title Insurance Company is for reason
.able care in the making of this search and shall in no case exceed
the least of : a) the actual loss of the applicant; or b) the sum
of $1, 000 . 00 .
This is not a title insurance policy and should not be relied on as
such. For full protection a title insurance policy should be secured .
A Copy of your application for this Special ,Search is attached he.-et--
and is a part hereof .
Very Truly Yours,
Catherine R. Brown
Tax Department
36 ) 06-26-101-006 Vantage Properties , Inc.
% SEYFARTH, SHAW, FAIRWEATHER
& GERALDSON
55 East Monroe Street
Suite 4200
Chicago, Illinois 60603
ATTENTION: JEFFREY JAHNS, ESQ.
CHICAGO TITLE INSURANCE COMPANY
APPLICATION FOR SPECIAL SEARC
DATE' ! ' '' ORDER NUMBER
- SUBMIT IN TRIPLICATE
TYPE OF SEARCHES: JUDGMENT: TAX:
TRACT BOOK: Judgment Lien (includes. . . . . . . .❑ Real Estate. . . . . . . . . . . . . . . . .❑
Complete Search. . . . . . . . . . . . .❑ Revenue, Federal &State Special Assessment ❑
Owner& Legal Only . . . . . . . . . .❑ Tax Liens) /' ' ' ' ' ' ' ' ' '
C4it Federal Tax Lien only . . . . . . . . .❑ J� '�• i/��iV l / /�. ; / / /1
Computer Print Out. . . . . . . . . . .❑ State Tax Lien only. . . . . . . . .
. .❑
(Since 9/2/74) Revenue Liens only . . . . . . . . . . .❑
f
Other . . . . . . . . . . . . . . . . . . Divorce . . . . . . . . . . . . . . . . . . .❑
Change of Name . . . . . . . . . . . . .❑ d _
Other . . . . . . . . . . . . . . . . . . . .E-1
Recording . . . . . . . . . . . . . . . . .F-1 Instrument(s) left for record:
PRESENT OWNER: PERMANENT TAX NO. R.
ADDRESS OF PROPERTY: CITY COUNTY
TYPE OF PROPERTY: Residential. . . . . . . .❑ Non-residential . . . . . .❑ Explain
Condominium. . . . . .❑ Unit No.
LAND DESCRIPTION: �: .,� L.' r :J /. ��• ",C -- .
r f
t,.
SPECIAL INSTRUCTIONS: - ✓
Pursuant to the U.S. Fair Credit Reporting Act 15 U.S.C. 1681-1681t, applicant hereby certifies that this search is requested for the
following purpose(s) and for no other purpose:
( ) 1. Court order authorizing the search.
( ) 2. Written instruction of consumer to whom It relates.
( ) 3. In connection with a credit transaction involving the consumer on whom the information is to be furnished and involving the
extension of credit to,or review or collection of an account of,the consumer,to be used primarily for personal, family or house-
hold purposes.
( ) 4. In connection with the underwriting of insurance involving the consumer, to be used primarily for personal, family or house-
hold purposes.
< ) 5. In connection with a determination of the consumer's eligibility for a license or other benefit granted by a governmental instru-
mentality required by law to consider an applicant's financial responsibility or status.
( ) 6.. Has a legitimate business need for the information in connection with a business transaction involving the consumer. (A state-
ment of the nature of said transaction must be attached.)
( ) 7. For employment purposes at a salary of $20,000 a year or more. (We will not make this search if to be used for employment
purposes where an annual salary of less than $20,000 is involved.
( ) & A credit transaction or life insurance involving $50,000 or more.
( ) 9. The party about whom this search is requested is not an individual person or persons.
( ) 10. In connection with a credit transaction or the underwriting of Insurance involving the consumer in regard to the consumer's
business purposes.
( ) 11. In connection with the real estate described herein, without any regard to the particular parties whose names may appear
in the records in regard to said real estate.
NOTE: We are forbidden by the FCRA from disclosing in response to this application any bankruptcy more than 14 years old, any suit
or judgment more than 7 years old (unless the governing statute of limitatiot.s has not expired), any tax or special as:.essment lien
which has been paid more than 7 years, any adoptions, changes of name, mechanic's liens, divorces or insanities if more than 7 years old,
UNLESS this application has either boxes 7,8,9, 10 or 11 checked as the only certification of use.
SPECIAL BILLING INSTRUCTIONS PLEASE PRINT
OR ORDER IDENTIFICATION
FIRM NAME ACCOUNT NO. `
ADDRESS PHONE
r / ATTENTION:
FORM 3729 R12/80