S-581 - 04/22/1986 - VARIATION - Ordinances .-..: ...,.L✓ _ _lam-. (1
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ORDINANCE NO. S-AI_ C)�'"
AN ORDINANCE GRANTING VARIATIONS FROM THE PROVISIONS OF
THE ZONING ORDINANCE OF THE VILLAGE OF OAK BROOK
RELATIVE TO LOCATION AND .DIMENSION OF PARKING SPACES,
REAR YARDS AND DRIVEWAY WIDTH
(2000 York Road)
WHEREAS, an application has been filed requesting certain variations
for property located at 2000 York Road, Oak Brook, Illinois relating to location
and dimension of parking spaces, rear yard and driveway width requirements of the
Oak Brook Zoning Ordinance; and
WHEREAS, said Zoning Board of Appeals pursuant to due and appropriate
legal notice conducted a public hearing thereon on April 1, 1986 and has
recommended the granting of the variations; and
WHEREAS, the said Zoning Board of Appeals made explicit findings in its
report dated. April 3, 1986 that the variations requested meet the applicable
standards of.Section XIII(G)(4) of the Oak Brook Zoning Ordinance, including a
genuine hardship resulting from: 1) the unique configuration of this parcel
which is 23 feet below York Road; 2) .the existance of 52 parking spaces located
in front of the building; 3) that neither of the circumstances noted above are
attributable to the applicant's conduct; and
WHEREAS, the corporate authorities concur with the recommendations and
findings of the Zoning Board of Appeals;
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 provisions of the preamble hereinabove set forth
are hereby incorporated herein as though fully set forth.
Section 2: That the variations granted herein pursuant to this
Ordinance are limited to the property located at 2000 York Road, Oak Brook,
Illinois, which property is legally described on the attached Exhibit I.
Section : That the following variations are hereby granted from the
provisions of the Oak Brook Zoning Ordinance of the Village of Oak Brook,
Ordinance G-60, as amended.
f
A. A variation from the requirements of Section XI(E)(7) to permit the
construction of off-street parking spaces five feet from the Rear
Lot Line;
B. A variation from the requirements of Section XI(E)(7)(ii) to permit
the construction of 100 parking spaces in front of the building;
C. A variation from the requirements of Section XI(E)(3) to permit
construction of required off-street parking spaces using "Office-
Use" dimensions for a building which may contain "Non-Office" type
uses; and
D. A variation from the requirements of Section XI(E)(4)(a) (2)(iii) to
permit the continuance of an entrance driveway 36 feet in width as
measured along the East Lot Line.
Section 4: That the variations herein granted are explicitly subject
to the following conditions:
A. That the applicant construct the building, parking, facility and
other improvements in substantial conformity with the Site Plan
drawn by Arthur Swanson and Associates, Ltd., dated April 7, 1986,
a copy of which is attached hereto, labelled Exhibit A and made a
part hereof, and in substantial conformity with the Elevations
drawn by the same firm, dated December 3, 1985, a copy of which is
attached hereto, labelled Exhibit B and made a part hereof;
Ordinance No. S— 581
Granting Variations Relative to
Location and Dimension of Parking
Spaces, Rear Yards and Driveway Width
(2000 York Road)
Page two
B. That the applicant provide landscaping on the site in substantial
conformity with Preliminary Landscape Plan drawn by Arthur Swanson
and Associates, Ltd. and Jacobs/Ryan Associates Landscape
Architects dated April 7, 1986, a copy of which is attached hereto,
labelled Exhibit C and made a part hereof;
C. That the owners of the subject property prepare, execute and
deliver to the Village a covenant covenanting to perpetually
maintain all landscaping on the site and further providing that the
Village has the right, but not the obligation, to perform said
maintenance at the owner's expense, if the owner fails to perform
the maintenance. Said covenant shall be in form and substance
acceptable to the Village as approved by the Village Attorney;
D. That no cars be permitted to park on the East side of the building
in the area 160 feet North of the South lot line, which area is
shaded on the Site Plan (Exhibit A);
E. That the owner of the property prepare, execute and deliver a
covenant covenanting that the office portion of the existing
building will not exceed 135,000 square feet. Said covenant shall
be in form and substance acceptable to the Village as approved by
the Village Attorney; and
F. That the South access drive to the East parking area be a width of
not greater than 24 feet, 'as shown on the attached Site Plan
(Exhibit A).
Section 5: That this Ordinance shall be in. full force and effect from
and after ito'passage and approval pursuant to law.
PASSED THIS 22 d day of April , 1986.
Ayes: Trustees Imrie, Maher, Philip, Rush and Winters
Nays: None
Absent: Trustee Bushy
APPROVED THIS 22�.. nd...,�. day of April 1986.
1v
Village President
ATTEST: , `
Village Clerk
Approved as to Form:
Village Attorney
Published
Date Paper
Not Published XX
�Y
• LEGAL DESCRE?T=M
PARCEL 1 :
Lot 1 in Reuben H. Donnelley Corporation Resubdivision,
being a resubdivision of Lot 1 in Reuben H_ Donnelley
"r-oration Subdivision of part of the Southwest I of
�--ction 24 , Township 39 North, Range 11, East of the
Third Principal Meridian, according to the Plat of
said Resubdivision recorded April 16, 1973 as Doc,=ent
R 73-20784 , in Du Page County, Illinois-
P ARC='L 2
That pa=t of Lot 1 described as follows:
Commencing at the most Northerly corner of said Lot 1;
thence South '12 degrees 43 minutes 24 seconds East
along an Easterly line of Lot 1, aforesaid, 144-77 ft.
to the point of beginning of land herein described;
thence continuing South 12 degrees 43 minutes
24 seconds East along said Easterly line 20 .28 feet
to a corner of said Lo- 1 ; thence North 89 degrees
37 minutes 56 seconds East along a North line of
Lot 1; aforesaid, 105. 99 feet to a Northeast corner
of said Lotl; thence South 0 degrees 22 mi:;:tes
04 seconds East along another East line of Mot. 1,
aforesaid, 506 . 18 feet; thence North 83 degrees
,- -OW seconds West 108.78 feet; thence North
2 degrees 30' minutes 53 seconds West 062. 17 feet to
the point of beginning of Official Airl_nes guides
Subdivision, a Subdivision in the Southwest 3 of
Section 24 , Township 39 North, Range 11, vast of the
Third Princinal Meridian, according to the plat
thereof recorded January 16, 1980 as Doc::me_^
R80-04175 in Du Page County, Illinois_
Permanent Parcel Nos. 06-24-307=016 and 06-24-307-021
EXHIBIT I
DUKE REALTY LLC PARTNERSHIP
MAP AMENDMENT
ORA-1 TO 0-4 ZONING DISTRICT
INDEX
PAGE CONTENTS
14-14.a Memorandum from Director of Community Development Kallien — October 25, 2005
Village Board Agenda
13. Recommendation Letter from Zoning Board of Appeals Chairman to Village Board
dated October 18, 2005
12-12.j Zoning Board of Appeals Meeting Minutes dated October 4, 2005
11 Recommendation Letter from Plan Commission Chairwoman to Village Board and
Zoning Board of Appeals dated September 28, 2005
10-10.c Plan Commission Meeting Minutes dated September 19, 2005
9-9.a Staff Report from Director of Community Development dated September 14, 2005
8 Certificate of Publication dated September 9, 2005 (Not Included)
7 Resident Letter dated September 8, 2003
6 Board of Trustees Meeting Minutes September 13, 2005 (Not Included)
5 Referral Memo to Board of Trustees from Director of Community Development
4 Zoning Amendment Factors, Plan Commission Rules of Procedure
3-3.b 0-4 Office-Research-Assembly District Uses and Requirements
2-2.c ORA-1 Office-Research-Assembly District Uses and Requirements
1 Amendments, Zoning Ordinance, Title 13, Chapter 14 Section 8
A Application/Petition for Map Amendment
B Fee/Receipt
C Surrounding Property Owners List
D Letter of Explanation
E-E.1 Factors in Support of Map Amendment
F Certification of Surrounding Property Owners
G-G.1 Subject Property Verification and Legal Description
H Concept Plan dated July 27, 2005 (Included — Not Attached)
I Plat of Survey dated February 25, 2005 (Included — Not Attached)
Duke Realty-2000 York-Map Amend-IN.DEX.doc
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AGENDA ITEM
Regular Board of Trustees Meeting
of
October 25, 2005
SUBJECT: Duke Realty Limited Partnership—2000 York Road—Map Amendment
FROM: Robert L. Kallien, Jr., AICP, Community Development Director
BUDGET SOURCE/BUDGET IMPACT: N/A
RECOMMENDED MOTION: I move to concur with the recommendations from both the
Plan Commission and Zoning Board of Appeals and approve the requested map amendment
from ORA-1 to 04 for the property located at 2000 York Road and authorize the Village
Attorney to draft the necessary ordinance for final consideration at the November 8, 2005
Board of Trustees meeting.
Backeround/Historv:
Duke Realty Limited Partnership, the owner of the property at 2000 York Road has submitted a
petition seeking approval of a map amendment from ORA-1 to 0-4 to accommodate the future
redevelopment of the property. Development plans that have been preliminarily discussed show
that approximately 380,000 sq.ft. of class A office space can be constructed in two multi-story
office buildings and structured parking on the property. The 11.115 acre site is presently improved
with a 200,000 sq.ft. office/warehouse building.
Recommendation:
The Plan Commission, by a vote of 5 to 0 and the Zoning Board of Appeals,by a vote of 6 to 0 have
recommended approval of a map amendment to 0-4 to accommodate the future redevelopment of
the property at 2000 York Road. In making this recommendation, the Zoning Board of Appeals
attached the following condition:
1. A detailed traffic study will be required as part of the submittal for building permits for the
redevelopment of the property.
Last saved by RKallien JAI-FROM BOB\Bot-PC-ZBAWT-Rec-DukeRealty-MA.doc
Last printed 10/18/2005 1:22 PM
In making this recommendation, the Zoning Board of Appeals found that the standards for a
map amendment were satisfied, including the fact that the requested amendment would be
compatible with the existing 04 zoning in the area.
Last saved by RKallien JAI-FROM BOB\Bot-PC-ZBA\BOT-Rec-DukeRealty-MA.doc Air—
Last printed 10/18/2005 1:22 PM
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9CecoU"7N October 18, 2005
Village of
Oak Brook President Quinlan and Board of Trustees
1200 Oak Brook Road 1200 Oak Brook Road
Oak Brook, IL 60523-2255
Website Oak Brook, IL 60523
www.oak-brook.org
Administration RE: Duke Realty Limited Partnership—2000 York Road—Map Amendment
630.990.3000
FAX 630.990.0876 Dear President Quinlan and Board of Trustees:
Community The Zoning Board of Appeals, at its meeting on October 4 2005 held the required
Development g l�P g q
630.990.3045 public hearing on a request from Duke Realty Limited Partnership, the owner of the
FAX 630.990.3985 property at 2000 York Road seeking approval of a map amendment from ORA-1 to 0-
4 to accommodate the future redevelopment of the property. The 11.115 acre site is
Engineering presently improved with a 200 000 s ft. office/warehouse building.Department p Y p � q• g• The John Buck
630.990.3010 Property at 2001 York Road(located on the east side of York Road) is zoned 0-4 and
FAX 630.990.3985 is presently improved with a five-story office building and structured parking.
Fire Department Information provided by the applicant at the hearing indicates that approximately
630.990.3040 380,000 sq.ft. of class A office space can be constructed in two multi-story office
FAX 630.990.2392 buildings along with both structured and at grade parking facilities.
Police Department All interestedarties were notified of the public hearing. No ones oke either favor or
630.990.2358 p p g' p
FAX 630.990.7484 in opposition to the proposed request for the map amendment.
Public Works The applicant addressed the required factors in testimony and in writing on pages E
Department
630.990.3044 and E.I of the case file
FAX 630.472.0223
The Zoning Board of Appeals, by a vote of 6 to 0, concurred with the Plan
Oak Brook Commission and recommended approval of the map amendment as requested subject
Public Library to the following condition:
600 Oak Brook Road 1. A detailed traffic study will be required as part of the submittal for building
Oak Brook,IL 60523-2200 permits for the redevelopment of the property.
630.990.2222
FAX 630.990.4509
In making this recommendation, the Zoning Board of Appeals found that the standards
Oak Brook Sports Core for a map amendment were satisfied, including the fact that the requested amendment
would be compatible with the existing 04 zoning in the area.
Bath&Tennis Club
700 Oak Brook Road
Oak Brook,IL 60523-4600 Very truly yours,
630.990.3020 NOTE: Chairman Davis has reviewed and verbally approved the
FAX 630.990.1002 content of this letter pending his signature. The signed
original will be placed in the official file upon receipt.
Golf Club
2606 York Road
Oak Brook,IL 60523-4602 Champ Davis
630.990.3032 Chairman
FAX 630.990.0245 Zoning Board of Appeals
MINUTES OF THE OCTOBER 4, 2005 REGULAR
DJMFTMEETING OF THE ZONING BOARD OF PEALS OF
THE VILLAGE OF OAK BROOK UUNOFFICIAL UNTIL
APPROVED AS WRITTEN OR AS AMENDED ON
, 2005.
1. CALL TO ORDER: CALL TO ORDER
The Regular Meeting of the Zoning Board of Appeals was called to order by
Chairman Champ Davis in the Samuel E. Dean Board Room of the Butler
Government Center at 7:30 p.m.
2. ROLL CALL: ROLL CALL
Gail Polanek called the roll with the following persons
PRESENT: Chairman Champ Davis, Members Richard Ascher, Baker
Nimry, Jeffrey Bulin, Glenn Krietsch, Manu Shah and Steven
Young
IN ATTENDANCE: Robert Kallien, Jr., Director of Community Development
Chairman Davis welcomed the new Zoning Board of Appeals members.
3. APPROVAL OF MINUTES: MINUTES
REGULAR ZONING BOARD OF APPEALS MEETING OF AUGUST 2,
2005
Motion by Member Ascher, seconded by Member Nimry, to approve the
minutes of the August 2, 2005 Regular Zoning Board of Appeals meeting as
written. VOICE VOTE: Motion carried.
4. UNFINISHED BUSINESS: UNFINISHED
BUSINESS
There was no unfinished business to discuss.
5. �'N'�E�W BUSINESS NEW BUSINESS
( A/ DUKE REALTY LLC PARTNERSHIP — 2000 YORK ROAD — MAP DUKE REALTY LLC
�--/ -2000 YORK RD-
AMENDMENT — ORA-1 to 0-4 DISTRICT — TITLE 13 OF THE MAP AMENDMENT
VILLAGE CODE—ZONING ORDINANCE -ORA-I to 0-4
DISTRICT-ZONING
ORDINANCE
Chairman Davis swore in the petitioner Steve Schnur, Senior Vice-President,
Duke Realty Corporation, located at 4225 Naperville Road, Lisle, Illinois.
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 1 of 12 October 4, 2005
�a.
•
Mr. Schnur reviewed the proposal. He said that 2000 York Road is known by
many people as the CLTV building. The request is to rezone the property from
ORA-1 to 0-4, which would increase the density. When they purchased the
property their plan was to redevelopment the property around 2008. The
building is currently about 90% leased and the majority of the leases expire
around mid-2008. At that time, if they are unsuccessful with renewing the
tenants (the Tribune is the largest tenant) they would demolish the
approximately 40-year-old building and construct two Class A office buildings
similar to what John Buck has done across from the site or what Hines has built
on Commerce Drive. They are seeking a density of 0-4 to develop
approximately 380,000 square feet of Class A office product at that site. The
concept drawing shown was an idea of something they might generally pursue
at that time. The earliest that demolition of the building would be in 2008, when
CLTV's lease expires.
Chairman Davis asked if Duke Realty was the owner. Mr. Schnur responded
that they are one of the largest publicly traded office and industrial REIT's
(Real Estate Investment Trust) in the country. They employ about 90 people in
Chicago. They own about 3.8 million square feet of office space and about 7
million square feet of industrial space throughout the Chicagoland area. They
recently purchased the Riverway portfolio at O'Hare and there are big Class A
buildings there. On the east-west corridor they own about 1.8 million square
feet. This is their first purchase in Oak Brook and saw this as a unique
opportunity to take a building that is functionally obsolete and turn it into
something that is better for today's market.
Chairman Davis asked for an explanation of"functionally obsolete."
Mr. Schnur responded that about one-third of the building is an interior truck
port. This is okay for CLTV because they park large satellite trucks inside. If
CLTV would leave the building, finding a tenant that could occupy that space
would be a monumental if not impossible task. The building is approximately
200,000 square feet, was built in 1962 and has a lot of problems. The proposal
would double the lease space and would dramatically reduce the footprint. The
majority of the building is one story and looks very warehouse-like. The
conceptual drawing displayed shows two buildings with a footprint of each to
be about 30,000 square feet, which is about 60,000 square feet of floor area
with an approximate 6-story building. They are looking for the increase in
square footage; they are not sure exactly what the building would look like as
yet.
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 2 of 12 October 4, 2005
/.?•0-
Chairman Davis questioned that if CLTV had the option to renew their lease
which would be for a period of five years and if the request was approved, the
property would be zoned 0-4, but it would not be utilized for possibly another
6+ years. Mr. Schnur responded that was possible. They have stated before
that they are not looking to run CLTV out and have had discussions with them
and they are aware of the future development plans for the building. Ideally
they would like to move them somewhere locally and move them back when
the new building would be built. CLTV likes the location with its access to the
north, south, east and west.
Chairman Davis questioned Director of Community Development Kallien, that
if the request would be granted and the lease was renewed by CLTV would it
become a nonconforming use. Director of Community Development Kallien
responded that it would not. It would allow the applicant to conceivably take a
portion of the building down and pursue some additional development on the
site. This building is very similar to 2020 Swift that also had a warehouse and
they needed additional parking because the parking ratio for warehouse use is
calculated by the number of employees versus the amount of square footage for
an office use. 2000 York Road is really a warehouse building that over time is
being used somewhat for office purposes but it has great limitations because it
could not provide the level of parking that would be needed by a true office
user. Also the building not only has limitations physically but by the way it is
laid out.
Member Nimry asked if a traffic impact study had been done for this site or if
one was done at the time of the development on the other side of York Road.
Director of Community Development Kallien responded that extensive traffic
studies were done when the John Buck Company proposed the development on
the east side of York Road, which resulted in the new signalized intersection
with Clearwater Drive. Eventually there will be 2 more office buildings on that
site. As a condition of a building permit we could require that a traffic study be
submitted at the time of application to make sure that the existing traffic signals
would be adequate to meet the planned improvement.
Member Nimry said he was referring to the traffic impact on the whole region
by adding the additional construction on York Road; what can the village do.
Director of Community Development Kallien said that the Village has a
responsibility to make sure that the roadways function properly in terms of
traffic. York Road is a DuPage County road and they will make every effort to
ensure their road network is maintained and enhanced accordingly. Village
Engineer Durfey said that at some point he would set up some meetings to see
if an additional signal would be needed further to the north on York Road in
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 3 of 12 October 4, 2005
order to provide better access to the tollway and if it was signalized at that
location it would alleviate a lot of the traffic impact.
Chairman Davis said that the concern is regarding just the sheer number of cars
that may be added to the roadway system. Director of Community
Development Kallien responded that the Code does not require a traffic study
for this type of rezoning. The Code requires a traffic study if the request is
above .8 F.A.R. Whenever a developer submits plans for a large building
project they are required to submit a traffic study to make sure that everything
works. For example, this project may need to enhance the east-west roadway
into the property. They made need to provide an additional turning lane or two
and may need to work with the County to alter the signal configuration, which
will be done as part of the building permit process. The Zoning Board could
also include it as a condition that at the time of building permit application that
a traffic study is submitted to ensure the road network would work.
Member Young asked if the property is rezoned would it be in character with
the neighborhood. Director of Community Development Kallien pointed out
that the area to the east and south of the property is zoned 0-4.
Member Young asked if this change would be consistent with the Village's
plan. Director of Community Development Kallien responded that from an
existing land use plan the Comprehensive Plan shows this area as office. The
plan is an ever-changing document because it is influenced by how the Village
Board approves new projects and in essence the plan is updated. There has
been an interest by the Redevelopment Committee to look at the revitalization
of our entire commercial corridor. This area (York Road) is a prime piece that
kind of fits into that whole piece of the puzzle. If the John Buck properties were
not zoned 0-4 you might have to seriously look at it and ask if this would be an
appropriate zoning designation. Since the zoning exists to the east and the
south, this request it is not out of character.
Member Young also asked that in terms of community need by increasing the
amount of office space how does this fill the need of the community. Mr.
Schnur responded that when you look at the Oak Brook and the office market
the east west corridor is broken down in two markets. The east side of the
corridor being Oak Brook and Oakbrook Terrace, the market is relatively tight.
Tight means low vacancy rates. Land is the key of this whole market. Tenants
like an Oak Brook address and it is hard to find. Not many corporate type
headquarters would look at a product like this in the market. Chicago Tribune is
in there for a variety of reasons being location and an area to park their satellite
trucks. Tenants would love to come there and have an Oak Brook address.
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 4 of 12 October 4, 2005
Member Young asked if they had a plan to add satellite towers or dishes that
could be 3-stories high on top of their building. Mr. Schnur responded that
they are not. There is an area in the back of the property with satellites that the
Tribune uses.
Director of Community Development said that one of the objectives and
responsibilities of the Village is to protect the public health safety and welfare
of its residents. The residents are those that live here and those that have
decided to do business here and have called Oak Brook home in terms of
creating business opportunities. This can be looked at as ensuring the future
economic welfare of the community. In order for Oak Brook to remain at the
forefront and stature in terms of development and attracting quality
development and maintaining its current allotment of development we have to
make sure that we can accommodate new tenants, new technologies and new
things. This helps us to get there, at least in this location. There are a
significant number of teardowns in Oak Brook. It is a great place to call home
for residents and people are expending significant monies to buy up older
homes to build new structures and this is being done similarly on the corporate
side. When the proposal came before the Plan Commission they looked at it
very enthusiastically in terms of helping us to get where we want to be. Instead
of nice new buildings going to Downers Grove, Lombard or Oakbrook Terrace
they can have an opportunity to stay and develop in Oak Brook.
Member Ascher asked what the Redevelopment Committee was about. Trustee
Sanford summarized the purpose of the Redevelopment Committee and
explained that as part of the revitalization they are looking at the commercial
areas of Oak Brook. It is a good case in point where you are trying to convert a
40+-year-old building that is dated and pretty much obsolete and bring it up to
today's standards. Oak Brook is a very good address but if the buildings are
not very good then you are going to lose the ability to take advantage of the
ideal situation that we have for traffic flowing east, west, north and south. We
want to encourage developers to come in and make sure that our standards are
2005 standards, rather than what we have had in the past. The committee is
concentrating on the commercial side of the Village; residentially we are doing
fine. On the commercial side we have buildings that are 35-40 years old and
that is going to be a problem. Before we get into a situation where we have low
rental and less desirable buildings to attract tenants we want to make sure that
we are up to the standards and can compete with the I-88 corridor.
Director of Community Development Kallien added that the Committee came
about as part of the election of a number of Trustees that ran on the platform
that commercial revitalization and strength in the community is important.
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 5 of 12 October 4, 2005
42
Trustee Sanford said that the initial committee was put together to see how we
should proceed. The committee consists of the Village Manager, Rick Boehm,
Bob Kallien, Trustee, Jeff Kennedy, Champ Davis, Plan Commission
Chairwoman, Lexi Payovich as well as Village President, Kevin Quinlan.
They want to take a look as to how we proceed to get the best input to revitalize
the commercial sector. They want input from the residents and want to express
the concern of the standards that we are used to in Oak Brook.
Director of Community Development Kallien said that a consultant might be
retained at some point with extensive input from the residential, commercial
and office sectors. The Oak Brook Chamber is actively involved in surveys.
The committee is trying to put it together so that we have a blueprint put
together so that we know where it is that we are going and how to get there.
This is a little different from the previous Lohan report, which was a very
comprehensive report, but it did not give us a lot of alternatives. The
alternatives that report provided were very expensive and were tailored around
major road improvements, such as routing Jorie Blvd over I-88; and none of the
items were easy to achieve.
Member Ascher said that his concern was for piecemeal development. In the
past McDonald's came in for changes, then the Buck Company and at that time
he had asked about access off of I-294, which did not happen. Now there is a
garage in that location. He hopes that the Redevelopment Committee comes to
grips with all of this and gets some sense of direction as to what is doing on.
Duke Realty and John Buck are not slouch organizations who would want to
diminish the quality of their property. As board members and as advisors to
the Trustees, there is a responsibility for maintaining property, which includes
private residences, school districts, and things like that. We do not think much
about the way property is developed and if we continue to piecemeal there is a
concern how the Village could end up. The faster the Redevelopment
Committee can get together and give the board some sense of direction the
better it would be.
Chairman Davis said that there is a sense of urgency by the Redevelopment
Committee. Trustee Sanford said that there would be a lot of input from the
residents. They want to tie it together with the beautification program. All the
improved properties would attract tenants. The commercial areas pay utility
and phone taxes. The more people that occupy those buildings would travel
less distance to the shopping center to support the sales tax.
Member Nimry said that Bedford Park which has a population of 4,000 and the
number of employees working in town is 60,000 and one of the issues was
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 6 of 12 October 4, 2005
47 e
handling the traffic. In the redevelopment of Oak Brook some new exits are
needed on the highways, something needs to be done on some of the roads. 31St
and 22"a Street are choking and the same thing may happen to York Road.
Trustee Sanford responded that they are trying to coordinate the business
community with the legislative people in the area, such as state senators and
representatives to see how a coordinated effort can be applied to get the traffic
issue moving. He will be attending a legislative committee meeting and they
will be addressing traffic. He just reviewed the new Northeast Planning
Commission Report that goes out to 2030 and as far as they are concerned Oak
Brook is almost a nonentity. Their interest is in how to expand the CTA and
they are not worried about local issues. We need to coordinate what the village
does with the legislature through the residents and the business community
because the traffic issue moves very slowly. The Report goes out 25 years and
what they are trying to do is not dramatic. There is a lot of pressure on the
Village on how to deal with traffic. A lot can be addressed by new roads, as
well as new innovations on how to improve traffic signalization and how to
improve those issues. It is being addressed, but it is going to be the slowest one
because it requires the most money.
Member Young commented that the county roads are not under the Village's
domain. Director of Community Development Kallien said that if you look at
DuPage County at the east west corridor, the eastern anchor is Oak Brook and
western anchor is Naperville and there is a lot of land in between. There is a lot
of investment by many large companies that have located in this area and they
have the ear of the decision makers It is just a matter of coming up with the
resources. We have one of the biggest corporate entities in the world next door.
We are on the radar screen but unfortunately money is tight and roads are
expensive. We are competing with areas far to the west that have not even
developed yet. Redevelopment is a process that is going to look at a lot of
different things and traffic is one of the primary components. Traffic and land
use are the two keys things that are linked and are dependent upon one another.
If you create a dense land use pattern it will have an impact on traffic. If the
Oakbrook Center is expanded it will increase traffic. Studies will be required to
see what improvements are needed to accommodate this; it will not just be a
land use exercise. Chairman Davis added that dealing with such simple things
as the timing. To put automatic timers on the traffic lights is a start and could
serve as some sort of traffic alleviation.
Chairman Davis noted that the area is zoned 0-4 to the south and east of the
subject property and although it might seem piecemeal it will probably be the
outcome,of the redevelopment plan for this entire area to become 0-4. It is
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 7 of 12 October 4, 2005
piecemeal only because applicants come to the Village on a piecemeal basis. It
would be consistent with the Village's intended comprehensive plan.
Mr. Krietsch asked if the parking issue is addressed at the time of permit.
Director of Community Development Kallien responded yes and added that
various land uses have parking ratios that must be maintained. The minimum
ratio for office use is 3.3 spaces per 1,000 square feet; commercial is anywhere
between 4 and 5, and restaurants are 10 per 1,000 square feet and warehouse
space is based on the number of employees. So even though the buildings can
be very large the ratio so it offers nothing if a building converts itself to office
space so it is left with parking shortages. As a result, people are seeking
variances to additional parking lots and sometimes they may literally need to
make the building smaller in order to market for office space. When they come
in for a building permit, by Code we are required to make sure that the parking
meets the Village standards. Although the office use would require 3.3 spaces
per 1,000 square feet the applicant has said they would provide at least 4.
Member Krietsch said that this building was originally zoned ORA-1 for a
reason and he questioned why it was limited to 5 stories. Director of
Community Development Kallien responded that originally it was limited to 3
stories. In the Village there were 3 main office districts, ORA-1 included office
space along 22"d Street; ORA-2 included McDonald's Spring Road property,
the Hyatt hotel area and the Commerce Plaza buildings; and 0-3 was created to
cover the towers directly south of Oakbrook Center and allowed for higher
density. There was really nothing else and no mechanism in place if things
changed over time. Prior to 1999, an amendment was made to the ORA-1
District that increased the maximum height from 3 stories to 5 stories. It did
not tinker with FAR but it recognized that the increase to 5 stories was
appropriate. About that same time, John Buck requested the creation of a new
office district to support a transition between ORA-1 and the 0-3 district
known as 0-4. They felt this was an appropriate location and it allows up to 8
stories with an FAR of .8. It was granted on both properties. ORA-1 allows
.48 FAR and 0-3 allows 1.2 FAR and 0-4 is a midpoint. The reality is that as
expensive as land is in this corridor we are limited in attracting brand new Class
A office buildings. Some of our neighbors have been very successful, Downers
Grove on Highland Avenue, Oakbrook Terrace on Route 83 and 22nd Street and
further to the west on Meyers Road. There are brand new office buildings that
if they were given the opportunity to locate in Oak Brook they would have, but
there wasn't the land or the zoning to accommodate them.
Member Krietsch commented that it appears the predecessors zoned it this way
in order to maintain a lid on density in the Oak Brook office area. Director of
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 8 of 12 October 4, 2005
Community Development Kallien said that it appears there was a concerted
effort to control the amount of intensity. There was a decision made that 25-
story buildings were not appropriate in Oak Brook. There was a matter of
control and maintaining the philosophy of lower scaled buildings. As time
changes and as a community builds out it needs to stay current. The creation of
the 0-4 District 8 years ago and the current recognition by our elected body in
this committee it is recognized that we really need to do something before many
of our buildings are lying vacant; and that is starting to happen. Earlier this
year there were requests from Camden Court a building was fully vacant. The
Inland buildings on Meyers and Butterfield are really under utilized. Unless the
village does something to offer some opportunity for redevelopment the
buildings will be left in a relatively inactive state. 814 Commerce and a number
of buildings on Enterprise Drive are getting tired.
T
Mr. Schnur commented that south of 2000 York one of the buildings is a
warehouse type and the other building has had several additions and has been
altered so much that the there is not much functionality left to it now. Several
people have tried to talk to owners about redevelopment of that property.
Director of Community Development Kallien said that there have been
discussions with John Buck over the last couple of years regarding interest in a
mixed use office/commercial project for that warehouse building north of 22"d
and York. They are just waiting to work with the market to allow that to
happen. This area is going to have continued activity into the foreseeable
future because it has good access and is relatively uncongested compared to the
western county area.
Mr. Schnur said that they would do a traffic study prior to development. In the
real estate area this is not a dense traffic area. Naperville and areas like that
have current problems. They have developed very quickly and there are some
real issues that the County is trying to address right now.
Member Young asked if they had plans to change the stormwater on the
property. Mr. Schnur responded that some proposed detention is shown on the
site. Currently there is no detention on the property; it runs off site into Salt
Creek. Director of Community Development Kallien commented that any
redevelopment project over 3 acres in size is required to go through the
stormwater management review process. Many of the older properties do not
have stormwater management so they will be required to provide it. As part of
the redevelopment we will be able to correct some situations that were never
addressed in the beginning.
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 9 of 12 October 4, 2005
Chairman Davis noted that the proposal was recommended for approval by the
Plan Commission by a vote of 5 to 0 without conditions. He asked Mr. Schnur
to addresses the required factors for a map amendment.
Mr. Schnur addressed the factors as follows:
1. Character of the neighborhood
■ The amendment will positively affect the character of the
neighborhood with Class A, 6-story office buildings.
2. The extent to which property values are diminished by the
particular zoning restrictions.
■ The proposed use conforms to the use of the surrounding
properties.
3. The extent to which the removal of the Existing Limitations Would
Depreciate the Value of Other Property in the Area.
■ The change in zoning to a higher FAR will not depreciate the
value, but will improve the value of other property in the area.
4. The suitability of the Property for Zoned Purposes
■ Oak Brook is a great area and they believe they may be able to
attract some major corporations with a new facility. It will
conform to the use of the surrounding properties
5. Existing Uses and Zoning of Nearby Properties.
■ North - I-294; South - 0-4; East — 0-4; and West — ORA-1.
They reviewed the surrounding properties uses and zoning.
6. The Length of Time Under the Existing Zoning that the property
has remained unimproved considered in the context of land
development.
■ It is improved with a building that was built in the 1960's.
7. The Relative Gain to the Public as Compared to the Hardship
Imposed on the Individual Property Owner.
■ The tax revenue would be significant as well as attracting more
major employer to the area.
8. The Extent to Which the Proposal Promotes the Health, Safety,
Morals or General Welfare of the Public.
■ They believe the proposal complies with the Village's
Comprehensive Plan.
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 10 of 12 October 4, 2005
9. The Relationship of the Proposed Use to the Comprehensive Plan.
■ The comprehensive plan shows the use for the property as
office.
10. Community Need for the Use Proposed by the Property Owners.
■ The proposed use fits well with a need in the community for
office space in what is quickly becoming an infill location.
Chairman Davis said that in response to item 1, the applicant had stated earlier
that the property is surrounded by large parcels that are zoned 0-4 and should
the board recommend approval it would be consistent with the surrounding area
and the character of the neighborhood.
Proper notice has been given to all the surrounding property owners. No one in
the audience spoke in opposition to the requested variation.
Chairman Davis said that it appears the petitioner has addressed the standards
as required to recommend approval of the proposed map amendment
Motion by Member Young, seconded by Member Ascher that the applicant has
addressed the required factors in testimony and in writing on pages E and E.1 of
the case file and recommend approval of the map amendment to rezone the
property at 2000 York Road to 0-4 as requested subject to the following
condition:
1. At the time of submittal for a building permit to construct a new
structure a current traffic study will be required before the permit is
approved. ROLL CALL VOTE:
Ayes: 6 — Members Ascher, Bulin, Krietsch, Nimry, Young and Chairman
Davis
Nays: 0— None.
Absent: 1 — Member Shah. Motion Carried
6. OTHER BUSINESS: OTHER BUSINESS
There was no other business to discuss.
7. ADJOURNMENT: ADJOURNMENT
Motion by Member Ascher, seconded by Member Young to adjourn the
meeting at 8:25 p.m. VOICE VOTE: Motion carried.
ATTEST:
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 11 of 12 October 4, 2005
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Village of
Oak Brook September 28, 2005
1200 Oak Brook Road
Oak Brook,IL 60523-2255
Website President Quinlan, Board of Trustees
www.oak-brook.org And Zoning Board of Appeals
Administration 1200 Oak Brook Road
630.990.3000 Oak Brook, IL 60523
FAX 630.990.0876
Community RE: Duke Realty Limited Partnership—2000 York Road—Map Amendment
Development
630.990.3045 Dear President Quinlan, Board of Trustees and Zoning Board of Appeals:
FAX 630.990.3985
The Plan Commission, at its meeting on September 19, 2005, reviewed a request from
Engineering Duke Realty Limited Partnership, the owner of the property at 2000 York Road
Department Y P� p p Y
630.990.3010 seeking approval of a map amendment from ORA-1 to 0-4 to accommodate the future
FAX 630.990.3985 redevelopment of the property. Development plans that have been preliminarily
Fire Department discussed show that approximately 380,000 sq.ft. of class A office space can be
630.990.3040 constructed in two multi-story office buildings and structured parking on the property.
FAX 630.990.2392 The 11.115 acre site is presently improved with a 200,000 sq.ft. office/warehouse
building. The John Buck Property at 2001 York Road (located on the east side of
Police Department
630.990.2358 York Road) is zoned 0-4 and is presently improved with a five-story office building
FAX 630.990.7484 and structured parking.
Public Works No one spoke in support or opposition to the proposed request for a map amendment.
Department
630.990.3044
FAX 630.472.0223 By a vote of 5 to 0, the Plan Commission recommended approval of the Map
Amendment as requested finding that the applicant has met the applicable standards
Oak Brook and requirements necessary for a Map Amendment.
Public Library
Very truly yours,
600 Oak Brook Road
Oak Brook,IL 60523-2200
630.990.2222
FAX 630.990.4509 P7
Lexi Payovich
Oak Brook Sports Core Chairwoman
Plan Commission
Bath&Tennis Club
700 Oak Brook Road
Oak Brook,IL 60523-4600
630.990.3020
FAX 630.990.1002
Golf Club
2606 York Road
Oak Brook,IL 60523-4602
630.990.3032
FAX 630.990.0245
all maintenance is to be assumed by the subdivision. ROLL CALL VOTE:
Ayes: 5—Members Adrian, Lalmalani, Saiyed, Wolin and Chairwoman Payovich
Nays: 0—None.
Absent: 2—Members Iyer and Tropinski. Motion Carried.
OB. DUKE REALTY LLC PARTNERSHIP — 2000 YORK ROAD — MAP DUKE REALTY LLC
—2000 YORK RD—
AMENDMENT— ORA-1 to 0-4 DISTRICT—TITLE 13 OF THE VILLAGE MAP AMENDMENT
CODE—ZONING ORDINANCE -ORA-I to 0-4
DISTRICT—ZO
Director of Community Development Kallien said that around 6-7 years ago the
John Buck Company owned property at 2001 York Road as well as property just
south of the subject property and worked with the Village to enact a new zoning
district, which was called the 0-4 District. The 0-4 District was set up to allow
for slightly greater density and higher building heights in specific areas. One of
the areas identified for the appropriate application for the 0-4 District was in the
vicinity of the petitioner's property which is north of 22"a Street both on the east
and west sides of York Road and south of the tollway ramp that runs to I-294. At
that time, the John Buck Company built on the east side of York Road located at
2001 York Road, a 5-story office building which is zoned 0-4. It is anticipated
that there will be some additional development on that site. Also, the John Buck
property located on the northwest corner of 22°a and York is currently zoned 0-4.
The applicant has property in close proximity and is seeking similar zoning.
Steven Schnur and Johana Vargas with Duke Realty said that they are seeking
rezoning of the property from ORA-1 to 0-4. Duke Realty purchased the
property, which is known as the CLTV building in June of 2005. CLTV is the
major tenant in the building and there are about ten other small tenants. Currently
the building is about 90% leased and most of the leases expire prior to mid 2008,
which includes CLTV's lease as well. They looked at the 2000 York Road
property and were attracted to it from its identity on the tollway, the Oak Brook
address and what John Buck has been able to accomplish on 2001 York Road.
They proposed a map amendment in order to increase the density on the property
for, if and when, the tenants vacate sometime after mid 2008. They would develop
something along the lines of what has been constructed to the east of the building.
They are looking at two 6-story office buildings, about 190,000 square feet each
with a parking deck behind it. Getting off of I-88 coming eastbound you would
come right up to the main entrance of the property. The plan provided was
conceptual in nature, but they think that this sort of density would be needed to
make it work. They believe it would be a benefit to the community and
surrounding property owners. CLTV has a very nice studio but the building was
built in the 1960's and has a big interior truck court. The building is fairly
outdated and in some respects obsolete in today's market.
VILLAGE OF OAK BROOK
Special Plan Commission Minutes Page 8 of 14 September 19, 2005
/a.
They talked to the property owner to the south and made them well aware of what
is being planned and also talked to them about the property they own along Salt
Creek and they do not have any plans at this time. John Buck's long term plans
for their building to the south is probably to redevelop that property as well. That
is also their vision for this property, which is a long-term office redevelopment.
They think this plan is consistent after talking with the village prior to purchasing
the property.
No one in the audience spoke in support or in opposition to the request.
Director of Community Development Kallien said that when you look at the ORA-
1 District versus the 0-4 District the only appreciable difference is that ORA-1 is
limited to a maximum F.A.R. of.48 and a maximum building height of 5 stories.
The 0-4 District allows a slightly higher F.A.R. of.8 and allows up to 8 stories. It
basically permits for a slightly greater opportunity for redevelopment, which is
consistent with what the Plan Commission has been speaking about and what the
Village Board has been discussing in terms of an overall redevelopment effort for
the Village and this paves the way. The market will ultimately determine when
these buildings would ever be built,but it does provide for the opportunity to make
that happen.
Mr. Schnur added that CLTV is obviously a major employer in the community and
has a right to renew its lease in the building. If they chose to renew it they have
the right to do so and in which case, the building would stay as it is for as long as
their lease allows. They are not trying to run them out of Oak Brook. Director of
Community Development Kallien asked if there would ever be an opportunity to
include CLTV as part of the redevelopment. Mr. Schnur responded, yes, that they
would entertain that.
Member Wolin said that it looks like a win-win for everyone. He added that there
was a comment in the file regarding a big demand for Class A office development
in this area and asked if that were true.
Mr. Schnur responded that office statistics indicate that the east end of the corridor
is fairly tight especially on new developments. John Buck and the Hines building
which was developed on Commerce Drive are fully leased assets. The next newest
development is the Lincoln Center in Oakbrook Terrace and Highland Landmark
in Downers Grove; all of that is very well leased. They are the newer Class A
buildings for a variety of reasons and that market is fairly tight.
Member Saiyed said that he would like to see the development as soon as possible,
but that was based upon CLTV lease renewal. He asked how long that would be if
they renewed their lease.
VILLAGE OF OAK BROOK
Special Plan Commission Minutes Page 9 of 14 September 19, 2005
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Mr. Schnur responded that it has not been discussed yet. They have the right to
renew the lease for five years and they currently occupy about 65% of the
building. They are a good user for the building; they park the big satellite trucks
inside and if they ever left, he doesn't know who would ever use it. CLTV knows
the long term plans for the property because Duke has not been secretive about it.
CLTV also knows that they have the right to renew their lease if they so choose.
Member Saiyed asked if it could see redevelopment in the next several years.
Mr. Schnur responded that they would like that and that the current lease goes until
April of 2008.
Assistant Village Attorney O'Connell asked if CLTV chose to renew the lease at
what point would the shortest period of time for expiration be required for them to
notify Duke. Mr. Schnur responded that their lease provides for a 5-year renewal
option and they would provide them with notice a year prior to that.
Member Saiyed said that if the demand for Class A would allow for up to an 8-
story building, why would they take a 5-story building and make it a 6-story
building instead of building 8 stories.
Mr. Schnur responded that they would not want to overpopulate the site. They
think that would be the right mix along with multi-story parking.
Member Saiyed asked if they meet the parking space requirements.
Director of Community Development Kallien said that the current minimum
parking ratio is 3.3 spaces per 1,000 square feet. All of the recent projects have
had parking ratios ranging from 4.5 to 5; that is in fact what the market calls for.
He would expect that Duke would provide the same amount of parking.
Ms. Vargas added that the parking space issue would be determined at the time of
site plan review.
Member Lahnalani noted that a little further north of the property in the town of
Elmhurst they are building a new hospital and it would be likely that they would
be in need of office space.
Director of Community Development Kallien said that the area within the arc of
22°d Street and I-88 is ripe for redevelopment and as time goes on and as the
Village proceeds with its analysis of the corridor these areas will be prime sites for
redevelopment and developers will be coming to the Village for a variety of
different things. John Buck requested a change a few years ago, now Duke has
requested a change and in the future there will be others.
VILLAGE OF OAK BROOK
Special Plan Commission Minutes Page 10 of 14 September 19, 2005
Motion by Member Saiyed, seconded by Member Wolin Adrian to recommend
approval of a map amendment to rezone the property located at 2000 York Road
from ORA-1 to 0-4 as requested. In making this recommendation, the
Commission finds that the applicant has met the requirements for approval of a
map amendment. ROLL CALL VOTE:
Ayes: 5—Members Adrian, Lalmalani, Saiyed, Wolin and Chairwoman Payovich
Nays: 0—None.
Absent: 2—Members Iyer and Tropinski. Motion Carried.
6. OTHER BUSINESS OTHER BUSINESS
Chairwoman Payovich said that the Commission would continue the discussion of
teardown requirements.
Director of Community Development Kallien recapped that in July at the urging of
Member Wolin he presented a number of ideas relative to teardowns as it relates to
residential structures. Oak Brook has been somewhat lucky up to this point because
there are much larger properties and the housing is relatively newer so that we have
not been impacted by the sheer number of teardowns in other towns like Elmhurst
and Hinsdale that has had thousands of teardowns, Downers Grove, Naperville and
so forth. In an attempt to be proactive and address some issues that have recently
surfaced he has proposed a number of things that the board should consider
enacting. It would allow us to better control the impact of teardowns.
The list is rather bland in terms of its overall impact, but it will help to lessen the
impact on the neighbors. The best practices of other municipalities were reviewed
and identified as to what was working successfully and the appropriate language
has been prepared.
1. Fencing. We currently do not have a hard and fast requirement to fence
properties but we strongly urge them to do so. The McDonald's property
cooperated by putting up a fence when they constructed the building on
Spring Road and 22° Street. We want to memorialize that to make sure a
site is safe.
2. Litter. There have been recent problems where houses are built in the
middle of developed areas and there has been a problem with litter and
controlling the site in terms of cleanliness. This needs to be memorialized
as to what the expectation is and put it into writing so that the applicant and
the landowner keep the property orderly.
3. Because the area is rather developed, the impact of building a 20,000 square
foot home is immense. There are many workers involved in these projects
with many cars and vehicles on the site. We need to make sure that the
VILLAGE OF OAK BROOK
Special Plan Commission Minutes Page 11 of 14 September 19, 2005
VILLAGE OF OAK BROOK
Plan Commission and Zoning Board of Appeals
STAFF REPORT
DATE: September 14, 2005
FILE NOS: 2005-020-ZO-MA
DESCRIPTION: Map amendment from ORA-1 Office-Research-Assembly District to 0-4
Office District to accommodate the future redevelopment of the property.
PETITIONERS: Duke Realty Limited Partnership
4225 Naperville Road, Suite 150
Lisle, IL 60532
LOCATION: Southwest corner of I-88 and York Road
ADDRESS: 2000 York Road
ACREAGE: 18.2 acres
EXISTING ZONING/USE: ORA-1, Office-Research-Assembly District, presently improved with a
one-story office and warehouse building.
ZONING/USE OF SURROUNDING PROPERTY:
North: R-3, Single-Family Detached Residence District, Interstate 88 and single
family homes.
South: ORA-1, Office-Research-Assembly District, office and warehouse
buildings.
East: ORA-1, Office-Research-Assembly District and 0-4, Office District,
Village of Oak Brook pump station and a multi-story office building.
West: ORA-1, Office-Research-Assembly District, office and warehouse
buildings.
DISCUSSION: Duke Realty Limited Partnership, the owner of the property at 2000
York Road has submitted a petition seeking approval of a map
amendment from ORA-1 to 0-4 to accommodate the future
redevelopment of the property. Development plans that have been
preliminarily discussed show that approximately 380,000 sq.R. of class
A office space can be constructed in two multi-story office buildings and
structured parking on the property. The 11.115 acre site is presently
improved with a 200,000 sq.R. office/warehouse building.
STAFF REPORT—MAP AMENDMENT
DUKE REALTY LIMITED PARTNERSHIP—2000 YORK ROAD
CASE No.2005-020-ZO-MA
The John Buck Property at 2001 York Road (located on the east side of
York Road) is zoned 0-4 and is presently improved with a five-story
office building and structured parking. Plans for that property also call
for the eventual construction of two more office buildings.
Please see the materials provided by the petitioner in the case file for a
more detailed description and the rationale for this request.
STAFF COMMENTS: The proposed map amendment (rezoning) to 0-4 for the subject property
is not only consistent with the other zoning in the area but is also
consistent with our efforts to promote the redevelopment of under
utilized properties. In addition, the applicant has indicated a desire to
construct class A office space on the property which is in strong demand
in the Oak Brook market.
RESPONSIBILITIES OF HEARING BODIES:
The Plan Commission has the responsibility to make a recommendation
on this request for a map amendment. The Zoning Board of Appeals has
the responsibility to hold the required public hearing on the map
amendment and make recommendations on this request. Please include
in your consideration, your findings with respect to the standards
specified in the Zoning Ordinance for a map amendment. The materials
submitted by the applicant specifically address these standards.
CONCLUSION: Based on the information provided by Staff, if it is the opinion of the
Plan Commission and Zoning Board of Appeals that the applicant has
satisfied the applicable Ordinance requirements and factors for a map
amendment, a recommendation would be in order to approve this
request.
Respectfully Submitted,
Robert L allien Jr., CP
Director unity Development
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Village of
Oak Brook
1200 Oak Brook Road September 8,2005
Oak Brook,IL 60523-2255
Website Dear Resident:
www.oak-brook.org
The Oak Brook Plan Commission, Zoning Board of Appeals and the Village Board will be
Administration
630.990.3000 considering a map amendment at the meetings s scheduled on the back of this notice.
FAX 630.990.0876
The application has been filed by: Duke Realty Limited Partnership
Community 4225 Naperville Road, Suite 150
Development Lisle,IL 60532
630.990.3045
FAX 630.990.3985
The property in question is located at: 2000 York Road
Engineering
Department Relationship of applicant to property: Owner
630.990.3010
FAX 630.990.3985
Also shown on the reverse side of this notice is a map* of the area to assist you in
Fire Department
630.990.3040 determining your relationship to the property in question.
FAX 630.990.2392
The applicant is seeking the following:
Police Department
630.990.2358 The petitioner is seeking approval of a map amendment to rezone the property located at
FAX 630.990.7484 2000 York Road from ORA-1 (Office-Research-Assembly District)to 0-4(Office District).
Public Works The petitioner plans to redevelop the site into 2 class "A" office buildings totaling 280,000
Department
630.990.3044 square feet. The current ORA-1 zoning cannot support the proposed density and height of
FAX 630.472.0223 the redevelopment and as a result is requesting a map amendment to 04. The ORA-1
District allows a maximum floor area ratio (FAR) of 0.48 and a maximum structure height
Oak Brook of five (5) stories or 76 feet, whichever is less. The 0-4 District allows a maximum floor
Public Library area ratio (FAR) of 0.8 and a maximum structure height of eight (8) stories or 118 feet,
whichever is less.
600 Oak Brook Road
Oak Brook,IL 60523-2200 If you desire more detailed information, please contact the Community Development
630.990.2222 Department at 630-990-3045 to review the file on this application.
FAX 630.990.4509
Oak Brook Sports Core Sincerely,
Bath&Tennis Club
700 Oak Brook Road
Oak Brook,IL 60523-4600 Robert lie ,
630.990.3020 Director of Co opment
FAX 630.990.1002
RLK/gp
Golf Club
2606 York Road
Oak Brook, IL 60523-4602
630.990.3032
FAX 630.990.0245
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AGENDAITEM
Regular Board of Trustees Meeting
of
September 13, 2005
SUBJECT: Referral -Duke Realty Limited Partnership - Map Amendment
FROM: Robert L. Kallien, Jr., AICP, Community Development Director
BUDGET SOURCE/BUDGET IMPACT: N/A
RECOMMENDED MOTION: I move to refer the request for a Map Amendment to the Plan
Commission at its September 19, 2005 meeting and to the Zoning Board of Appeals for public
hearing at its October 4, 2005 meeting.
Backy,round/History:
Duke Realty Limited Partnership, the owner of the property at 2000 York Road has submitted a
petition seeking approval of a map amendment (i.e., zoning change). At the present time, the
existing zoning is ORA-1. The applicant is seeking the map amendment to 0-4 to facilitate the
future redevelopment of the property to accommodate up to two 6-story office towers on the
property.
Recommendation:
Please refer this request to the Plan Commission's September 19, 2005 meeting and to the
Zoning Board of Appeals October 4, 2005 meeting.
Last saved by RKallien \\ash\users\COmDev\GP0LANEK\1-FROM BOB\Bot-PC-ZBA\BOT-Referral-DukeRealty-MA.doc
r Apt„i.t. 1 onnnnr,o•ni ANA
ZONING AMENDMENT FACTORS
The following has been excerpted from Plan Commission Rules of Procedure
Section 8.3. The Commission shall consider the following factors in its consideration
of a request for a zoning amendment:
(a) The character of the neighborhood.
(b) The extent to which property values are diminished by the particular zoning
restrictions;
(c) The extent to which the removal of the existing limitations would depreciate the
value of other property in the area;
(d) The suitability of the property for the zoned purposes.
(e) The existing uses and zoning of nearby property.
(f) The length of time under the existing zoning that the property has remained
unimproved, considered in the context of land development;
(g) The relative gain to the public as compared to the hardship imposed on the
individual property owner;
(h) The extent to which the proposal promotes the health, safety, morals or general
welfare of the public;
(i) The relationship of the proposed use to the Comprehensive Plan; and
0) The community need for the use proposed by the property owner.
Section 8.4. Following consideration of the application, the Commission shall transmit
to the Zoning Board of Appeals and Village Board a written report giving its findings and
recommendations.
13-10E-1: PERMITTED USES:
Accessory uses and structures including:
Restaurants and accessory cocktail lounges in a structure five (5) stories or more in height
which is used principally for a permitted use, and when located on the ground or on floors
below those used for the principal use or on the top floor or roof of such structure.
Retail sales and personal service uses when no single establishment occupies more than two
thousand(2,000) square feet of floor area.
Buildings existing at the time of rezoning to 04 office district may be used for any of the uses
permitted in the zoning district applicable to the property at the time of its rezoning; provided
that in the event that: a)the structure is substantially damaged and the owner is not required by
the lease or otherwise to restore the structure to its prior condition; or b) the structure is not
occupied, used or leased for such purpose or purposes for a period of twelve (12) consecutive
months, then its future use shall be limited to one or more of the uses permitted in this article, or,
with the prior approval of the village board of trustees, to one or more of the special uses set
forth in section 13-10E-2 of this article.
Electric distribution centers and substations.
Gas regulator station.
Office supply retail establishments.
Offices. (Ord. G-60, 3-22-1966)
13-10E-2: SPECIAL USES:
Daycare center,provided such facility complies with all licensing requirements of the state and
maintains direct alarm hookup to the Oak Brook police department.
Health clubs,private, membership only, in multi-building office complexes under single
ownership or control on sites not less than ten(10) acres. Such structure shall not front on any
perimeter road, and access thereto shall be provided only from interior roadways.
Heliports, not for freight, shall meet all of the standards as contained in subsection 13-10A-4C of
this chapter. Additionally, the operation of said heliport shall meet the performance standards as
3
contained in section 13-10-3 of this chapter.
Hotel or combination office and hotel.
Public utility, governmental service and transportation uses:
Bus turnarounds and passenger shelters.
Emergency warning system structures.
Fire and police stations.
Schools -nonresidential,post baccalaureate school, provided that not more than twenty
percent(20%) of the course offerings may be prerequisite to admission to the post
baccalaureate programs.
Sewage and storm water lift stations.
Telephone exchanges, transmission buildings and equipment, and outdoor telephone booths
and pedestals.
Water filtration plants,wells,pumping stations and reservoirs. (Ord. G-60, 3-22-1966; Ord.
G-710, 12-10-2002)
13-10E-3: LOT AREA REQUIREMENTS:
A. Floor Area Ratio: Not to exceed 0.8.
B. Structure Height: Not to exceed one hundred eighteen feet(118') or eight (8) stories in
height, whichever is less.
C. Yards:
1. Front: Not less than sixty feet (60') in depth, except: a)when adjacent to a residence
district boundary line not less than one hundred fifty feet(150') in depth; and b)when
abutting 22nd Street or York Road not less than one hundred feet (100') in depth.
2. Side: Not less than thirty feet (30') in depth, except: a)that portion of a side yard abutting
a residence district shall be not less than one hundred fifty feet(150') in depth; b) a side yard
abutting a street shall be not less than forty feet(40') in depth; and c) a side yard abutting
22nd Street or York Road shall be not less than one hundred feet (100') in depth.
3. Rear: Not less than forty feet(40') in depth, except that portion of a rear yard abutting a
residence district shall be not less than one hundred feet(100') in depth and except that a rear
yard abutting an alley or service drive may be reduced by twenty feet(20') in depth. (Ord.
G-60, 3-22-1966)
13-10E-4: ADDITIONAL REGULATIONS:
A. Awnings, Marquees And Signs: See chapter 11 of this title.
B. Off Street Parking And Loading: Off street parking and loading shall be as provided in
chapter 12 of this title. (Ord. G-60, 3-22-1966; Ord. G-619, 9-22-1998; Ord. G-695,
3-26-2002)
�XSr
N G Z 0A11/�
13-10A-1: PERMITTED USES:
Accessory uses and structures, including storage and service areas within the structures, garages
for delivery trucks, central heating and air conditioning plants, and storage areas, yards, shops
and similar facilities that are used solely for operating, servicing or maintaining the activities and
improvements within the lot on which the accessory use is located. Accessory uses and structures
shall also include dwellings occupied by watchmen,janitors, maintenance and similar employees
engaged upon the premises;but no dwellings shall be erected for any other purposes.
Any establishment, the principal use of which is manufacturing, fabricating,processing,
assembly, repairing, storing, cleaning, servicing or testing of materials, goods or products,
provided that operations conform with performance standards and other requirements of this title.
Churches, on lots not less than four(4) acres in area.
Electric distribution centers and substations.
Gas regulator stations.
Offices and financial institutions. (Ord. G-60, 3-22-1966)
13-10A-2: SPECIAL USES:
Clinics.
Daycare centers,provided such facility complies with all licensing requirements of the state of
Illinois and maintains a direct alarm hookup to the police department.
Health clubs,private,membership only, in multibuilding office complexes under single
ownership or control on sites not less than ten(10) acres,when such facility is designed primarily
for use by tenants of the office complex. Such structure shall not front on any perimeter road, and
access thereto shall be provided only from interior roadways.
Heliports (not for freight) in accordance with the minimum standards set out in subsection
13-10A-4C of this article.
Hotels.
• •
Parks and open field recreational activities.
Personal service and retail sales uses intended primarily for the use of tenants and having no
exterior advertising and accessible only from the lobby or interior of the building, limited to:
Barbershops and beauty parlors;
Drugstores;
Newsstands: newspapers, magazines and other periodicals;
Tobacco shops.
Public utility, governmental service and transportation uses:
Bus turnarounds and passenger shelters.
Emergency warning system structures.
Fire and police stations.
Post office operated by the United States government.
Sewage and storm water lift stations.
Telephone exchanges,transmission buildings and equipment, and outdoor telephone booths
and pedestals.
Water filtration plants, sewage treatment plants, wells,pumping stations and reservoirs.
Radio and television stations and production studios.
Restaurants with accessory cocktail lounges,without facilities for dancing and live
entertainment, in multibuilding office complexes under single ownership or control on sites not
less than ten(10) acres, when such facility is designed primarily for use by tenants of the office
complex. Such structure shall not front on any perimeter road, and access thereto shall be
provided only from the interior roadways.
Schools, nonresidential,post baccalaureate school; provided, that not more than twenty percent
(20%) of the course offerings may be prerequisite to admission to the post baccalaureate
programs. (Ord. G-60, 3-22-1966; Ord. G-131, 5-25-1971; Ord. G-210, 2-8-1977; Ord. G-275,
1-20-1981; Ord. G-305, 9-8-1981; Ord. G-424, 1-24-1989; Ord. G-448, 7-10-1990; Ord. G-471,
8-13-1991; Ord. G-483, 3-10-1992; Ord. G-487, 5-12-1992; Ord. G-536, 7-12-1994; Ord. G-553,
3-14-1995; Ord. G-669, 1-23-2001; Ord. G-724, 7-22-2003)
13-10A-3: LOT AREA REQUIREMENTS:
A. Floor Area Ratio: Not to exceed 0.48.
B. Structure Height: Not more than five(5) stories or seventy six feet (76'),whichever is less.
C. Yards:
1. Front: Not less than one hundred feet (100') in depth, except when adjacent to a residence
district boundary line not less than one hundred fifty feet(150') in depth;
2. Side: Not less than thirty feet(30') in depth, except: a) that portion of a side yard when
abutting a residence district shall not be less than one hundred fifty feet(150') in depth; b) a
side yard abutting a street shall conform in depth to the front yard depth of a contiguous lot
abutting on such street; and c) side yards abutting 22nd Street and York Road shall have a
depth of not less than one hundred feet(100');
3. Rear: Not less than forty feet(40') in depth, except that portion of a rear yard abutting a
residence district shall be not less than one hundred fifty feet(150') in depth, and except that
a rear yard abutting an alley or service drive may be reduced by twenty feet (20') in depth;
4. Conservation/Recreation Districts: Notwithstanding anything contained in this title to the
contrary, including, without limitation, section 13-3-13 of this title, any yard which is one
hundred feet(100') in depth and which is adjacent in its entirety to a conservation/recreation
district boundary shall satisfy the applicable yard requirement;
provided, however, that when a developed zoning lot which contains two (2) or more
principal buildings is subdivided the yards required along the new lot lines created by the
subdivision shall be not less than thirty feet (30') in depth and the depth of all required yards
for each lot shall be shown on the subdivision plat; provided, that existing parking stalls and
aisles and access and service drives shall be permitted to continue within said yards and
within the yards along the boundaries of the original zoning lot required by subsections Cl,
C2 and C3 of this section, as modified by subsection 13-12-3H of this title; and provided
further that upon redevelopment of any part of a lot, other than for resurfacing or for utility
replacement, which development requires removal of existing parking stalls or aisles located
in whole or in part within areas where such accessory uses are not permitted by said
subsections as so modified,no new stalls or aisles shall be constructed in such areas except
as permitted by said subsections as so modified, and any landscaping therein required by this
title shall be promptly installed and properly maintained. (Ord. G-60, 3-22-1966; Ord.
G-135, 5-22-1971; Ord. G-213, 3-22-1977; Ord. G-554, 5-9-1995; Ord. G-557, 7-25-1995;
Ord. G-676, 4-10-2001)
13-10A4: ADDITIONAL REGULATIONS:
A. Awnings, Marquees And Signs: See chapter 11 of this title.
B. Off Street Parking And Loading: Off street parking and loading shall be as provided in
chapter 12 of this title.
13-14-8: AMENDMENTS:
A. Authority: This Title may be amended from time to time by ordinance in accordance with
applicable Illinois statutes. No vote shall be taken upon the adoption of a proposed
amendment by the Village Board of Trustees until after a public hearing before the Zoning
Board of Appeals and a report of its findings and recommendations has been submitted to
the Board of Trustees along with the recommendation of the Plan Commission.
B. Initiation Of Amendment: Amendments may be proposed by the Village Board of Trustees,
Plan Commission or Zoning Board of Appeals, and by any person having a freehold interest,
a possessory interest entitled to exclusive possession, a contractual interest which may
become a freehold interest or any exclusive possessory interest which is specifically
enforceable on the land which is described in the proposal for an amendment.
C. Processing:
1. A proposal for an amendment shall be filed with the Village Clerk and thereafter entered
into the records of the first meeting thereafter of the Board of Trustees.
2. A copy of such proposal shall be forwarded by the Village Clerk to the Zoning Board of
Appeals with a request to hold a public hearing and submit to the Board of Trustees a report
of its findings and recommendations. Such public hearing shall be held upon notice as
required by Illinois Compiled Statutes.
3. The Village Clerk shall also transmit a copy of such proposal to the Plan Commission.
The Plan Commission shall submit an opinion report relative to such proposed amendment
to the Zoning Board of Appeals and Board of Trustees.
D. Decisions: The Board of Trustees, upon report of the Plan Commission, if such report is
made, and the report of the Zoning Board of Appeals, and without further public hearing,
may vote upon the adoption of any proposed amendment in accordance with applicable
Illinois Compiled Statutes, or may refer it back to the Boards for further consideration.
E. Reapplications: Any person having been denied an amendment to this Title respecting a
specific parcel of property may not reapply for a like amendment on said real property until
the period of one year has elapsed since the denial of the application for amendment by the
President and Board of Trustees. (Ord. G-60, 3-22-1966; Ord. G-137, 9-14-1971)
(AIN
PEmON APPLICATION for
PUBLIC HEARING
ZONING ORDINANCE: ❑ APPEAL ($300) ❑ VARIATION ($750)
Q AMENDMENT ($750) ❑ SPECIAL USE ($750)
STORMWATER ORDINANCE: ❑ VARIATION ($750)
PUBLIC HEARING SIGNS ($SO-each lot frontage) IT] -Enter Number of Street Frontages/Per Parcel
APPLICMT TO COMP'I.ETE
LOCATION OF
SUBJECT PROPERTY 2000 York Road PERMANENT PARCEL NO*. 06 _ 24 -307 _ 023
1
Reuben H. Donnelley . See Attached
LOT N0. SUBDIVISIONr. LEGAL ADDRESS
ZONING DISTRICT ORA1 ZONING ORDINANCE SECTION
ACTION REQUESTED Rezoning/Map Amendment from ORA1 to 04
PROPERTY INTEREST OF APPLICANT: OWNER x CONTRACT PURCHASER AGENT
OWNER(S)OF RECORD Duke Realty Limited Partnership PHONE (630) 577-7900
ADDRESS 4225 Naperville Road, Suite 150 CITY Lisle STATE IL Zip 60532
BENEFICIARY(IES)OF TRUST Duke Realty Limited Partnership PHONE (630) 577-7900
ADDRESS 4225 Naperville Road, Suite 150 CITY Lisle STATE IL ZIP 60532
NAME OF APPLICANT(and Billing Information) Duke Realty Limited Partnership PHONE (630) 577-7900
ADDRESS 4225 Naperville Road, Suite 150 CITY Lisle STATE IL ZIP 60532
Contact Name and E-mail Address(s) Johana Vargas Johana.Vargas@dukerealty.com
I(we)certify that all of the above statements and the statements contained in any papers or plans submitted herewith are true to the best of my(our)
knowledge and belief.I(we)give permission to the Village to install public hearing sign(s)on the lot frontages of the above subject property as
deslxi i the Village I ddition to the above fees,applicant agrees to reimburse the Village for publ tion costs within 30 days of billing.
+. Signature of Owner Date Signature of Applicant Date
NOT WRITE IN THIS SPACE-FOR OFFICE use ONLY
Date Filed -/ -0 S' Fee PaW t 0 t) Receipt No. Recmhred By
Board of Trustees(Refertal� �-r' rNodce Pubftheed, Newspaper Daily Herald'. A t.Properly,dwners Noblbd ���O.�
PUBLIC HEARING DATE3t PhnEornmi olon l-I S' Zonineeba d:ofAppbals 10
Board ot-Trusteee /0 S�`0 Board of Thwtees << p O s-
(Approvel of Ordinance)-
SIGNED-VILLAGE CLERK o� l`t%�'G�c stiff��a� Date e e jL/v 1 .1
qs3� �o� �r s4<7 d�sls Ad��R �P AIA- 4oA&x,7-
NUMBER CHECK $ CHECKS $ CASH INV• DATE NAME G.L.ACCOUNT• DESCRIPTION
VILLAGE OF OAK BROOK INVALID
WITHOUT
SIGNATURE
DEPARTMENT OF COMMUNITY DEVELOPMENT B 15475
a
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
u PHONE: (630)990-3045
7
RETAIN THIS RECEIPT
FOR YOUR RECORDS
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NAMES OF SURROUNDING PROPERTY OWNERS
Name of Property Mailing Address of Property Address Parcel Number
Owner Property Owner
Forest Preserve DuPage 714 Harger Road 714 Harger Road 06-24-301-00.1
Oakbrook, 11,60523 Oakbrook, IL 60523
Oliver, Robert & Lillian 6242 West 26' Street 3 Yorkshire Woods 06-24-1.06-002
Berw n, IL 60402 Oakbrook, IL 60523
Harger Corporation 2208 Midwest Road Harger.RDOR 06-24-302-001
Oakbrook, IL 60523 Oakbrook, IL 60523
Moore,Thomas J. 1 Yorkshire Woods 1 Yorkshire Woods 06-24-302-002
Oakbrook, IL 60523 Oakbrook, IL 60523
Kolodziejski,Lorraine F. 1800 South York Road 1800 South York Road 06-24-303-002
Oakbrook, IL 60523 Oakbrook, IL 60523
Smith,James J. 39 East Ash 1802 South York Road 06-24-303-009
Lombard, IL 60148 Oakbrook, IL 60523
Tope Corporation 720 Plainfield Road 1806 South York Road 06-24-303-011
No. 200 Oakbrook, IL 60.523
Nillowbrook, IL.60521
Reed Publishing, 2000 Clearwater Drive 2000 Clearwater Drive 06-24-307-022
Inc./Newell Haxton Oakbrook, IL 60523 Oakbrook, IL 60523
Buck 2001 LLC/John 2001 York Road 2001 York Road 06-24-403-008
Buck Company Oakbrook, IL 60523 Oakbrook, IL 60523
York RD Properties LLC 1 North Wacker Drive York RDRO 06-24-403-009
c/o John Buck Company No. 2400 Oakbrook, IL 60523
Chica o, IL 60606
York RD Properties LLC 1 North Wacker Drive York.RDRO 06-24-403-010
c/o John Buck Company No. 2400 Oakbrook, IL 60523
Chicago, IL 60606
Follett R E Enterprise 2233 West Street 1818 Swift Ave. 06-24-402-029
River Grove,IL 6017.1 Oakbrook, IL 60523
Orrico TR,Joseph F&A 12 Woodridge Drive 12 Woodridge Drive 06-24-401-001
E Oakbrook, IL 60523 Oakbrook,IL 60523
Lehocky, Stephen 11 Woodridge Drive 11 Woodridge Drive 06-24-401-002
Oakbrook, IL 60523 Oakbrook, IL 60523
Hutter, Shirley A Trustee 10 Woodridge Drive 10 Woodridge Drive 06-24-401-003
Oakbrook,IL 60523 Oakbrook, IL 60523
Bozovich,Dobrosav 2 Woodridge Drive 2 Woodridge Drive 06-24-400-002
Oakbrook, IL 60523 Oakbrook, IL 60523
Harris Bank HTH2198 3 Woodridge Drive 3 Woodridge Drive - 06-24-400-003
Oakbrook, IL 60523 Oakbrook, IL 60523
•
•
LETTER OF EXPLANATION
INTRODUCTION OF PROJECT:
Duke Realty Corporation is a fully integrated real estate company that owns a diversified portfolio
of industrial, office and retail properties in 13 major U.S. cities.The company is one of the largest
real estate investment trusts in the country, owning interests in nearly 110 million square feet of
property, and controlling more than 3,600 acres of land for future development.
Each office of Duke Realty Corporation has developed unparalleled local expertise in their real
estate markets. Duke entered the Chicago market in 1997 with the purchase of a 340,000 square
foot office building. Since that time, Duke has developed or acquired over five million square feet
of office, industrial, or retail space in the Chicago market.
HISTORY OF THE SUBJECT SITE:
The subject site is approximately 11.115 acres, is zoned"ORA-11", and is located at 2000 S.York
Road. The site is improved with approximately a 200,000 sf office/industrial building, which is
currently 82% leased. The largest tenant of the building is CLTV (Chicago Land Television,
owned by the Chicago Tribune). Duke has owned the subject site since July of 2005.
CURRENT PETITION:
Duke is requesting the rezoning of this property from ORA-1 to 04. Duke plans to redevelop the
site into 2 class"A'office buildings totaling 380,000 sf. The current ORA-1 cannot support the
proposed density(FAR) and height of the redevelopment, as a result, we are requesting for a
map amendment to 04.
TIME FRAME:
The determining factor as to the timing of the redevelopment of the site is based upon CLTV's
decision regarding its renewal option at the expiration of its current lease. Therefore, Duke does
not have a specific time as to when the site will be redeveloped.
1 •
•
ZONING AMENDMENT FACTORS
(a) The character of the neighborhood.
The map amendment request for 2000 York Road, will allow for a proposed
redevelopment, which will be compatible with the character of the adjacent site and the
neighborhood.
(b) The extent to which property values are diminished by the particular zoning
restrictions;
The proposed map amendment from ORA-1 to 04 will not adversely affect surrounding
property values.The proposed use conforms to the use of the surrounding properties and
the development of two new state of the art office buildings could positively add value to
the neighborhood.
(c) The extent to which the removal of the existing limitations would depreciate the
value of the property in the area;
In our opinion, the change in zoning from ORA-1 to 04 to allow for a higher FAR and
taller`Type A"office buildings will not depreciate the properties in the area. The adjacent
properties to the south and east (across from York Road) are zoned 04, which is
consistent is the future zoning of the site. As described above, the proposed use is
complimentary in nature to the surrounding business campus and other commercial
areas.
(d) The suitability of the property for the zoned purposes
Duke anticipates the development of the site to include two proposed six-story office
buildings. This site is located in the prime office market in the East-West corridor,with
attractive redevelopment prospects. The rezoning of the site, is consistent with
surrounding properties.
(e) The existing uses and zoning of nearby property.
North: An access ramp to Interstate 294 binds the site to the north
South: Reed Business Information followed by Clearwater Drive bind the site to the
south. Gibson Electric and Technology Solutions are situated further to the south. Both
of these sites are zoning 04.
East: York Road followed by vacant land, a pump house, and an exit ramp associated
with the access ramp to Interstate 294 bind the site to the east. A multi-tentant office
building (York Center) and associated parking garage are located (across from York
Road)to the southeast. York Center is zoned 04.
West: A parking lot associated with Reed Business. This site is zoned ORA-1.
(f) The length of time under the existing zoning that the property has remained
unimproved, considered in context of land development;
The property is currently improved with a two-story office/commercial building built in
1960.
g)The relative gain to the public as compared to the hardship imposed on the
Individual property owner;
Once rezoned to 04,the site will support the proposed redevelopment,which will be
attractive and architecturally interesting. The building will be constructed of quality
materials, and will be a high quality addition to the Oak Brook office market. The
redevelopment will bring more jobs and will generate additional tax revenue that will
directly benefit local school, park and library districts.
49!F
h)The extent to which the proposal promotes the health, safety, morals or general
welfare of the public;
The proposed map amendment will allow uses consistent with the current zoning of
surrounding properties, as well as the City's Comprehensive Plan.The proposed use
(office)will complement existing development within the area, and will not impair the
public health, safety, morals, comfort or general welfare.
I) The relationship of the proposed use to the Comprehensive Plan; and
This site is within the Central Business district under the comprehensive plan.This
district is intended to become the highest density district in the Village. It is office
oriented with supportive ground floor retail. Therefore our proposed map amendment
is consistent with the Village's Comprehensive Plan.
J) The community need for the use proposed by the property owner.
As mentioned above, the map amendment of this site will allow for a more dense
state of the art office campus, which will provide more jobs to the community as well
as additional tax revenue for the benefit of local schools, parks, etc.
Certification
Surrounding Property Owners
I (we) certify that the names and addresses of all the surrounding property owners including mailing
labels submitted with this application are located within a minimum distance of 250 feet in all
directions from the perimeter of the subject property and that the number of feet occupied by all
public roads, streets, alleys, and public ways has been excluded in computing the 250-foot
requirement.
Said names and addresses 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. The
Property owners as listed have been obtained from the Township Assessors office within 30 days of
the filing of this application.
The surrounding property owners list as submitted herewith and supporting attachments are true to
the best of my (our) knowledge and belief.
I (we) give permission to the Village to install public hearing sign(s) on the lot frontages of the
subject property as described in the Village Code. In addition to the required application fees,
applicant/owner agrees to reimburse the Village for publication costs, recording fees, and any other
associated costs or fees within 30 days of billing.
Johana Vargas
Printed Na a of Owner Printed Name of Applicant
r� `
Signature of Owner Date Signature of Applicant Date
BILL TO INFORMATION:
Duke Realty Limited Partnership Johana Vargas (630) 577-7981
Print Name/Company Contact Person Contact Phone
4225 Naperville Road, Suite 150 Lisle, IL 60532 (630) 577-7900
Address To be Billed Alternate Phone
NOTE: If the applicant/owner has not complied with these requirements and notification has not
been sent to a neighboring property owner within the 250-foot requirement less than 10 days prior
to the scheduled hearing, the hearing on this matter will be postponed to the next regular meeting,
or until such time as all neighbors within the 250-foot requirement have been sent proper
notification.
Subjeo Property Verificati
a separate form for each P.I.N.
(Complete P )
1. Permanent Index Number(P.I.N. from Real Estate Tax Bill): 06 24 307 023
2. Common Address: 2000 S. York Road, Oak Brook, IL
3. Type the Complete Legal Description Below. (Attach a separate page if longer than the area provided)
4. Email the Legal Description to gpolanekOoak-brook.ora
�z ct��acmecQ
The Permanent Index Number, Common Address and Legal information provided has been verified as follows:
DuPage County Records/Research Room: (630-682-7398) Contact Person: Tan
Date called: August i 5, 2005
DuPage County Clerk's Office—
Revenue Department: (630-510-3376) Contact Person: Janell
Date called: August 15, 2005
I verify that the information provided above is accurate.
Johana Vargas 0 2--�
Printed Name gnature
Date: August 15, 2005 Relationship to Applicant: Development Services Manager
DO NOT WRITE IN THIS,SPACE-FOR OFFICE USE ONLY
Legal Deseriptbn'Review. .
Correctbns required " Yes. No
Approved By; Date
V.
Aug. 15. 2005 10:37AM County of Dupage Recorder No, Zdly F. [/[
EXHIBIT A
LEGAL DESCRIPTION
PARCEL 1:
LOT I IN REUBEN H. DONNELLEY CORPORATION RESUBDIVISION, BEING A
RESUBDIVISION OF LOT 1 IN REUBEN H. DONNELLEY CORPORATION
SUBDIVISION OF PART OF TIME SOUTHWEST 'K OF SECTION 24, TOWNSHIP 39
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO
THE PLAT OF SAID RESUBDIVISION RECORDED APRIL 16, 1973 AS DOCUMENT 873-
20784,IN DU PAGE COUNTY,ILLINOIS.
PARCEL 2:
THAT PART OF LOT I OF OFFICIAL AIRLINES GUIDES SUBDIVISION, A
SUBDIVISION IN THE SOU'1'lIW!•S-f V,OF SECTION 24,'TOWNSHIP 39 NORTH,RANGE
11,• EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT
THEREOF RECORDED JANUARY 16, 1980 AS DOCUMENT R80-04175, DESCRIBED AS
FOLLOWS:
COMMENCING AT THE MOST NORTHERLY CORNER OF SAID LOT 1; THENCE
SOUTH 12 DEGREES 43 MINUTES 24 SECONDS EAST ALONG AN EASTERLY LINE OF
LOT 1, AFORESAID, 144.77 FEET TO THE POINT OF BEGINNING OF LAND HEREIN
DESCRIBED; THENCE CONTINUING SOUTH 12 DEGREES 43 MINUTES 7.4 SECONDS
FAST ALONG SAID EASTF.RT-Y I,INF 20.28 FEET TO A CORNER OF SAID LOT l;
THENCE NORTH 89 DEGREES 37 MINUTES 56 SECONDS EAST ALONG A NORTH
LINE OF LOT 1,AFORESAID, 103.99 FEET TO A NORTHEAST CORNER OF SAID LOT
1; THENCE SOUTH 0 DEGREES 22 MINUTES 04 SECONDS EAST ALONG ANOTHER
EAST LINE OF LOT 1, AFORESAID, 56.18 FMT. THENCE NORTH 83 DEGREES 02
MINUTES 28 SECONDS WEST 108.78 FEET;THENCE NORTH 2 DEGREES 36 MINUTES
53 SECONDS WEST 62.17 FEET TO TI IE POINT OF BEGINNING,IN DU PAGE COUNTY,
ILLINOIS.
PERMANENT REAL ESTATE INDEX NUMBER 06-24-307-023-0000
STREET ADDRESS: 2000 YORK ROAD,OAK BROOK,ILLINOIS
NMDM:016s.0501:1164164.1
FRED BUCHOLZ 82005-141483 DUPAGE COUNTY RECORDER
CERTIFICATE OF INSURANCE
Date: February 17, 1999
This is to certify to: Village of Oak Brook, IL
1200 Oak Brook Road
Oak Brook, Illinois 62521 Attn: Linda K. Gonnella
that the following policies have been issued to: The Tribune Company and its respective Subsidiaries
and/or Affiliates and/or Proprietary Organizations
as are now or hereafter constituted
435 North Michigan Avenue
Chicago, Illinois 60611
Policy No. BHV 156566
Policy Period: from February 1, 1999 to February 1, 2000
AIRCRAFT COVERAGES
PHYSICAL DAMAGE COVERAGE (All Risk Basis):
Deductibles: Nil In Motion; Nil Not-In-Motion
LIABILITY COVERAGE: $20,000,000. Each Occurrence
Combined single limit Bodily Injury and Property Damage Liability, including passengers.
AIRCRAFT COVERED
FAA Registration
Year, Make and Model Number Insured Value
All aircraft owned and/or operated by the Named Insured.
Remarks: Policy includes premises coverage for The Tribune Company and CLTV's use of a helipad owned by Reed
Elsevier, Inc. located in Oak Brook, Illinois.
Policy has been issued by Associated Aviation Underwriters on behalf of one or more of its Member Companies. This
Certificate does not amend, extend or otherwise alter the terms and conditions of the policies referred to herein.
Associated Aviation Underwriters has made provision for prompt notice to you in the event of cancellation of the above
described policies, but except as otherwise stated in this certificate, Associated Aviation Underwriters assumes no legal
responsibility for any failure to do so.
ASSOCIATED AVIATION UNDERWRITERS
By: - L
a
PRIM1 1'E G]l OUP
REALTY TRUST
4
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February 19, 2001
yL
Mr:Richard Arling
Chief Building Inspector
Village of Oak Brook
1212 Oak Brook Road
Oak Brook, IL 60523
RE: Roof Damage—20 York Road
Dear Mr. Arling:
Per you request we are sending you the original inspection report from WJE for the roof
damage at 2000 York Road.
If you have any questions or need additional information, please call our office at 630-
574-3100.
Sincerely,
James M. Pratt, CSM
Property Manager
FEB 21 2001 �{
Vword/personal/roof damage letter
2000 YORK ROAD SUITE 107 OAKBROOK,ILLINOIS 60523 630.574.3100 FACSIMILE:630.574.0453
J • f
E N G I N E ERS Wiss,Janney,Elstner Associates,Inc.
WJE ARC:I_
FEB 2001 330 Pfingsten Road
MATERIALS SCIENTISTS Northbrook,Illinois 60062
847.272.7400 tel 1847.291.9599 fax
www.wje.com
16 February 2001
Mr. James M. Pratt
Prime Group Realty Trust
2000 York Road Suite 107
Oak Brook, IL 60523
Re: Roof Damage
2000 York Road
WJE No. 2001.0605
Dear Mr. Pratt:
Per your request,WJE inspected the roof damage and repairs that occurred at the referenced 2000 York Road
in Oak Brook, Illinois. Dr. Raymond H.R. Tide visited the site on Thursday, February 15, 2001. This is our
report of our investigation concerning the condition of the open web steel joist(OWSJ)and roof.
On February 10, 2001 at approximately 8 A.M. a roof top HVAC unit was being removed from the roof of
the referenced building. The 500-800 lb unit was being lifted by a helicopter when the lifting hook broke.
The HVAC unit was dropped approximately 30 ft striking the roof close to an OWSJ panel point. A
transverse bridging line is located at this panel point. The gypsum roof plank was damaged as shown in
Figure 1.
A roofing contractor repaired the damaged roof by removing the damaged roofing membrane and insulation.
A plywood sheet was placed over the roof plank hole then the insulation was replaced followed by a new
roofing membrane.
The OWSJ was given a close-up examination to identify any potential damage. The welds at the panel point
that were impacted were examined. Figure 2 shows the welds that are covered by slag and paint. The paint
covered slag was removed exposing the welds as shown in Figure 3. No weld damage such as cracks could
be observed.
Based on our observations, it is our opinion that no permanent damage occurred when the HVAC unit was
dropped. Because no cracked welds could be observed at the OWSJ panel point immediately adjacent to the
impact point, the OWSJ capacity has not been affected. The roofing repairs have reestablished the integrity
of the roofing membrane.
If you have any questions, please call me.
Very truly yours,
WISS,JANNEY,ELSTNER ASSOCIA •OF•'LC/NO
* '�'NO H. R. ,�
�Q 4545
R.H.R. Tide /6
Senior Consultant and
Licensed Structural Engineer FO •.. .60 �� FEB 2 1 2001
Illinois No.4545 �TRUCTURP�'
-
RHRT:bjf l ~"
Enclosures
160809
Headquarters&Laboratories—Northbrook,Illinois
Atlanta Austin Boston Chicago Cleveland I Dallas I Denver I Detroit I Honolulu Houston Memphis
Minneapolis I New Haven New York I Princeton I San Francisco I Seattle I Washington,DC
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Figure 1. Overview of open-web steel joists(OWSJ) and roof damage
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Figure 2. OWSJ as first observed
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b) bottom chord panel point
Figure 3. OWSJ with paint and weld slag removed
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VILLAGE OF OAK BROO.&utes -4- Oril 8, 1986
D. Liquor License Reeuest - Oak Brook Polo Comoanv (262K„tork Road))-
Trustee Bushy moved, seconded by Trustee Rush...
To concur with President Cerne, Local Liquor Control Commissioner, and
authorize the issuance of a Class D liquor license to Oak Brook Polo
Company for the 1986 polo season, for the annual fee of $2,000.00.
VOICE VOTE: All present, in favor. So ordered.
D. Rear Yard Variation - Robert KrameC 56 Robin Hood Ranch)=
On April 1, 1986, the Zoning Board of Appeals recommended that the
request for a variation to reduce the rear yard requirement from sixty
(60) feet to thirty-two (32) feet be granted to allow for an addition
to the residence.
Trustee Philip moved, seconded by Trustee Winters...
To concur with the recommendation of the Zoning Board of .Appeals and
direct the Village Attorney to prepare the appropriate document to
effectuate same.
VOICE
VOTE: All present, in favor. So ordered.
1 E.1 Parkins Variation - Oak Brook Tech Center 52000 York Road):
�J On April 1, 1986, the Zoning Board of Appeals recommended that the
request for four (4) variations related to off-street parking spaces be
granted.
Trustee Philip moved, seconded by Trustee Imrie...
To concur with the recommendation of the Zoning Board of Appeals that a
variation be granted to allow for 100 off-street parking spaces to be
located in front of the building (East side facing York Road) with the
seven (7) conditions as outlined in the letter from Chairman Alfred P.
Savino, dated April 3, 1986, and directed the Village Attorney to
prepare the appropriate document to effectuate same.
VOICE VOTE: All present, in favor. So ordered.
Trustee Philip moved, seconded by Trustee Imrie...
To concur with the recommendation of the Zoning Board of Appeals that a
variation be granted to allow for the off-street parking spaces to be
constructed five (5) feet from the lot line, and that the Village
Attorney prepare the appropriate document to effectuate same.
VOICE VOTE: All present, in favor. So ordered.
Trustee Philip moved, seconded by Trustee Imrie...
To concur with the recommendation of the Zoning Board of Appeals that a
variation be granted to allow all required spaces to be constructed by
utilizing the "Office-Use" dimensions, and that the'Village Attorney
prepare the appropriate document to effectuate same.
VOICE VOTE: All present, in favor. So ordered.
Trustee Philip moved, seconded by Trustee Imrie...
To concur with the recommendation of the Zoning Board of Appeals that a
variation be granted to allow for the continued use of a 36-foot
driveway from York Road and that the Village Attorney prepare the
appropriate document to effectuate same.
VOICE VOTE: All present, favor. So ordered:
VILLAGE OF OAK BROOK Minutes -4- April 8, 1986
LORD, BISSELL & BROOK
IIS SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
TELE X:25-3070 LOS ANGELESCA LIFORNIA 90010
1100 Jorie Boulevard (213)487-7064
DAVID M.GOODER Sulte 153 TELEX:t8-1135
654-0561 Oak Brook, IL 60521
April 4 , 1986
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: 2000 York Road
Oak Brook Tech Center
Gentlemen
Delivered herewith are twelve (12) sets of the
following photgraphs of the existing building taken on 4/2/86 :
1. Front of the building taken from the northeast corner. �
2. Front of the building taken -from the southeast corner.
3. North side of building.
4. West side of building.
Sincerely your '
�w
David M. Gooder
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LORD, BISSELL & BROOK
115 SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
• (312)443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
TELEX:25-3070 LOS ANGELES,CALIFORNIA 90010
(213)487-7064
DAVID M.GOODER 1100 Jorie Boulevard TELEX:I8-1135
654-0561 Suite 153
Oak Brook, IL 60521
April 4 , 1986
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re : 2000 York Road
Oak Brook Tech Center
Gentlemen:
Delivered herewith are twelve (12) copies of
the architect' s rendering of the building as it will be
rehabilitated.
-Si rely your ,
...w
David M. G oder
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FCOUNty
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
April 3, 1986
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Oak Brook Tech Center - Parking Variation
(2000 York Road)
Dear President and Board of Trustees:
At our meeting on April 1, 1986, the Zoning Board of Appeals considered the four
variation requests made by the proposed developer of the Oak Brook Tech Center at
2000 York Road. As you will note from the draft minutes, our principal concern
was with the applicant's request for parking in front of the building located
between the East side of the building and York Road. As you can see from the
minutes of our meeting, we agonized long and hard over this question.
After considerable discussion, a motion was made by Member Crouch, seconded by
Member Martinello and approved on a Roll Call Vote of five (5) ayes: Members
Bartecki, Crouch, Martinello, Shumate, Chairman Savino; zero (0) nays; two (2)
absent: Members O'Brien, Weber to recommend to the President and Board of Trustees
that a Variation be granted to permit construction of off-street parking spaces five
feet from the rear lot line of the subject property, due to the existing parking
spaces which are located 4.7 feet from the rear lot line. The proposed Variation
would come closer to conforming with the required 10-foot setback than the existing
4.7-foot condition. Moreover, granting this Variation would not change the character
of the neighborhood.
A motion was made by Member Martinello, seconded by Member Bartecki and' approved on
a Roll Call Vote of four (4) ayes: Members Bartecki, Crouch, Martinello, Shumate;
one (1) nay: Chairman Savino; two (2) absent: Members O'Brien, Weber to recommend
to the President and Board of Trustees that a Variation be granted to permit the
construction of 100 off-street parking spaces in front of the building (East side)
provided that:
1) No cars be permitted to park on the East side of the building in the area
160 feet North of the South lot line;
2) That the applicant provide a detailed landscaping plan acceptable to the
Village Board;
r,
RE: Oak Brook Tech Center - Parking Variation
(2000 York Road)
April 3, 1986
Page 2
3) That the applicant provide a perpetual covenant to maintain all landscaping,
and in the event of default, the right of the Village to maintain the landscaping
and bill the owner;
4) That the applicant provide sufficient planting materials to screen the East
and a portion of the South sides of the building and scatter the four islands
of plant material presently provided on the West side of the building;
5) That the applicant construct the building in substantial conformity with the
elevations dated December 3, 1985 and the Floor Plan dated the same date;
6) That the office portion of the building not exceed 135,000 square feet; and
7) That the entrance drive to the East parking area be a width of not greater than
24 feet for a length of 150 feet.
Member Martinello noted that he made this motion because there are already 52 parking
spaces existing on the East side of the building; the proposed plan would enhance the
appearance of this parking area; the parking area is not generally visible from York
Road which is elevated some 23 feet above the parking area; and due to this unique
circumstance, does not provide and cannot provide as a practical matter, access to
this parking area; the proposed screening materials will further shield this area
from view and thus will not change the character of the neighborhood.
A motion was made by Member Bartecki, seconded by Member Martinello and approved on
a Roll Call Vote of five (5) ayes: Members Bartecki, Crouch, Martinello, Shumate,
Chairman Savino; zero (0) nays; two (2) absent: Members O'Brien, Weber to recommend
to the President and Board of Trustees that a Variation be granted to permit construc-
tion of required off-street parking spaces utilizing the "office use" dimensions for
the parking required in this building for reasons that the applicant's proposed use
was mostly office, and it was not practical to divide up the remaining non-office use
and require larger parking space dimensions.
A motion was made by Member Crouch, seconded by Member Bartecki and approved on a
Roll Call Vote of five (5) ayes: Members Bartecki, Crouch, Martinello, Shumate,
Chairman Savino; zero (0) nays; two (2) absent: Members O'Brien, Weber to recommend
to the President and Board of Trustees that a Variation be granted permitting the
continued use of a driveway 36 feet in width, which exceeds the 30-foot maximum
width permitted by Ordinance, for the reason that this is an existing condition which
assists the safety of motorists entering York Road where the speed limit is 45 mph.
Because of the high rate of speed permitted on York Road, it is important that
motorists have a longer site in getting on and off York Road.
Sincerely,
Alfred P. Savino, Chairman
Zoning Board of Appeals
RAM/APs/jr �,
f �� • •
LORD, BISSELL & BROOK
I I5 SOUTH LA SALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
GABLE:LOWIRCO CGO 3250 WILS HIRE BOVLEVARD
TELE X:25-3070 LOS ANG ELES�CA LIFORNIA 90010
1100 Jorie Boulevard (213)487-7064
DAVID M.GOODER TELEX:18-1135
654-0561 Suite 153
Oak Brook, IL 60521
April 3, 1986
President and Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: 2000 York Road
Zoning Variation Request of
Oak Brook Tech Center Associates
Dear President Cerne and Trustees :
On behalf of my client, Oak Brook Tech Center Associates ,
I respectfully urge that the recommendations of the Zoning Board
of Appeals be approved and the variation request as modified during
the public hearing be granted upon the following conditions which
will result in a complete rehabilitation of the property and the
conversion of the existing factory building to a building with
a pleasing exterior compatible with the office buildings in the
area and appropriate to Oak Brook today:
1. The exterior of the existing building be rehabilitated
substantially in accordance with the exterior designs
shown on the sheets prepared by the architect, Arthur
Swanson & Associates , dated December 1985 .
2. The existing pavement on all four sides of the building
be removed and rebuilt in accordance with the site plan
prepared by Arthur Swanson & Associates dated April _,
1986 , including necessary curbs, gutters, on-site storm
water detention, tree planting and other landscaping
shown thereon.
3. A perpetual covenant be recorded requiring the planting
and maintenance of the trees and other landscaping which
includes screening from view from York Road the parking
on the east side of the building. in accordance with
Landscape Plan dated April �, 1986 .
1 • �sident and Trustees
April 3, 1986
Page Two
4 . 135, 000 gross square feet of the building shall be
the maximum area devoted to office use; a minimum of
25 ,000 gross square feet shall be devoted to an inter-
nal enclosed off-site loading center; the balance of
approximately 56 ,000 gross square feet shall be devoted
to non-office uses.
The result will be the conversion of the property from
manufacturing/warehouse use with small office area to a "tech
service center" which will meet the needs of small high tech and
other companies requiring a combination in a high quality build-
ing of office areas and service facilities such as show rooms
and other display space, instrument repair facilities, minor
assembly operations and storage, all served by an interior load-
ing dock area.
The result will be that instead of a possible 3-story
office building of 218,000 gross square feet with relatively dense
occupancy requiring parking under the ordinance of 727 cars and
the attendant volume of traffic during rush hours, there will be
required no more than 520 parking spaces. Thus it seems reasonable
to expect a consequent reduction of at least 25% in rush hour traf-
fic generated by the site.
Essentially the request is to continue the basic parking
pattern on four sides of the building which has apparently been in
place since the property was first developed in the early 19601s.
One of the unique conditions existing is the result of
the fact that York Road rises to a height of more than 20 feet
above the ground level of the site. The result is that the existing
parking on the east side of the building is in great part not
readily visible to the occupants of automobiles on York Road.
Further, the applicant will provide substantial planting of trees
and shrubbery to ensure that the proposed parking is even more
substantially screened from public view.
The height and steepness of this slope, as well as the
easement granted to the Illinois Toll Highway Authority in 1957,
make clear that access to York Road from the property north of
the southeast corner is not possible. It is thus doubtful that
York Road north of the corner falls within the Zoning Ordinance
definition of a "street" which requires that to be treated as a
"street" the public right-of-way must afford "a primary means
of access to abutting property. "
The hardship arisee from the location, size and shape
of the existing building. To eliminate it and build a new 3-
story office structure would be extremely expensive as compared
to a conversion and rehabilitation as proposed. To utilize it
as a "tech service center" requires that it be able to be divided
into a number of relatively small areas and that. each be served
by the internal loading area and each having offices and entrances
adjacent to the exterior. This also requires that parking be available
� • P ident and Trustees
April 3, 1986
gage. Thxee
close to each of the necessary entrances. To utilize the ex-
isting building in this manner requires parking on each side.
We should like to point out that on a number of occasions
the Village has granted variations to permit parking between the
front or side of a building and a "street" , each time on condition
that landscaped screening be provided. These include the following:
May 4, 1965 - 800 Enterprise Drive between building and
22nd Street.
Sept. 10, 1968- SW corner Windsor and Swift Drive between
side of building and Swift Drive. (S-171)
Sept. 28, 1971- Lot 15 Central Industrial Plaza (east of
Firehouse #2) in front yard. (5-239)
Jan. 23, 1973 - West side of Swift Drive approximately
365 feet north of Windsor in front yard -
increased from 6 to 224. (S-271)
Mar. 27, 1973 - Southeast corner of 22nd Street and Route
83 - Regency Towers - between side of
building and Route 83 and between front
of building and . 22nd Street. (5-274)
Sept. 11, 1973- Oak Brook Hyatt between the building and
Harger Road. (5-287)
Nov. 22 , 1983 - 815 Commerce Drive between front of building
and Commerce Drive. (5-512)
Apr. 9, 1985 - 2025 Windsor Drive - Evangelical Hospital
Systems - between front of building and
intersection of Windsor and Bliss Drives.
(5-553)
It should be noted that there is no prohibition of
parking between the rear of the building and a "street" and there
are any number of properties on which this exists. Of course,
there is no prohibition of parking between any face of a building
and the Tollway since it is not a "street" . Thus there are many
instances in the Village whexe parking exists between one ox more
faces of a building and the adjacent public roadway.
The requested variations will not alter the essential
character of the locality. The plight of the owner is due to
unique .circumstances. The granting of the requested variations
will not be detrimental to the public welfare or injurious to
other property. The proposed variations will not impair an ade-
quate supply of light and air or substantially increase the danger
of fire or otherwise endanger property values. The purpose of the
variation is not based solely upon a desire to make more money out
of the property. The hardships have not been created by the present
owner.
esident and Trustees
• ril 3, 1986
Page Four
It is, therefore, respectfully urged that the requested
variations be granted.
R ec4Gd�4er
David
DMG:pg
G�'
ZONING BOARD OF APPEALS Minutes -8- April 1, 1986
VII OAK BROOK TECH CENTER - PARKING VARIATION (2000 York Road)
The Acting Secretary noted that the required Legal Notice was published in the
Suburban Life GRAPHIC on March 15, 1986 and that surrounding property owners were
notified of this hearing on March 13, 1986. The Acting Secretary swore in all
persons who wished to testify in this matter.
Mr. David Gooder, attorney for the applicant, stated that the subject property was
the receipent of Oak Brook's first building permit, issued in the Spring of 1961.
The subject property is adjacent to York Road on the East. It is directly North of
the OAG property and opposite of the off-ramp of the Tollway. This property is
approximately 23 feet below York Road and was first owned by Reuben H. Donnelley
which used the property as its headquarters for its direct-mail base. For a time,
the subject property was used by the United Stated Post Office and most recently
has been used by the Perkin-Elmer Company which used the subject property as a
manufacturing warehouse facility. The Perkin-Elmer Company sold the subject
property to the applicant who seeks to rehabilitate the property for use as an
office/tech center.
The subject property is improved with a single-story building, except for a portion
located at the southeast corner, which is two-stories in height. Except for the
two-story portion, the building does not have windows and, in general, is suitable
only as a factory/warehouse structure. When the building was built, parking was
allowed on all four sides of the building. Mr. Gooder acknowledged that he was not
entirely sure on what basis parking was permitted in the front yard of this
building. He stated that a tollway easement goes around the North and then East
side of the building; because there is no access permitted off this easement, with
the exception of the present entrance, this easement area is arguably not a street.
Consequently, the Village may have construed the East yard of the building as
something other than the front yard. The Village may have treated the access
street to the subject property as the front of the building and used a compass to
determine the front yard. In any event, Mr. Gooder noted that the 52 parking
spaces on the East side of the building had been permitted by the Village for the
past 25 years. These spaces either meet the Zoning Ordinance or are legally non-
conforming, in Mr. Gooder's opinion.
According to Mr. Gooder, his clients wishes to convert a factory building into a
more suitable use for Oak Brook. To do this, his clients needs several parking
variations and continued use of the 37-foot drive, rather than conform with the
present 30-foot driveway requirement. Among the requested parking variations is a
slight increase in the number of spaces on the East side (front) of the building.
The applicant also seeks to use the office standards for parking spaces for the
entire parking area.
Paul Swanson, an architect, testified that the present building is functionally and
physically obsolete. Mr. Swanson has redesigned the subject property as a Tech
Center, wherein many uses are intergrated under one roof. The proposed
rehabilitation would produce a flexible building which would be aesthetically crisp
and convenient to various expressways. The architect proposes a ribbon of glass
around the entire building and either a brick or cementitious treatment of the
exterior. There would be plantings provided around the entire building with the
use of 4 1/2-6 inch caliper trees for screening the East side of the building.
ZONING BOARD OF APPEALS Minutes -8- April 1, 1986
. G
ZONING BOARD OF APPEALS Minutes -9- April 1, 1986
VII OAK BROOK TECH CENTER - PARKING VARIATION (2000 York Road)(Continued)
Because York Road is elevated some 23 feet above the building, a passerby tends to
look over the cars. The proposed additional trees will augment the three trees .
which are presently planted between York Road and the East face of the building.
The proposed Tech Center will be built with a service area (for example, trash pick
up and interior docks) at the core of the building. The first layer around the
service area will be the tech space, in which light assembly, showrooms, and
warehousing for high-tech parts would be established. Finally, at the exterior of
the building would be the office part of the building. The applicant anticipates
that five percent of the total floor area would be devoted to the service area, 25
percent to the tech space, and 70 percent devoted to the exterior offices. The
building is approximately 190,000 square feet.
The proposed building provides for several entrances on each face of the
rectangular building. Thus, the applicant believes it is critical that parking be
provided on all sides of the building. There are, for example, four entries on the
East side of the building facing York Road.
Mr. Gooder noted that the present parking area does not provide on-site storm water
detention. The applicant proposes to provide storm water out-flow facilities.
In response to Member Bartecki, Mr. Gooder stated that if the property was not used
as a tech area and the one parking space to 800 square foot standard was employed,
that 520-530 spaces would be required. The applicant is requesting a total of 640
spaces at the property of which 126 would be located on the East side of the
building.
Mr. Thomas McCarthy, a member of the Rubloff organization, testified that Rubloff
and Kahn Realty are co-partners in this venture. The general partners purchased
the property on contract in November 1985 and closed on the transaction in December
1986. Their market analysis showed that there is a niche for tech space in the Oak
Brook area. Financing has been arranged for the proposed rehabilitation.
Mr. Gooder noted that if the existing building was demolished and replaced by a
218,000 square foot, three-story office building which is permitted under the
Zoning Ordinance, a total of 727 parking spaces would be required. The applicant
proposes a less dense development and is, therefore, developing the building at a
reduced FAR. The applicant wishes to rehabilitate the existing structure rather
than demolish it.
Mr. Gooder detailed the four variations which the applicant is seeking:
1) That 126 parking spaces be permitted on the East (front) side of the building;
2) That the 4.7 foot curb line at the rear of the building be maintained: The
applicant was agreeable to making this a 5.0 foot request;
3) That the existing 36-foot entrance drive be permitted; and
ZONING BOARD OF APPEALS Minutes -9- April 1, 1986
ZONING BOARD OF APPEALS Minutes —10— April 1, 1986
VII OAK BROOK TECH CENTER — PARKING VARIATION (2000 York Road)(Continued)
4) That the office parking standards for parking spaces be permitted for the
entire parking area.
Chairman Savino inquired whether the applicant was aware at the time that it
purchased the building that the Village had a six parking space restriction for
parking in the front yard. Architect Swanson acknowledged that he was unaware of
this restriction at the time of purchase and had assumed that it was permitted
because of the existing parking.
Mr. Gooder noted that the applicant proposes to rehabilitate the entire parking
area with curbs/gutters and storm water detention.
In response to Member Bartecki's inquiry of the effects of eliminating the front
yard parking, Mr. Swanson stated that parking near the entry ways was critical to
the design of the building.
Mr. Gooden stated that perhaps some parking could be eliminated near the access
road located at the southeast corner of the building.
Mr. Swanson stated that the applicant would provide detailed landscape plans which
would depict the location, plant material and caliper of the plantings on the
subject property. These plans are underway and should be completed in about one
week.
Mr. Gooden stated that the applicant would certainly covenant to maintain the
plantings and, in the event that he did not, the Village would be given the right
to maintain the plantings and bill the owners.
A second condition which Mr. Gooden offered as a condition to the granting of these
Variations was that the building be constructed in conformity with the architect's
design and, finally, that the office space not exceed 70 percent of the building.
Member Shumate observed that, in a sense, there is no "front" of this building, as
entrances are provided on all four sides, much like a condoff inimum building. He
suggested that cars not be permitted near the access drive at the southeast corner
of the building.
Member Crouch observed that perhaps parking should be prohibitted in front of the
two—story portion of the building.
Mr. Gooden replied that was acceptable so long as parking could be permitted on the
rear third of the two—story area.
Member Bartecki stated that he was puzzled about the applicant's request, as the
applicant has sufficient parking on the premises without resorting to parking on
the East (front) side of the building. Mr. Gooder replied that the design of the
building required that parking be permitted on all four sides of the building,
including the East side.
ZONING BOARD OF APPEALS Minutes —10— April 1, 1986
ZONING BOARD OF APPEALS Minutes —11— April 1, 1986
VII OAK BROOK TECH CENTER — PARKING VARIATION (2000 York Road)(Continued)
Chairman Savino stated he had some problem with giving permission to park in front
of the building, given Oak Brook's strict rules in this regard.
Mr. Gooder noted several instances in which the Village had given permission to
park in front of the building to other zoning applicants and noted further that
this is a unique case due to the 52 spaces already existing and the 23—foot
elevation of York Road.
Member Martinello asked whether trees could be scattered from the "islands" on the
North and West sides of the building. Architect Swanson stated that this could
certainly be accomplished, as the plan before the Board was at the schematic stage.
In response to Chairman Savino, Village Engineer Durfey stated that Oak Brook would
gain from the applicant's proposal to provide storm water detention.
There was then a general discussion between various members of the Zoning Board and
members of the applicant's development team. The principal concern was the
applicant's request for 126 parking spaces on the East side of the building.
Several members expressed that they were pleased with the aesthetic treatment of
the building, but were concerned about this parking request.
A motion was made by Member Crouch, seconded by Member Martinello to recommend to
the President and Board of Trustees that a Variation be granted to permit
construction of off—street parking spaces five feet from the rear lot line of the
subject property, due to the existing parking spaces which are located 4.7 feet.
from the rear lot line. The proposed Variation would come closer to conforming
with the required 10—foot setback than the existing 4.7—foot condition. Moreover,
granting this Variation would not change the character of the neighborhood.
ROLL CALL VOTE: Ayes: (5)
Members Bartecki, Crouch,
Martinello, Shumate, Chairman
Savino
Nays: (0)
Abssent: (2)
Members O'Brien, Weber
MOTION CARRIED. . .
A motion was made by Member Martinello, seconded by Member Bartecki that the Zoning
Board of Appeals recommend to the President and Board of Trustees that a Variation
be granted to permit the construction of 100 off—street parking spaces in front of
the building (East side) provided that:
1) No cars be permitted to park on the East side of the building in the area 160
feet North of the South lot line;
ZONING BOARD OF APPEALS Minutes —11— April 1, 1986
ZONING BOARD OF APPEALS Minutes -12- April 1, 1986
VII OAK BROOK TECH CENTER - PARKING VARIATION (2000 York Road)(Continued)
2) That the applicant provide a detailed landscaping plan acceptable to the
Village Board;
3) That the applicant provide a perpetual covenant to maintain all landscaping,
and in the event of default, the right of the Village to maintain the
landscaping and bill the owner;
4) That the applicant provide sufficient planting materials to screen the East and
a portion of the South sides of the building and scatter the four islands of
plant material presently provided on the West side of the building;
5) That the applicant construct the building in substantial conformity with the
elevations dated December 3, 1985 and the Floor Plan dated the same date;
6) That the office portion of the building not exceed 135,000 square feet; and
7) That the entrance drive to the East parking area be a width of not greater than
24 feet for a length of 150 feet.
Member Martinello noted that he made this motion because there are already 52
parking spaces existing on the East side of the building; the proposed plan would
enhance the appearance of this parking area; the parking area is not generally
visible from York Road which is elevated some 23 feet above the parking area; and
due to this unique circumstance, does not provide and cannot provide as a practical
matter, access to this parking area; the proposed screening materials will further
shield this area from view and thus will not change the character of the
neighborhood.
ROLL CALL VOTE: Ayes: (4)
Members Bartecki, Crouch,
Martinello, Shumate
Nays: (1)
Chairman Savino
Absent: (2)
Nembers O'Brien, Weber
MOTION CARRIED. ..
A motion was made by Member Bartecki, seconded by Member Martinello to recommend to
the President and Board of Trustees that a Variation be granted to permit
construction of required off-street parking spaces utilizing the "office use"
dimensions for the parking required in this building for the reasons that the
applicant's proposed use was mostly office, and it was not practical to divide up
the remaining non-office use and require the larger parking space dimensions.
ZONING BOARD OF APPEALS Minutes -12- April 1, 1986
ZONING BOARD OF APPEALS Minutes -13- April 1, 1986
VII OAK BROOK TECH CENTER - PARKING VARIATION (2000 York Road)(Continued)
ROLL CALL VOTE: Ayes: (5)
Members Bartecki, Crouch,
Martinello, Shumate, Chairman
Savino
Nays: (0)
Absent: (2)
Members O'Brien, Weber
MOTION CARRIED. ..
A motion was made by Member Crouch, seconded by Member Bartecki to recommend to the
President and Board of Trustees that a Variation be granted permitting the
continued use of a driveway 36 feet in width, which exceeds the 30-foot maximum
width permitted by Ordinance, for the reason that this is an existing condition
which assists the safety of motorists entering York Road where the speed limit is
45 mph. Because of the high rate of speed permitted on York Road, it is important
that motorists have a longer site line in getting on and off York Road.
ROLL CALL VOTE: Ayes: (5)
iiewber s Bartecki, Crouch,
Martinello, Shumate, Chairman
Savino
Nays: (0)
Absent: (2)
Members O'Brien, Weber
MOTION CARRIED. ..
VIII ADJOURNMENT
A motion was made by Member Martinello, seconded by Member Crouch to adjourn this
Regular Meeting of the Zoning Board of Appeals.
VOICE VOTE: All in favor. MOTION CARRIED. ..
The Chairman adjourned the meeting at 10:52 P.M.
Respectfully submitted,
Richard A. Martens, Acting Secretary
Zoning Board of Appeals
Approved
ZONING BOARD OF APPEALS Minutes -13- April 1, 1986
* • GOOF OgKe
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C�COUNt�,�v
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
G54-2220
March 25, 1986
MEMO T0: Zoning Board of Appeals
FROM: Bruce F. Kapff, Assistant to Village Manager
SUBJECT: Oak Brook Tech Center - Parking Variations
(2000 York Road)
Oak Brook Tech Center Associates, as recent purchasers of the property at
2000 York Road, are planning a redevelopment of the existing building for
various office and non-office uses including certain parking area modifications
in conjunction with which they have applied for the following four variations:
1) A Variation from the provisions of Section XI(E) (7) to permit the construction
of off-street parking spaces 4.7 feet from the rear lot line instead of the
10 foot separation required. As noted on the Plat of Survey received
February 18th, the existing pavement is approximately 5 feet from the westerly
rear lot line. Consistent with past practice of our Village's Building
Department, when an applicant proposes major modifications to a building and
parking area, they are required to meet all current building and zoning codes.
I have been advised by the applicant that the subject parking area will not
simply be restriped but will be totally redone as a part of the redevelopment.
2) A Variation from the provisions of Section XI(E) (7) (ii) to permit the construction
of up to 135 additional off-street parking spaces in front of the building,
whereas only 6 spaces are permitted by Ordinance. The Plat of Survey notes a
40-foot wide blacktop area in front of the building adjacent to York Road. The
Development Plans, received March 17th, note a 60-foot wide repaving of this
area containing approximately 141 parking spaces. The immediate question raised
by the existing parking area is how was it originally allowed to be constructed?
The original building on this property was constructed some time in 1960 within
the M Zoning District created by the Village's first Zoning Ordinance approved
in November 1959. The specific provisions of the "M" District call for a 100-
foot front yard, 30-foot side yard (100 foot adjoining a street) and a 40-foot
rear yard. That Ordinance further noted that "off-street parking spaces may
be located in rear or side yards, except a side yard adjoining a street".
Although it would appear that the existing parking area should not have been
constructed, it should be noted that this building was the first commercial
property developed in Oak Brook and that the review of such permits may not
have been as thorough as desired. In any event, a variation is required
since this redeveloped parking area does not conform with current standards
permitting only 6 parking spaces in front of the building.
RE: Oak Brook Tech Center - Parking Variations
(2000 York Road)
March 25, 1986
Page 2
3) A Variation from the provisions of Section XI(E) (3) to permit the construction
of required off-street parking spaces utilizing the "Office Use" dimensions
for a building which may contain "non-office" type uses. The Village Board,
upon recommendations by both the Plan Commission and Zoning Board of Appeals,
approved Ordinance G-370 on November 26, 1985 modifying certain provisions of
the Village's Parking Standards. One of the modifications was to create a
smaller parking stall and aisle size standard for "office uses" while retaining
the larger size standard for "non-office" type uses. We have been advised by
the applicant that the redevelopment of this property will include various
office and non-office uses and, therefore, the application calls for construction
of all parking spaces based on the "office" standard.
4) A Variation from the provisions of Section XI(E) (4) (a) (2) (iii) to permit the
continuance of an existing driveway 36 feet in width instead of the 30-foot
maximum permitted. Once again, since the entire parking area is being re-
constructed, a Variation is required to permit the continuance of the existing
nonconforming 36 foot wide entrance driveway.
Respectfully submitted,
Bruce F. Kapff '-
Assistant to Village Manager
BFK/j r
LORD, BISSELL & BROOK
115 SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 L05 ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
TELEX:25-3070 LOS ANGELES,CALIFORNIA 90010
1100 Jorie Boulevard (213)487-7064
DAVID M.GOODER ,Suite 153 TELEX:18-1135
654-0561 Oak Brook, IL 60521
March 18, 1986
Mr. Bruce Kapff
Assistant to Village Manager
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: Oak Brook Tech Center
2000 York Road
Oak Brook, IL
Dear Mr. Kapff:
Delivered herewith is a check in the amount of
$300 to cover the filing fee for the additional variation
request of Oak Brook Tech Center Associates , the original
application filed with the Village of Oak Brook on Febru-
ary 18, 1986 .
Sincerely yours ,
�'Pat
Patricia Giesler
Pg
Encl
-.7
7
DAVID M. GOODER
ELIZABETH HUNTER GOODER 2667
1341 TURVEY RD.
DOWNERS GROVE, ILL. eA515 19
70-MV719
/oal
PAY TO THE
ORDER 0
-DOLLARS
pill
DOWNERS GROVE NATIONAL BANK
c�
MEM figc,
_.v
1:07L9226381: 1(2 685 311' 2667
co
BANK n-13 hE-1 h�
CHECKS S CASH RECEIPT DATE NAME DESCRIPTION RECEIVED
NUMBER BY:
INVALID
VILLAGE OF OAK BROOK SIGNATURE
WITHOUT
1200, OAK BROOK ROAD
OAK BROOK, ILLINOIS 54274
C U PHONE: (312) 654-2220
RETAIN THIS RECEIPT 07
FOR YOUR RECORDS
SAFEGUARD BUSINESS SYSTEMS
FORM CR-OTC
SUBURBAN LIFE GRAPHIC LEGALNOTICE
VILLACertificate of Publication DU PAGE AND COOK CODUN$Ti�KII.LINOIS
STATE OF ILLINOIS) t NOTICE OF PUBLIC HEARING
COUNTY OF DU PAGE) SS. NOTICE IS HEREBY GIVEN that a public hear-
ing before the Zoning Board of Appeals of the Vil-
lage of Oak Brook,DuPage and Cook Counties,
Jack R. Kubik Illinois,will be held on April 1,1986 at 7:30 P.M.
This affiant, ,being in the Oak Brook Village Hall,1200 Oak Brook
first duly sworn on oath, deposes and says that he is Road,Illinois,for the purpose of considering the
lication of Oak the duly elected and acting President of Life for VariationsasproviodedunderSectionXHI(G)
Printing & Publishing Co., Inc., a corporation of the Zoning Ordinance of the Village of Oak
organized and existing under the laws of the State of Brook,Illinois,Ordinance G-W,as amended
Illinois, that the said Life Printing&Publishing Co. VarlatiorA to the following Sections of the Zoning
Inc., is publisher of a twice weekly secular Ordinances are requested:
newspaper published is the Village of 1) A Variation from the provisions of Section
Oak Brook , County of DuPage, ;XI(E)(7) to permit the construction of off-
and State of Illinois, on Wednesday, and on Satur streetarking spaces 4.7 feet from the Rear
;Lot Line. Section'XI(E)(7) requires such
day of each week, and having a general circulation spaces to be no leis than 10 feet from the
within the Village of Oak Brook %nearest lot fine "'�; "�� -•
of DuPage, and State of Illinois that this af- 2)4A Variation from the provision$of Section
County g :.XI(E)(7)(ii)to perinit,the construction of up
fiant is duly authorized, in behalf of said corpora- to 135 additional off-street parking spaces in
tion, to make this affidavit, and states that a notice, front of the building.Section XI(E)(7)(li)to
permit the construction of up to 135 additional
of which the annexed is a true copy,was published ;;'off-street parkin gg spaces In front of the build-
is the said Suburban Life Graphic 1 times 1vg•Section XI(EWHII) permits not more
:•,than 6 spaces to be located in front of the
on Saturday - - building.
the 15th day of March ,A.D., 3)iA Variation from the provisions of Section
86 xxa the xz� day of )ME)(3) to`permit the construction of re
on ;fAuired off-street parking spaces utuizing the
XXX ,A.D., 19 ax .,'Office Use dimensions for a building which
Affiant further states that the said Suburban Life may contain"Non-0ffice"tM uses:�+
. -
4j A Variation from the provrsions.of Section
Graphic was a twice weekly newspaper published y XI(E)(4)(a)(2)(lfi)topermitthecontinuance
in the Village of Oak Brook and 'of a driveway'36 feet in width,Which exceeds
the 30 foot araximum width permitted by Or-
having a general ciculation in the Village of ::dinance•-.,"14—'v :~. %-4- avti..:i
0 ak Brook at and during the The property may be ggenerally described as 2000
time said annexed notice was published in said York ion is Oak rook"-Illinois,nand the legal de
._ ssription is as follows:-.
newspaper, said Life Printing & Publishing Co., ::: : y.1r"1
Inc., publisher of said newspaper, was a corpora. PARCEI,.i: ��'' ;tett:+�9 J_`^c;
Lot i is
. ReubenIi.'Donnelley CorpoiaHon•;:-
tion duly organized and existing under and by vir- Resubdivlsion;?being-a resubdivision of t'tue of the laws of the State of Illinois, and that the #Lot'1 in Reuben H.Donnelley Corporation 1:;t
•t
said Suburban Life Graphic has been regularly V.Subdivision of piit of the Southwest 1/4 of",h
t Section 24,'Township 39 North,'Range 11,c,Y.
published more than one (1) year prior to the first .akEast of the Third Principal Meridian,ac: -e-
,,'cording to'the Plat of said Resubdivision "
publication of the annexed notice. ?
,:.recorded April 161"1973 as Document R '
The Suburban Life Graphic is a newspaper 73-20784,In Du Page County,Illinois.;i,:!�t
defined in Act-Chapter 00 Sections 1 and 5,
linois revised Statutes." yPARCEL2f..'f r,. '-� .�' •,i : :
�fivL�/C. , zaThat part of Lot 1 described as follows: ;
'Commencing at the most Northerly corner:r
Jack R. Kubik President,veal oop%twn[ of said Lot l; thence South 12 degrees 43
_;'minutes 24 seconds East along an Easterly•
'.+i'line`of Lot:l,"aforesaid, 144.77 It.to'the '.
Subscribed end eaom to b•tor• ihle �: #,,,_.•.,,.
d;pomt of:beginning of land:heift'de ;
19th day.L March �' f r 1. scribed;"thence continuing South'12.de•1.
:;green 43 minutei•24 ieconds'Easf along.T
A.D.19 86 1 ::;said Easterly line 2028 feet to a comer of
said Lot 1;thence North 89 demos 37 min-
nurp Public 4.utes 56 seconds East along a North line of
�let
yi
corner
a sof Wil Lot'.99 feet toa Northeast
My commia•ion•:plr•e cOrllEr Of'said Lot 1; tlrenee'Soutir 0 de:
?grew 22 minutes 04 seconds East along do
%other East line of Lot.1,aforesaid,56.18
.45 feet;Nence North 83 degrees 02 minutes 28
."seconds West 108.78 feet;'thence North 2 C
- degrees 36 minutes 53 seconds West 62.17
feet to the point of beginning of Official
Airlines guides Subdivision,'a Subdivision
,AV In the Southwest 1/4 of Section 24,Town-r
sl39 North,Range 11,'East of the Third
Prinipp cipal Meridian,according to the plat
thereof recorded January 16,1980 as Docu-
ment BA-04175 in Du Page County, IlIl-
Permanent'Parcel Nos. 06-24-307-016 and
06-24-307-021 '
All persons desiring to be he in support of or
In opposition to the proposed Variations or any
provision thereof,wiH be afforded an opportuni-
ty to do so and may submit their statements oral-
ly or in writing or both.The hearing may be re-
cessed
cessed to another date if notice of time and place
thereof is publicly announced at the hearing or is
given by newspaper publication not less than five
(5)days prior to the date of the recessed bear-
Ing
.. Marianne Likosll,
+� -
k. YK i;';'';'r7,'.::c�~ :Village Clerk
Published at the direction of the Corporate Au-
thorities and the Zoning Board of Appeals of the
.Village of Oak Brook,DuPage and Cook Coun-
ties,Illinois.A'�
Suburban Life GRAPHIC
239 Ogden Avenue
Downers Grove, Illinois 60515
Gentlemen:
Please publish the following legal notice for publication on March 15 1986.
LEGAL NOTICE
VILLAGE OF OAK BROOK
DU PAGE AND COOK COUNTIES, ILLINOIS
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that a public hearing before the Zoning Board of Appeals
of the Village of Oak Brook, DuPage and Cook Counties, Illinois, will be held on
Aril 1 1986 at 7:30 P.M. in the Oak Brook Village Hall, 1200 Oak Brook Road,
Illinois, for the purpose of considering the application of Oak Brook Tech
Center Associates for Variations as provided under Section XII^ I(G) of the
Zoning Ordinance of the Village of Oak Brook, Illinois, Ordinance G-60, as
amended.
Variations to the following Sections of the Zoning Ordinance are requested:
1) A Variation from the rovisions of Section XI(E)(7) to permit- the
construction of off-street arkin s aces 4.7 feet from the Rear Lot Line.
Section XI(E)(7) re uires such s aces to be no less than 10 feet from the
nearest lot line.
2) A Variation from the provisions of Section XI(E)(7)(ii) to ermit the
construction of uR to 135 additional off-street 12arkinS spaces in front of
the building. Section XI(E)(7)(ii) Rermits not more than 6 s aces to be
located in front of the building.
3) A Variation from the Rrovisions of Section XI(E)(3) to Rermit the
construction of required- off-street parking s aces utilizin the "Office Use"
dimensions for a buildin which ma contain "Non-Office" tyRe uses.
4) A Variation from the rovisions of Section XI(E)(4)(a) (2)(iii) to Rermit the
continuance of a driveway 36 feet in width which exceeds the 30 foot maximum
width Rermitted by Ordinance.
The property may be generally described as 2000 York Road Oak Brook,
Illinois, and the legal description is as follows: SEE ATTACHED
Permanent Parcel Nos. 06-24-307-016 and 06-24-307-021
All persons desiring to be heard in support of or in opposition to the proposed
Variations or any provision thereof, will be afforded an opportunity to do so
and may submit their statements orally or in writing or both. The hearing may be
recessed to another date if notice of time and place thereof is publicly
announced at the hearing or is given by newspaper publication not less than five
(5) days prior to the date of the recessed hearing.
Marianne Lakosil,
Village Clerk
M • Page two
Published at the direction of the Corporate Authorities and the Zoning Board of
Appeals of the Village of Oak Brook, DuPage and Cook Counties, Illinois.
1986
VILLAGE OF OAK BROOK Mihuto �_ March-- __._-11,_ _..__.:...__.
rLEGAL DESCRTPTIDN
PARCEL 1 :
Lot 1 in Reuben H. Donnelley Corporation Resubdivision,
being a resubdivision of Lot 1 in Reuben H. Donnelley
Corporation Subdivision of part of the Southwest I of
Section 24 , Township 39 North, Range 11, East of the
Third Principal Meridian, according to the Plat of
said Resubdivision recorded April 16 , 1973 as Document
R 73-20784 , in Du Page County, Illinois.
PARCEL 2 :
That part of Lot 1 described as follows:
Commencing at the most Northerly corner of said Lot 1 ;
thence South 12 degrees 43 minutes 24 seconds East .
along an Easterly line of Lot 1, aforesaid, 244.77 ft.
to the point of beginning of land herein described;
thence continuing South 12 degrees 43 minutes
24 seconds East along said Easterly line 20 .28 feet
to a corner of said Lot 1 ; thence North 89 degrees
37 minutes 56 seconds East along a North line of
Lot 1; aforesaid, 105. 99 feet to a Northeast corner
of said Lotl ; thence South 0 degrees 22 minutes
04 seconds East along another East line of -Lot 1,
aforesaid, 56 . 18 feet; thence North 83 degrees
02 .ni�uLet; 2° seconds West 108.78 feet; thence North
2 degrees 36 minutes 53 seconds West 62. 17 feet to
the point of beginning of Official Airlines guides
Subdivision, a Subdivision in the Southwest 3 of
Section 24 , Township 39 North, Range 11 , Eases of the
Third Principal Meridian, according to t:ie plat
thereof recorded January 16, 1980 as Doc=ent
R80-04175 in Du Page County, Illinois.
-4- March 119 1986
VILLAGE OF OAK BROOK Minutes
LORD, BISSELL & BROOK
115 SOUTH LA SALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
1100 JTELEX:25-3070 LOS ANGELES,CALIFORNIA 90010
orie Boulevard (213)487-7064
DAVID M.GOODER Suite 153 TELEX:18-113S
654-0561 Oak Brook, IL 60521
March 7, 1986
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: 2000 York Road
Request for Zoning Variations on
Behalf of Oak Brook Tech Center
Associates
Gentlemen:
On behalf of my client, Oak Brook Tech Center Associates,
I should like to request that its earlier zoning variation request,
filed on February 17, 1986 , by their agent, Paul W. Swanson, be
amended to add the following two additional variation requests:
2. To vary from 10' to 4 . 7' the parking set back along
the south 347 feet of the west line of the property
to reflect the existing situation.
3. To vary the parking dimension requirements of Appendix I
to permit all required on-site parking to be designed in
accordance with the standards applicable to office uses.
Enclosed is my check in the amount of $600 in payment of
the additional filing fee.
in erel ou
David M. Gooder
DMG:pg
Encl rr �
11 j J a
MAR
VILLAGE OF OAK BEN, 'L.
AOMINISTRA'ICN
L
DAVID M. GOODER
ELIZABETH HUNTER GOODER 2-651
1341 TURVEY RD. 7
DOWNERS GROVE, ILL. 60515 / g�L7 70-2263/719
PAY TO THE
la)
GhROF WLLL/// $A -Ili 6 /0-0
'��D .
OLLARS
t DOWNERS GROVE NATIONAL BANK
IIYrw�0061
M
4071922 1: 12 685 311' 2651
I I I
I o� V J •l.
1 I
BANK RECEIPTRECEIVED
RANSIT $ CHECKS 5 CASH NUMBER DATE NAME DESCRIPTION BY:
NO.
VILLAGE O F OAK BR
OOKINVALID
WITHOUT
�. SIGNATURE
• 1200 OAK BROOK ROAD
= OAK BROOK, ILLINOIS
54211
c u PHONE: (312) 654-2220
RETAIN THIS RECEIPT
FOR YOUR RECORDS /CiGRKs¢
SAFEGUARO BUSINESSSYSTEMS
FORM CR•OTC
LORD, BISSELL & BROOK
IIS SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 L05 ANGELES OFFICE
CABLE:LOWIRCO GGO 3250 WILSHIRE BOULEVARD
TELEX:25-3070 LOS ANG ELESCA LIFORNIA 90010
1100 Jorie Boulevard (213)487-7064
DAVID M.GOODER SLll to 153 TELE X:IH-1135
654-0561 Oak Brook, IL 60521
March 7, 1986
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: 2000 York Road
Request for Zoning Variations on
Behalf of Oak Brook Tech Center
Associates
Gentlemen:
On behalf of my client, Oak Brook Tech Center Associates,
I should like to request that its earlier zoning variation request,
filed on February 17, 1986 , by their agent, Paul W. Swanson, be
amended to add the following two additional variation requests:
2. To vary from 10' to 4 . 7' the parking set back along
the south 347 feet of the west line of the property
to reflect the existing situation.
3. To vary the parking dimension requirements of Appendix I
to permit all required on-site parking to be designed in
accordance with the standards applicable to office uses.
Enclosed is my check in the amount of $600 in payment of
the additional filing fee .
in erel ou
David M. Gooder
DMG:p g
'r
t j
GEF Ake
a
0
�COUNTy'
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
February 27, 1986
MEMO TO: Planning and Zoning Staff
FROM: Bruce F. Kapff, Assistant to Village Manager
SUBJECT: Oak Brook Tech Center - Parking Variation
(2000 York Road)
No Planning and Zoning Staff Meeting is planned for the above mentioned
application, but if you have any comments, please advise me no later
than March 4, 1986.
VILLAGE O F ZONI G 01WINANCE FLOOD PLAIN
OAK* P OO K
1200 OAK BROOK ROAD L= APPEAL VARIATION
OAK BROOK, ILLINOIS 60521 $100 $300
654-2220
XX VARIATION SPECIAL USE
$300 $675
APPLICATION FOR PUBLIC HEARING
AMENDMENT
TO BE FILED Willi VILLAGE CLERK $650
SPECIAL USE
$400
(Section 2-225, 8/11/81
--------------------------------------------------------------------------------------------------
ALL APPLICATIONS MUST BE ACCOMPANIED BY PROPER FEE, PLAT OF SURVEY, AND (18) COPIES OF A SCALE
DRAWING, SHOWING ALL PERTINENT APPLICABLE INFORMATION, i.e. , PROPERTY LINES, EXISTING BUILDINGS,
LOCATION OF PROPOSED CONSTRUCTION, ANY BUILDINGS ON ADJACENT PROPERTY WITHIN 100 FEET OF SUBJECT
PROPERTY.
----------------------------------------------------------------------------------------------------
DO NUT WRITE IN 11I1S SPACE -- FOR OFFICE USE ONLY
Date Filed: Board of Trustees Referral
Notice Published: _3-13 - F,6_ Newspaper: 12o/,t,,6 5
Date Adjacent Property Owners Notified: a• /3 - gf6 Staff Referral: :0 -
Public
-Public Hearing Dates: Plan Commission "t—Z"Q Zoning Board of Appeals
Board of Trustees q- ,g -$h Board of Trustees
(Approval of Ordinancej'
FEE PAID: $ 3D0 Receipt No. : Received By:
Village Cle k
--------------------------------------------------------------------------------------------------
APPLICANr TO COMPLE'T'E
06-24-307-016
LOCATION OF SUBJECT PROPERTY: See attached legal descrip. PERMANENT PARCEL NUMBER 06-24-307-021
Reuben H. Donnelley CoreP�
LOT NO. 1 SUBDIVISION Resubdivision ADllRESS 2000 York Road
ZONING ORA1 ZONING ORDINANCE SECTION XI(E)(7)
ACTION REQUESTED To park 135 cars in front of the existing building
PROPERTY INTEREST OF APPLICANT: OWNER CONTRACT PURCHASER AGENT%
OWNER(S) OF RECORD American National Bank & Trust Co. of Chicago as PHONE NUMBER 661-5000
Trustee under Agreement ecem er , 1985 and known as Irust #66245 - Boulevard Bank National Association and Oak Brook
ADDRESS 33 North LaSalle, Chicago, Illinois Tech Center Associates ZIP 60690
BENEFICIARY(IES) OF TRUST: Oak Brook Tech Center Associates PHONE NUMBER 664-6873
ADDRESS c/o STK Corp. One East Superior - Suite 307 - Chicago, Illinois ZIP 60611
NAME OF APPLICANT Paul W. Swanson PHONE NUMBER 825-8161
ADDRESS Arthur Swanson & Associates, Ltd. - 9501 W. Devon - Rosemont, ZIP 60018
I (we) cer i y that all of the above statements andthe t nts contained in any papers
or pla s s butted herewith are true to the best of my ou ) knowledge and belief.
�( 0 2/14/86 i ` w
'ts gnature Applicant Date signature APP icant llate
I
` �� .� _ • LEGAL DESCRIPTION •
PARCEL 1 :
Lot 1 in Reuben H. Donnelley Corporation Resubdivision,
being a resubdivision of Lot 1 in Reuben H. Donnelley
Corporation Subdivision of part of the Southwest of
Section 24 , Township 39 North, Range 11 , East of the
Third Principal Meridian, according to the Plat of
said Resubdivision recorded April 16 , 1973 as Document
R 73-20784, in Du Page County, Illinois .
PARCEL 2 :
That part of Lot 1 described as follows :
Commencing at the most Northerly corner of said Lot 1;
thence South 12 degrees 43 minutes 24 seconds East
along an Easterly line of Lot 1 , aforesaid, 144 . 77 ft.
to the point of beginning of land herein described;
thence continuing South 12 degrees 43 minutes
24 seconds East along said Easterly line 20. 28 feet
to a corner of said Lot 1 ; thence North 89 degrees
37 minutes 56 seconds East along a North line of
Lot 1; aforesaid, 105. 99 feet to a Northeast corner
of said Lotl ; thence South 0 degrees 22 minutes
04 seconds East along another East line of Lot 1,
aforesaid, 56. 18 feet; thence North 83 degrees
02 minutes 28 seconds West 108 . 78 feet; thence North
2 degrees 36 minutes 53 seconds West 62 . 17 feet to
the point of beginning of Official Airlines guides
Subdivision, a Subdivision in the Southwest � of
Section 24, Township 39 North, Range 11 , East of the
Third Principal Meridian, according to the plat
thereof recorded January 16, 1980 as Document
R80-04175 in Du Page County, Illinois.
I_N I?rope r(.y Addn,:;:; Owner
06-24-301-001 Lot .#1 - Ilarc_ er Road Butler Company
1420 Kensington Place
Oak Brook , IL 60521
OG-24-302-001 Lot 113 - Yorl;:;h i rr.
06-24-307-001 Salt Creek Area It
06-24-307-002 "
OG-24-307-003 " It
06-24-302-002 ? Yorkshire hr.i.ve Elmhurst Nat ' l Ban :
Trust No. 4653
105 S . York
Elmhurst , IL 60126
06-24-302-003 2 Yorkshire hri.ve George F. Jungels
2 Yorkshire Drive
Oak Brook , IL 60521
06-24-304-005 Tollroad State of Illinois
c/o Ill . State Toll
Highway Commissir::
2001 N. 22nd Street
Oak Brook , IL 60521.
06-24-402-002 to
(C:oiinec.l:O O to
OG-24-403-001 of (Connector) if
06-24-307-020 2000 Clearwater Official Airline Guides
2000 Clearwater Drive
Oak Brook, IL 60521
06-24-403-003 2001 York Road Sun Oak Properties
One Oakbrook Terrace
Suite 700
22nd St. & Butterfielc
Oakbrook Terrace , IL
60181
06-24-105-003 5 Yorkshire Dri,,,1-2 Antonette Shelly
5 Yorkshire Drive -
Oa}: Brook, IL 6051
OG-24-105-004 4 Yorkshire Dri-o� Joseph Aiuppa
4 Yorkshire Dri%i--
Oak Brook, IL 60521
6-24-1OG-001 7 Yorkcshi..ro I)ri:o, ` j.t:do Yao, M.D.
7 Yorkshire Drive
Oak Brook, IL 60521
(page 1 of 2)
G-24-106-002 3 Yorkshire Drive Imbert F. Oliver
3 Yorkshire Drive
Oak Brook, IL 60521
6-24-107-001 Tbllroad State of Illinois
c/o Ill.State Tbll•
Highway Cam-ission
2001 W. 22nd Street
Oak Brook, IL60521
6-24-303-002 1818 S. York Poad ' Lorraine Kol,odziejski
1818 S. Yark Road,
Oak Brook, IL 60521 ,
6-24-303-003 1802 S. .York Road Jamas Smith
1802 S. York Praad
Oak Brook, IL 60521
6-24-303-004 ? S. York Road Romn Wirschuk
6-24-303-005 ? S. York Road P.O. Box 240
Elnhurs t, IL
6-24-400-002 2 -Woodridge Drive D. Brozovich .
2 Woodridge Drive
Oak Brook, IL 60521
6-24-400-003 • 3 Woodridge Drive York State Bank Trust 447
536 S. York Road .'
Elnhurst, IL
OG-24-400-004 . 4 Woodridge Drive
Barbara J. Nichol
• 4 I%'oodridge Drive
Oak Brook, IL 60521-
6-24-401-001 12 Woodridge Drivr_ Rosalie Sparagna
12 Woodridge Drive -
Oak Brook, IL 60521
6-24-401=002 11 Woodridge Drive Stcphen J. Lehockey
11 ;•7oodridge Drive
Oak Brook, IL 60521
6-24-401-003 10 Woodridge Drivr. C1emns Hutter
10 Vkxodridge Drive
Oak Brood, IL 60521
(page 2 of 2)
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BANK RECEIPT _ REC VEC
TRANSIT S CHECKS S CASH NUMBER DATE NAME E CRIPTION BY:
NO.
VILLAGE O F OAK BROOK SIINVALID
WITHOUT
�. GNATOR
• 1200 OAK BROOK ROAD 54141
= OAK BROOK, ILLINOIS
fc
PHONE: (312) 654-2220
RETAIN THIS RECEIPT
FOR YOUR RECORDS
SAFEGUARD BUSINESS SYSTEMS