S-1275 - 01/12/2010 - ZONING - Ordinances Supporting Documents9 `
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AGENDA ITEM
Regular Board of Trustees Meeting
of
January 12, 2010
IT17JM 6.F . 2 )
H H1,
SUBJECT: York Road Development Partners, LLC —1800, 1802 and 1806 York Road — Map
Amendment — Text Amendment — Special Use — Variations in Order To Construct a
Medical Office Building
FROM: Robert L. Kallien, Jr., AICP, Community Development Director 41
BUDGET SOURCE /BUDGET IMPACT: N/A
RECOMMENDED MOTION: I move to approve the following ordinances:
Ordinance G -914, which approves a text amendment to allow "medical offices" as a special
use in the 0-4 District;
Ordinance S -1274, which approve a map amendment to rezone the property from R -3 to
O -4; and
Ordinance S -1275 which approves the special use and variations to allow the construction
of a medical office building at 1800,1802 and 1806 York Road.
Background /History:
At the December 8, 2009 meeting, the Village Attorney was directed to prepare the necessary
ordinances granting approval of a map amendment, text amendment, special use and variations
in order to construct a medical office building on the property located at 1800, 1802 and 1806
York Road..
Recommendation:
Approve Ordinances G -914, S -1274 and S -1275.
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Last saved by DEFAULT J \1 -FROM BOB\Bot - PC - ZBA\BOT -FINAL Action - York Dev Partners G -914 S -1274 S -1275 doc
IT17A "I 6.F.2,a)
ORDINANCE 2010- ZO -TA -G -914
AN ORDINANCE AMENDING SECTION 13 -10E -2 OF THE ZONING ORDINANCE
TO PERMIT MEDICAL OFFICES
AS A SPECIAL USE IN THE 0-4 DISTRICT
WHEREAS, an application has been filed by York Road Development Partners, LLC (the
"Petitioner ") requesting a text amendment to Section 13 -10E -2 of the Zoning Ordinance by adding
"Medical Offices" in the appropriate alphabetical sequence as a special use in the 0-4 District; and
WHEREAS, at its meeting on October 15, 2009, the Plan Commission reviewed the request for
the text amendment, and
WHEREAS, by a vote of 7 to 0, the Plan Commission recommended approval of the proposed
text amendment, and
WHEREAS, on November 3, 2009, the Zoning Board of Appeals conducted a public hearing on
the request for the text amendment, pursuant to due and appropriate legal notice and found that the
applicant had addressed and satisfied the requirements for the requested relief, and
WHEREAS, by a vote of 7 to 0 the Zoning Board of Appeals recommended approval of the
proposed text amendment; and
WHEREAS, the Village President and Board of Trustees have reviewed the recommendation of
the Plan Commission and Zoning Board of Appeals and deem the text amendment, as set forth below, to
be in the best interests of the Village
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 The foregoing preambles are restated and incorporated herein by reference as though
fully set forth herein
Section 2 Section 13 -10E -2 of the Zoning Ordinance is hereby amended by adding "medical
offices" as a special use in the 0-4 District
Section 3: If any section, paragraph, clause or provision of this ordinance shall be held invalid,
the invalidity thereof shall not affect any of the other provisions of this ordinance
Section 4 All ordinances or parts thereof in conflict with the provisions of this ordinance are
hereby repealed to the extent of such conflict
Section 5 This ordinance shall be in full force and effect from and after its passage, approval
and publication as required by law
APPROVED THIS 12th day of January, 2010
John W Craig
Village President
PASSED THIS 12th day of January, 2010
Ayes
Nays
Absent
ATTEST
Charlotte K Pruss
Village Clerk
Ordinance 2009- ZO -TA -G -914
Zoning Ordinance Section 13 -10E -2
0-4 District - Special Use — Medical Offices
Page 2 of 2
I'1'l;M 6.F . 2.b)
ORDINANCE 2010- ZO- MA -EX1 -S -1274
AN ORDINANCE REZONING AND GRANTING
A MAP AMENDMENT ON THE PROPERTY
COMMONLY KNOWN AS 1800, 1802 AND 1806 YORK ROAD
IN THE VILLAGE OF OAK BROOK
(PIN. 06 -24- 303 -002, 06 -24- 303 -009 and 06 -24- 303 -011)
WHEREAS, an application has been filed by York Road Development Partners, LLC (the
"Petitioner "), the contract purchaser of certain property commonly known as 1800, 1802 and 1806 York
Road (the "Subject Property ") which is legally described in Exhibit A attached hereto and incorporated
herein by reference, and
WHEREAS, the Petitioner filed a petition requesting the Village to rezone the Subject Property
from R -3 (Residential District) to 0-4 (Office District), and
WHEREAS, at its meeting on October 15, 2009, the Plan Commission reviewed the request for
the map amendment and found that the applicant had addressed and satisfied the requirements for the
requested relief, and
WHEREAS, by a vote of 7 to 0, the Plan Commission recommended approval of the proposed
map amendment, and
WHEREAS, on November 3, 2009, the Zoning Board of Appeals conducted a public hearing on
the request for the map amendment, pursuant to due and appropriate legal notice and found that the
applicant had addressed and satisfied the requirements for the requested relief, and
WHEREAS, by a vote of 7 to 0 the Zoning Board of Appeals recommended approval of the
proposed map amendment, and
WHEREAS, the Village President and Board of Trustees have reviewed the recommendation of
the Plan Commission and Zoning Board of Appeals and deem the map amendment, as set forth below, to
be in the best interests of the Village
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 The foregoing preambles are restated and incorporated herein by reference as though
fully set forth herein
Section 2 The Subject Property located at 1800, 1802 and 1806 York Road is rezoned from R -3
to 0-4 and the Village's zoning map is amended accordingly
Section 3: If any section, paragraph, clause or provision of this ordinance shall be held invalid,
the invalidity thereof shall not affect any of the other provisions of this ordinance
Section 4• All ordinances or parts thereof in conflict with the provisions of this ordinance are
hereby repealed to the extent of such conflict.
Section 5 This ordinance shall be in full force 'and effect from and after its passage, approval
and publication as required by law
APPROVED THIS 12th day of January, 2010
PASSED THIS 12th day of January, 2010
Ayes
Nays
Absent
John W Craig
Village President
ATTEST
Charlotte K Pruss
Village Clerk
Ordinance 2009- ZO- MA -EX1 -S -1274
1800, 1802 and 1806 York Road
Map Amendment R -3 to 0-4
Page 2 of 5
Ordinance 2009- ZO- MA -EX1 -S -1274
1800, 1802 and 1806 York Road
Map Amendment R -3 to 0-4
Page 3 of 5
Exhibit A
The subject property located at 1800, 1802 and 1806 York Road is legally described as follows
Address 1800 York Road PIN:06 -24- 303 -002
PARCEL 1
THE NORTH 65 FEET OF THE EAST 428 8 FEET OF LOT 1 IN HOEHN'S ASSESSMENT PLAT, OF
PART OF THE SOUTHWEST 1/4 OF SECTION 24, TOWNSHIP 39 NORTH, RANGE 11, EAST OF THE
THIRD PRINCIPAL MERIDIAN, (EXCEPT THAT PART OF THE NORTH 65 FEET OF THE EAST 428 8
FEET OF SAID LOT 1, WHICH LIES EASTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN
THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 70 0 FEET WEST OF THE NORTHEAST
CORNER THEREOF, TO A POINT IN THE SOUTH LINE OF THE NORTH 65 FEET OF THE EAST
428 8 FEET OF SAID LOT 1, A DISTANCE OF 67 36 FEET WEST OF THE SOUTHEAST CORNER
THEREOF), AND (EXCEPT THAT PART OF THE NORTH 65 FEET OF THE EAST 428 8 FEET OF
SAID LOT 1, WHICH LIES WESTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN THE
NORTH LINE OF SAID LOT 1, A DISTANCE OF 175 98 FEET EAST OF THE NORTHWEST CORNER
THEREOF, TO A POINT IN THE SOUTH LINE OF THE NORTH 65 FEET OF THE EAST 428 8 FEET
OF SAID LOT 1, A DISTANCE OF 119 61 FEET EAST OF THE SOUTHWEST CORNER THEREOF),
AND (EXCEPT THAT PART OF THE NORTH 65 FEET OF THE EAST 428 8 FEET OF SAID LOT 1,
LYING BETWEEN A LINE JOINING A POINT IN THE NORTH LINE OF SAID LOT 1, A DISTANCE OF
70 0 FEET WEST OF THE NORTHEAST CORNER, WITH A POINT IN THE SOUTH LINE OF SAID
NORTH 65 FEET OF THE EAST 428 8 FEET OF SAID LOT 1, A DISTANCE OF 67 36 FEET WEST OF
THE SOUTHEAST CORNER THEREOF, AND A LINE PARALLEL TO, AND 15 00 FEET WEST OF THE
AFORESAID LINE, AND ALL GRANTORS' INTEREST IN AND TO THAT PART OF YORK ROAD
ABUTTING ON SAID PROPERTY), ACCORDING TO THE PLAT THEREOF RECORDED MARCH 19,
1947 AS DOCUMENT 517542, IN DUPAGE COUNTY, ILLINOIS
PARCEL 2-
THAT PART OF THE NORTH 65 FEET OF THE EAST 428 8 FEET OF LOT 1 OF HOEHNE'S
ASSESSMENT PLAT OF PART OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 39
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN DUPAGE COUNTY, ILLINOIS,
LYING BETWEEN A LINE ADJOINING A POINT IN THE NORTH LINE OF SAID LOT 1, A DISTANCE
OF 70 0 FEET WEST OF THE NORTHEAST CORNER, WITH A POINT IN THE SOUTH LINE OF SAID
NORTH 65 FEET OF THE EAST 428.8 FEET OF SAID LOT 1, A DISTANCE OF 67.36 FEET WEST OF
THE SOUTHEAST CORNER THEREOF, AND A LINE PARALLEL TO AND 15.00 FEET WEST OF THE
AFORESAID LINE, AND ALL GRANTORS' INTEREST IN AND TO THAT PART OF YORK ROAD
ABUTTING ON SAID PROPERTY; IN DUPAGE COUNTY, ILLINOIS
Address 1802 York Road PIN 06 -24- 303 -009
PARCEL 1
THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF LOT 1 IN HOEHNE'S
ASSESSMENT PLAT OF PART OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 39
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN (EXCEPT THAT PART OF THE
SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF SAID LOT 1 WHICH LIES
EASTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN THE NORTH LINE OF THE SOUTH 65
FEET OF THE NORTH 130 FEET OF THE EAST 428.8 FEET OF SAID LOT 1, DISTANT 67 36 FEET
WEST OF THE NORTHEAST CORNER THEREOF, TO A POINT IN THE SOUTH LINE OF THE SOUTH
65 FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF SAID LOT 1, DISTANT 64 72
FEET, MORE OR LESS, WEST OF THE SOUTHEAST CORNER THEREOF) AND (EXCEPT THAT
PART OF THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF SAID LOT
ORDINANCE 2010-ZO-MA-EXI-S-1274
AN ORDINANCE REZONING AND GRANTING
A MAP AMENDMENT ON THE PROPERTY
COMMONLY KNOWN AS 1800, 1802 AND 1806 YORK ROAD
IN THE VILLAGE OF OAK BROOK
(PIN: 06-24-303-002, 06-24-303-009 and 06-24-303-011)
WHEREAS, an application has been filed by York Road Development Partners, LLC (the
"Petitioner"), the contract purchaser of certain property commonly known as 1800, 1802 and 1806 York
Road (the "Subject Property") which is legally described in Exhibit A attached hereto and incorporated
herein by reference; and
WHEREAS, the Petitioner filed a petition requesting the Village to rezone the Subject Property
from R-3(Residential District)to 0-4(Office District);and
WHEREAS, at its meeting on October 15, 2009, the Plan Commission reviewed the request for
the map amendment and found that the applicant had addressed and satisfied the requirements for the
requested relief; and
WHEREAS, by a vote of 7 to 0, the Plan Commission recommended approval of the proposed
map amendment; and
WHEREAS, on November 3, 2009, the Zoning Board of Appeals conducted a public hearing on
the request for the map amendment, pursuant to due and appropriate legal notice and found that the
applicant had addressed and satisfied the requirements for the requested relief; and
WHEREAS, by a vote of 7 to 0 the Zoning Board of Appeals recommended approval of the
proposed map amendment;and
WHEREAS, the Village President and Board of Trustees have reviewed the recommendation of
the Plan Commission and Zoning Board of Appeals and deem the map amendment,as set forth below,to
be in the best interests of the Village.
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: The foregoing preambles are restated and incorporated herein by reference as though
fully set forth herein.
Section 2: The Subject Property located at 1800, 1802 and 1806 York Road is rezoned from R-3
to 0-4 and the Village's zoning map is amended accordingly.
Section 3: If any section, paragraph, clause or provision of this ordinance shall be held invalid,
the invalidity thereof shall not affect any of the other provisions of this ordinance.
Section 4: All ordinances or parts thereof in conflict with the provisions of this ordinance are
hereby repealed to the extent of such conflict.
Section 5: This ordinance shall be in full force and effect from and after its passage, approval
and publication as required by law.
Ordinance 2010-ZO-MA-EX1-S-1274
1800,1802 and 1808 York Road
Map Amendment R-3 to 0-4
Page 2 of 5
APPROVED THIS 12"'day of January, 2010.
t
J . Craig
age President 61
PASSED THIS 12'x'day of January, 2010.
Ayes: Trustees Aktipis.__Carson, Moy, Saiyed. Wolin and Zannis
Nays: None
Absent: None
,55 - 1V'q J
I., "ON ATTEST:
'jx
Charlotte K Pruss
Village Clerk
Ordinance 2010-ZO-MA-EXI-S-1274
1800, 1802 and 1806 York Road
Map Amendment R-3 to 0-4
Page 3 of 5
Exhibit A
The subject property located at 1800, 1802 and 1806 York Road is legally described as follows:
Address: 1800 York Road PIN:06-24-303-002
PARCEL 1:.
THE NORTH 65 FEET OF THE EAST 428:8 FEET OF LOT 1 IN HOEHN'S ASSESSMENT PLAT, OF
PART OF THE SOUTHWEST 1/4 OF SECTION 24, TOWNSHIP 39 NORTH, RANGE 11, EAST OF THE
THIRD PRINCIPAL MERIDIAN, (EXCEPT THAT PART OF THE NORTH 65 FEET OF THE EAST 428.8
FEET OF SAID LOT 1, WHICH LIES EASTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN
THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 70.0 FEET WEST OF THE NORTHEAST
CORNER THEREOF, TO A POINT IN THE SOUTH LINE OF THE NORTH 65 FEET OF THE EAST
428.8 FEET OF SAID LOT 1, A DISTANCE OF 67.36 FEET WEST OF THE SOUTHEAST CORNER
THEREOF), AND (EXCEPT THAT PART OF THE NORTH 65 FEET OF THE EAST 428.8 FEET OF
SAID LOT 1, WHICH LIES WESTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN THE
NORTH LINE OF SAID LOT 1, A DISTANCE OF 175.98 FEET EAST OF THE NORTHWEST CORNER
THEREOF, TO A POINT IN THE SOUTH LINE OF THE NORTH 65 FEET OF THE EAST 428.8 FEET
OF SAID LOT 1, A DISTANCE OF 119.61 FEET EAST OF THE SOUTHWEST CORNER THEREOF),
AND (EXCEPT THAT PART OF THE NORTH 65 FEET OF THE EAST 428.8 FEET OF SAID LOT 1,
LYING BETWEEN A LINE JOINING A POINT IN THE NORTH LINE OF SAID LOT 1, A DISTANCE OF
70.0 FEET WEST OF THE NORTHEAST CORNER, WITH A POINT IN THE SOUTH LINE OF SAID
NORTH 65 FEET OF THE EAST 428.8 FEET OF SAID LOT 1, A DISTANCE OF 67.36 FEET WEST OF
THE SOUTHEAST CORNER THEREOF, AND A LINE PARALLEL TO, AND 15.00 FEET WEST OF THE
AFORESAID LINE, AND ALL GRANTORS' INTEREST IN AND TO THAT PART OF YORK ROAD
ABUTTING ON SAID PROPERTY), ACCORDING TO THE PLAT THEREOF RECORDED MARCH 19,
1947 AS DOCUMENT 517542, IN DUPAGE COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF THE NORTH 65 FEET OF THE EAST 428.8 FEET OF LOT 1 OF HOEHNE'S
ASSESSMENT PLAT OF PART OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 39
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN DUPAGE COUNTY, ILLINOIS;
LYING BETWEEN A LINE ADJOINING A POINT IN THE NORTH LINE OF SAID LOT 1, A DISTANCE
OF 70.0 FEET WEST OF THE NORTHEAST CORNER, WITH A POINT IN THE SOUTH LINE OF SAID
NORTH 65 FEET OF THE EAST 428.8 FEET OF SAID LOT 1, A DISTANCE OF 67.36 FEET WEST OF
THE SOUTHEAST CORNER THEREOF, AND A LINE PARALLEL TO AND 15.00 FEET WEST OF THE
AFORESAID LINE, AND ALL GRANTORS' INTEREST IN AND TO THAT PART OF YORK ROAD
ABUTTING ON SAID PROPERTY; IN DUPAGE COUNTY, ILLINOIS.
Address: 1802 York Road PIN:06-24-303-009:
PARCEL 1:
THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428.8 FEET OF LOT 1 IN HOEHNE'S
ASSESSMENT PLAT OF PART OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 39
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN (EXCEPT THAT PART OF THE
SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428.8 FEET OF SAID LOT 1 WHICH LIES
EASTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN THE NORTH LINE OF THE SOUTH 65
FEET OF THE NORTH 130 FEET OF THE EAST 428.8 FEET OF SAID LOT 1, DISTANT 67.36 FEET
WEST OF THE NORTHEAST CORNER THEREOF, TO A POINT IN THE SOUTH LINE OF THE SOUTH
65 FEET OF THE NORTH 130 FEET OF THE EAST 428.8 FEET OF SAID LOT 1, DISTANT 64.72
FEET, MORE OR LESS, WEST OF THE SOUTHEAST CORNER THEREOF) AND (EXCEPT THAT
PART OF THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428.8 FEET OF SAID LOT
Ordinance 2010-ZO-MA-EX1-S-1274
1800,1802 and 1808 York Road
Map Amendment R-3 to 0-4
Page 4 of 5
1 WHICH LIES WESTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN THE NORTH LINE OF
THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428.8 FEET OF SAID LOT 1,
DISTANT 119.61 FEET EAST OF THE NORTHWEST CORNER TO A POINT IN THE SOUTH LINE OF
THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428.8 FEET OF SAID LOT 1,
DISTANT 63.24 FEET, MORE OR LESS, EAST OF THE SOUTHWEST CORNER THEREOF)
ACCORDING TO THE PLAT THEREOF RECORDED MARCH 19, 1947 AS DOCUMENT NUMBER
517542 IN DUPAGE COUNTY, ILLINOIS.
PARCEL 2:
THE SOUTH 5 FEET OF THE NORTH 135 FEET OF THE EAST 428.8 FEET OF LOT 1 IN HOEHNE'S
ASSESSMENT PLAT OF PART OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 39,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN (EXCEPT THAT PART THEREOF LYING
WESTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE NORTH LINE
OF SAID SOUTHWEST QUARTER THAT IS 252.52 FEET WEST, AS MEASURED ALONG SAID
NORTH LINE OF THE NORTHEAST CORNER OF SAID SOUTHWEST QUARTER AND IN THE
ESTABLISHED SOUTHEASTERLY RIGHT OF WAY LINE OF FEDERAL AID ROUTE 131; THENCE
SOUTHWESTERLY, ALONG SAID SOUTHEASTERLY RIGHT OF WAY LINE WHICH FORMS AN
ANGLE OF 49 DEGREES 10 MINUTES 30 SECONDS (IN THE SOUTHWEST QUADRANT), 979.86
FEET TO A POINT IN THE EASTERLY LINE OF THE TORODE ESTATE AND THE TERMINATION
POINT OF SAID LINE ALSO EXCEPT THAT PART THEREOF LYING EASTERLY OF THE
FOLLOWING DESCRIBED LINE: BEGINNING AT A POINT ON THE NORTH LINE OF SAID
SOUTHWEST QUARTER THAT IS 70 FEET WEST, AS MEASURED ALONG SAID NORTH LINE OF
THE NORTHEAST CORNER OF SAID SOUTHWEST QUARTER;THENCE SOUTHERLY 295.82 FEET,
MORE OR LESS, TO A POINT ON THE NORTH LINE OF THE SCHOOL LOT THAT IS 58 FEET WEST
OF THE EAST LINE OF SAID SOUTHWEST QUARTER AND THE TERMINATION POINT OF SAID
LINE) ACCORDING TO THE PLAT RECORDED MARCH 19, 1947 AS DOCUMENT NUMBER 517542,
IN DUPAGE COUNTY, ILLINOIS.
Address: 1806 York Road PIN: 06-24-303-011
PARCEL 1:
THAT PART OF LOT 1 IN HOEHNE'S ASSESSMENT PLAT OF PART OF THE SOUTHWEST % OF
SECTION 24, TOWNSHIP 39 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED MARCH 19, 1947 AS DOCUMENT 517542,
DESCRIBED BY COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 1 AND RUNNING
THENCE SOUTH ON SAID EAST LINE, 135.0 FEET; THENCE CONTINUING SOUTH ON SAID EAST
LINE, 160.87 FEET TO THE NORTHEAST CORNER OF SCHOOL LOT; THENCE WEST ON THE
NORTH LINE OF SCHOOL LOT, 58.0 FEET TO THE SOUTHWEST CORNER OF A TRACT OF LAND
CONVEYED TO OAK PARK NATIONAL BANK BY DEED RECORDED AS DOCUMENT 782579 FOR A
POINT OF BEGINNING; THENCE CONTINUING WEST ON SAID NORTH LINE OF SCHOOL LOT, 74.0
FEET TO THE NORTHWEST CORNER OF SAID SCHOOL LOT; THENCE SOUTH ON THE WEST
LINE OF SAID SCHOOL LOT, 65.0 FEET TO THE NORTH LINE OF PROPERTY CONVEYED TO THE
ILLINOIS STATE TOOL ROAD COMMISSION BY WARRANTY DEED RECORDED SEPTEMBER 26,
1957 AS DOCUMENT 857785, THENCE WESTERLY ON SAID NORTH LINE, 361.32 FEET TO ITS
INTERSECTION WITH THE EAST LINE OF A SECOND TRACT OF LAND CONVEYED TO THE OAK
PARK NATIONAL BANK BY SAID DEED RECORDED AS DOCUMENT 792579; THENCE
NORTHEASTERLY ON SAID EAST LINE, 168.37 FEET TO THE POINT OF INTERSECTION OF SAID
EAST LINE WITH THE SOUTH LINE OF THE NORTH 135.0 FEET OF SAID LOT 1; THENCE
EASTERLY ON SAID SOUTH LINE OF THE NORTH 135.0 FEET, AS DISTANCE OF 305.38 FEET TO
THE NORTHWEST CORNER OF SAID FIRST TRACT OF LAND, SAID POINT BEING 64.5 FEET
WEST OF THE EAST LINE OF SAID LOT1; THENCE SOUTH OF THE WEST LINE OF SAID FIRST
TRACT OF LAND, 160.86 FEET TO THE POINT OF BEGINNING, IN DU PAGE COUNTY, ILLINOIS.
Ordinance 2010-ZO-MA-EX1-S-1274
1800, 1802 and 1806 York Road
Map Amendment R-3 to 0-4
Page 5 of 5
PARCEL 2:
THAT PART OF THE SOUTHWEST'/.OF SECTION 24, TOWNSHIP 39 NORTH, RANGE 11 EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED BY COMMENCING AT THE NORTHEAST CORNER
OF LOT 1 OF HOEHNE'S ASSESSMENT PLAT OF SAID SOUTHWEST %, ACCORDING TO THE
PLAT THEREOF RECORDED MARCH 19, 1947 AS DOCUMENT 517542; RUNNING THENCE SOUTH
ON THE EAST LINE OF SAID LOT 1, (BEING ALSO THE EAST LINE OF SAID QUARTER SECTION)
135,0 FEET; THENCE CONTINUING SOUTH ON SAID EAST LINE, 160.87 FEET TO THE
NORTHEAST CORNER OF SCHOOL LOT; THENCE WEST ON THE NORTH LINE OF SCHOOL LOT
58.0 FEET TO THE SOUTHWEST CORNER OF A TRACT OF LAND CONVEYED TO THE OAK PARK
NATIONAL BANK BY DEED RECORDED AS DOCUMENT 782579; THENCE CONTINUING WEST ON
SAID NORTH LINE OF SAID SCHOOL LOT, 74.0 FEET TO THE NORTHWEST CORNER OF SAID
SCHOOL LOT, FOR A POINT OF BEGINNING; RUNNING THENCE SOUTH ALONG THE WEST LINE
OF SAID SCHOOL LOT, 65.0 FEET TO THE NORTH UNE OF PROPERTY CONVEYED TO THE
ILLINOIS STATE TOLL ROAD COMMISSION BY WARRANTY DEED RECORDED SEPTEMBER 26,
1957 AS DOCUMENT 857785; THENCE SOUTHEASTERLY ALONG SAID NORTH LINE OF SAID
TOLL COMMISSION PROPERTY, 66.14 FEET TO A POINT 94.95 FEET SOUTH OF THE NORTH LINE
OF SAID SCHOOL LOT; THENCE NORTH 94.95 FEET TO SAID NORTH LINE OF SAID SCHOOL LOT;
THENCE WEST ALONG THE NORTH LINE OF SAID SCHOOL LOT, 59.0 FEET TO THE POINT OF
BEGINNING, IN DU PAGE COUNTY, ILLINOIS.
•
YORK ROAD DEV LOPMENT PARTNERS
1800, 1 SO2 AND 1806 YORK ROAD
Map Amendment- Text Amendment-Special Use and Variations
Medical Office Building
INDEX
PAGE CONTENTS
23-23.b Memorandum from Director of Community Development Kallien -Village Board Agenda
Dated December 8, 2009
22 Proposed Access Reconfiguration dated August 10, 2009
21-21.a Zoning Board of Appeals Recommendation Letter re: Map and Text Amendment,
Special Use dated December 2, 2009
20-20.a Zoning Board of Appeals Recommendation Letter re: Variations dated December 2, 2009
19-19.i Zoning Board of Appeals Meeting Minutes dated November 3, 2009 (draft summary)
18-18.b Staff Report from Director of Community Development Kallien - re: Variations-dated
October 28, 2009
17 Staff Information to Zoning Board of Appeals
16-16.a Plan Commission Recommendation Letter to ZBA and Village Board
15-15.e Plan Commission Meeting Minutes dated October 19, 2009
14 Elevation and Berm Conceptual Views (Included- Not Attached)
13-13.a Staff Updated Information dated October 13, 2009
12-12.a Applicant's Response to Plan Commission Concerns Dated October 12, 2009
12.b Letter from Applicant seeking a continuance to the October meeting
12.c Letter from V3 regarding search of ownership of vacant tract of land
12.d Letter from Applicant seeking a continuance to the September meeting
11 Traffic Impact Study dated September 3, 2009
10-10.1 Plan Commission Meeting Minutes dated July 20, 2009
9-9.b Staff Report from Director of Community Development Kallien- re: Map Amendment, Text
Amendment and Special Uses- dated July 14, 2009
8-8.b Memorandum from Village Engineer re: Review dated July 1, 2009
7-7.c Letter from Applicant addressing Village Engineer's comments dated July 13, 2009
6-6.b Memorandum from Village Engineer re: Review dated June 3, 2009
5-5.c Letter from Applicant addressing Village Engineer's comments dated June 16, 2009
4 Resident Letter dated July 14, 2009
3 Certificate of Publication dated July 16, 2009
2 Board of Trustees Meeting Minutes dated July 14, 2009-(Not Included)
1 Referral Memo- Board of Trustees Agenda dated July 14 2009- Map Amendment,
Text Amendment, Special Uses and Variations
*******************
PAGE CONTENTS
A-A.2 Letter of Explanation dated June 19, 2009- Overview of Requests
B Map Amendment Application - Rezone Property from R-3 to 0-4
C-C.2 Map Amendment Factors
D Text Amendment Application -To add "Medical Offices"
E-E.1 Text Amendment Factors
F Special Use Application -To construct a medical office
G Special Use Standards
H Variation Application - Building Setbacks (Not Included Plan Commission)
1-1.2 Variation Standards (Not Included Plan Commission) and
1.3 Email responding to Questions on variation requests dated July 14, 2009
J Variation Application - Parking - Loading Berth - Landscape (Not Included Plan Commission)
K-K.1 Variation Standards (Not Included Plan Commission)
L Traffic Impact Study dated June 18, 2009
M Aerial Photos
0
A f �O
COUN11,
AGENDA ITEM
Regular Board of Trustees Meeting
of
December 8, 2009
SUBJECT: York Road Development Partners, LLC — 1800, 1802 and 1806 York Road — Map
Amendment — Text Amendment — Special Use — Variations in Order To Construct a
Medical Office Building
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 the Plan
Commission and Zoning.Board of Appeals and approve the requested map amendment, text
amendment, special use and variations in order to construct an approximate 74,000 square
foot medical office building on the properties located at 1800, 1802 and 1806 York Road and
authorize the Village Attorney to prepare the necessary ordinance(s) for final consideration
at the January 12, 2010 Board of Trustees meeting.
Backizround/History:
The Plan Commission, at its meeting on October 19, 2009, and the Zoning Board of Appeals, at its
meeting held the public hearing on November 3, 2009 and completed its review and deliberations
on several petitions from York Road Development Partners LLC, the contract purchaser of the
three properties located at 1800, 1802 and 1806 York Road seeking approval of a map
amendment, text amendment and special use in order facilitate the construction of a medical office
building. In addition, the Zoning Board of Appeals held the required public hearing and
completed its deliberations at its November 3, 2009 meeting on a petition from the applicant
seeking approval of several variations.
At the present time, two of the parcels (1800 and 1802 York) contain small single-family homes.
The third parcel (1806 York) was occupied by a single-family home that had been demolished for
some time.
The project consists of a three-story, approximately 74,000 square foot medical office building
with both at grade and below grade structured parking facilities for 369 vehicles (361 standard
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spaces and 8 handicap accessible spaces). This meets the Zoning Ordinance standard of 5 parking
spaces for medical office use.
A key element of this project is a modification of the existing traffic signal on York Road to
provide access (see attached plan). A redesigned traffic signal will not only benefit this project,
but also improve access into and out of the adjacent Forest Glen and Woodside Estates
subdivisions.
Each of the applicant's requests is summarized in the following:
Map Amendment — The properties are presently zoned R-3 Single-Family Detached Residence
District. The applicant is seeking a map amendment to the 0-4 Office District. The 0-4 district is
located to the south of the property on both the east and west sides of York Road.
Text Amendment—The applicant is requesting a text amendment to add medical offices to the list
of special uses in the 0-4 district. At the present time, medical offices are allowed as a permitted
use in the B-2, B-3 and ORA-2 Districts, and as a special use in the ORA-1 District.
Special Use — Based on the previous requests, the applicant is seeking a special use to actually
construct an approximately 74,000 square foot medical office at this location.
Variations — In order to construct the proposed improvements, several variations are required
which are listed in the following:
a. Section 13-10E-3 (front yard) — Permit an encroachment of approximately 15 feet into the
100 foot front yard setback to accommodate a building canopy.
b. Section 13-10E-3 (rear yard) —Permit a reduction of the required 40 foot rear yard setback
along I-88 to 20 feet.
c. Section 13-10E-3 (side yard) — Permit a reduction in the required 30 foot side yard setback
to 5 feet along the south property line which abuts Illinois Toll Authority right-of-way.
d. Section 13-12-3.11.2 (parking) — Permit more than 6 parking spaces to be located 30 feet
from the east property line and 5 feet from the south property line (approximately 51
spaces).
e. Section 13-12-7 (loading berths) —Reduce the number of required loading berths from 2 to
1 that would be located along the south property line.
f. Section 13-12-4.0 (parking lot landscaping) — Reduce the requirement for landscaped
parking lot islands that are located above a structured parking facility.
g. 13-12-43 (landscaping) — Eliminate the required landscaping along the north property
line.
Recommendations
The Plan Commission and Zoning Board of Appeals, by separate votes of 7 to 0, recommended
approval of the following:
1. Map amendment to rezone the property from R-3 to 0-4.
2. Text amendment to permit"medical offices" as a special use in the 0-4 District.
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3. Special use to permit the construction of a medical office on the subject property in
substantial conformance with the site plan and landscape plans as submitted in the case file
subject to the following conditions:
a. The parcels on the subject property are to be consolidated prior to the issuance of a
building permit;
b. The medical office building would not contain a surgical center.
c. Comply with Section 3002.4 of the 2006 International Building Code that requires that
the elevator car to "be of such size and arrangement to accommodate a 24-inch by 84-
inch ambulance stretcher in the horizontal, open position..."
d. That the accessory traffic control and access improvements are sufficient for fire
apparatus access, public safety access and general public access and are to be included
in the general building permit application.
e. The development shall be in substantial conforinance with the site plan and landscape
plans as submitted and approved.
f. Approval of the proposed map amendment, text amendment and special use in order to
the construct a medical office building.
g. Add the provision "Not withstanding the attached exhibits, the applicant shall meet all
Village Ordinance requirements at the time of building permit application except as
specifically varied or waived."
In addition, by a vote of 7 to 0 the Zoning Board of Appeals recommended approval of each of the
requested variations subject to the following conditions:
1. The project will be constructed in substantial conformance with the plans as depicted on
pages 14 and O in the case file
2. Approval of the requested Map Amendment, Text Amendment and Special Uses for the
proj ect.
3. Add the provision "Not withstanding the attached exhibits, the applicant shall meet all
Village Ordinance requirements at the time of building permit application except as
specifically varied or waived."
Staff Comments
In addition to the requests for a map amendment, text amendment, special use and variations that
have been submitted, the applicant has submitted a separate request to the Village asking for
financial assistance in order to construct the required public improvements (both infrastructure and
roadway) for the proposed medical office building. This particular request is outlined in a separate
agenda item.
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December 2, 2009
�OUNT�
Village of Village President Craig and Board of Trustees
Oak Brook Village of Oak Brook
1200 Oak Brook Road 1200 Oak Brook Road
Oak Brook,IL 60523-2255 Oak Brook, IL 60523
Website
www.oak-brook.org SUBJECT: York Road Development Partners—1800, 1802 and 1806 York Road—
Administration Map Amendment—Text Amendment— Special Use—To Constrict a
630.368.5000 Medical Office Building
FAX 630.368.5045
Community Dear President Craig and Board of Trustees:
Development
630.368.5101 Background
FAX 630.368.5128 At its meeting on November 3, 2009, the Zoning Board of Appeals held the required
Engineering public hearing on several petitions from York Road Development Partners LLC, the
Department contract purchaser of the three properties located at 1800, 1802 and 1806 York Road
630.368.5130 seeking approval of a map amendment, text amendment and special use in order
FAX 630.368.5128 facilitate the construction of a medical office building.
Fire Department
630.368.5200 At the present time, two of the parcels (1800 and 1802 York) contain small single-
FAX 630.368.5250 family homes. The third parcel (1806 York) was occupied by a single-family home that
Police Department had been demolished for some time.
630.368.8700
FAX 630.368.8739 The project consists of a three-story, approximately 74,000 square foot medical office
building with both at grade and below grade strictured parking facilities for 369
Public Works
Department vehicles (361 standard spaces and 8 handicap accessible spaces). This meets the Zoning
630.368.5270 Ordinance standard of 5 parking spaces for medical office use.
FAX 630.368.5295
A key element of this project is a modification of the existing traffic signal on York
Oak Brook Road to provide access (see attached plan). A redesigned traffic signal will not only
Public Library. benefit this project, but also improve access into and out of the adjacent Forest Glen and
Woodside Estates subdivisions.
600 Oak Brook Road
Oak Brook,IL 60523-2200
630.368.7700 Public Comment
FAX 630.368.7704 All interested parties were notified of the public hearing. Several residents from
Oak Brook Sports Core adjacent residential areas (Forest Glen and Woodside Estates) commented on the
project and their comments were addressed. There was no opposition to the requests.
Bath&Tennis Club
700 Oak Brook Road Recommendation
Oak Brook,IL 60523-4600 For both the Map and Text Amendment; Chairman Davis noted that the Zoning Board
630.368.6420 of Appeals was in receipt of the Plan Commission recommendation for approval of the
FAX 630.368.6439
requested map and text amendments, as well as the requested special use.
Golf Club
2606 York Road Map Amendment — By a vote of 7 to 0, the Zoning Board of Appeals recommended
Oak Brook,IL 60523-4602 approval of the proposed map amendment to rezone the subject property from R-3 to
630.368.6400
FAX 630.368.6419 the 0-4 district.
a
December 2, 2009
President Craig and Board of Trustees
RE: York Road Development Partners—MA, TA and SU
Page 2
Text Amendment—By a vote of 7 to 0, the Zoning Board of Appeals recommended the
approval of the proposed text amendment to include "medical offices" as a special use
in the 0-4 District.
Special Use—By a Vote of 7 to 0, the Zoning Board of Appeals recommended approval
of the proposed special use to allow the construction of a "medical office" as proposed,
subject to the following conditions:
1. Approval of the proposed map amendment, text amendment and special use in
order to the construct a medical office building.
2. The parcels on the subject property are to be consolidated prior to the issuance
of a building permit;
3. The medical office building would not contain a surgical center.
4. Comply with Section 3002.4 of the 2006 International Building Code that
requires that the elevator car to "be of such size and arrangement to
accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal, open
position..."
5. That the accessory traffic control and access improvements are sufficient for fire
apparatus access, public safety access and general public access and are to be
included in the general building pen-nit application.
6. The development shall be in substantial conformance with the site plan and
landscape plans as submitted and approved.
7. Add the provision "Not withstanding the attached exhibits, the applicant shall
meet all Village Ordinance requirements at the time of building pen-nit
application except as specifically varied or waived."
In making these recommendations, the Zoning Board found that the required standards
for the requests had been met by the applicant and would protect the public health,
safety and welfare of the area.
Very truly yours
NOTE: Chairman Davis has reviewed and verbally approved the content of
this letter pending his signature. The signed original will be placed in the
official file upon receipt.
Champ Davis
Chairman
Zoning Board of Appeals
ZBAChairletter-Irgens-York Road Properties-MA-TA-SUNAR.doc AA
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FOOUNTV
December 2, 2009
Village of
Oak Brook Village President Craig and Board of Trustees
1200 Oak Brook Road Village of Oak Brook
Oak Brook,IL 60523-2255 1200 Oak Brook Road
Website Oak Brook, IL 60523
www.oak-brook.org
Administration SUBJECT: York Road Development Partners—1800, 1802 and 1806 York Road—
630.368.5000 Variations in Order To Constrict a Medical Office Building
FAX 630.368.5045
Community Dear President Craig and Board of Trustees:
Development
630.368.5101 Background
FAX 630.368.5128
At its meeting on November 3, 2009, the Zoning Board of Appeals held the required
Engineering public hearing on a petition from York Road Development Partners LLC, the contract
Department purchaser of the three properties located at 1800, 1802 and 1806 York Road seeking
630.368.5130 approval of several variations in order facilitate the construction of a medical office
FAX 630.368.5128
building.
Fire Department
630.368.5200 Separate requests for a map amendment, text amendment and special use have also been
FAX 630.368.5250 submitted by the applicant.
Police Department
630.368.8700 The project consists of a three-story, approximately 74,000 square foot medical office
FAX 630.368.8739 building with both at grade and below grade structured parking facilities for 369
vehicles (361 standard spaces and 8 handicap accessible spaces). This meets the Zoning
Public works
Department Ordinance standard for medical office use.
630.368.5270
FAX 630.368.5295 A summary of the requested variations are listed in the following:
Oak Brook a. Section 13-10E-3 (front yard) — Permit an encroachinent of approximately 15 feet
Public Library into the 100 foot front yard setback to accommodate a building canopy to protect
patients from the elements.
600 Oak Brook Road b. Section 13-10E-3 rear and Permit a reduction of the required 40 foot rear and
Oak Brook,IL 60523-2200 ( yard)— q y
630.368.7700 setback along I-88 to 20 feet.
FAX 630.368.7704 C. Section 13-10E-3 (side yard)—Permit a reduction in the required 30 foot side yard
Oak Brook Sports Core setback to 5 feet along the south property line which abuts Illinois Toll Authority
right-of-way.
Bath&Tennis Club d. Section 13-12-3.H.2 (parking) — Pen-nit more than 6 parking spaces to be located
700 Oak Brook Road 30 feet from the east property line and 5 feet from the south property line
Oak Brook,IL 60523-4600 (approximately 51 spaces).
630.368.6420 C. Section 13-12-7 (loadingberths) Reduce the number of required loading berths
FAX 630.368.6439 ert ) q g
from 2 to 1 that would be located along the south property line.
Golf Club f. Section 13-12-4.0 (parking lot landscaping) — Reduce the requirement for
2606 York Road landscaped parking lot islands that are located above a structured parking facility.
Oak Brook,IL 60523-4602 g13-12-4.B (landscaping) — Eliminate the required landscaping along the north
630.368.6400
FAX 630.368.6419 property line.
December 2, 2009
President Craig and Board of Trustees
RE: York Road Development Partners—VAR
Page 2
Public Comment
All interested parties were notified of the public hearing. Several residents from
adjacent residential areas (Forest Glen and Woodside Estates) commented on the
proj ect.
Recommendation
By a vote of 7 to 0 the Zoning Board of Appeals recommended approval of the each of
the requested variations subject to the following conditions:
1. The project will be constructed in substantial conformance with the plans as
depicted on pages 14 and O of the case file.
2. Approval of the requested Map Amendment, Text Amendment and Special Uses
for the project.
3. Add the provision "Not withstanding the attached exhibits, the applicant shall
meet all Village Ordinance requirements at the time of building permit
application except as specifically varied or waived."
In making these recommendations, the Zoning Board found that the required standards
for approval of the variation requests were met by the applicant and would protect the
public health, safety and welfare of the area.
Very truly yours
NOTE: Chairman Davis has reviewed and verbally approved the content of
this letter pending his signature. The signed original will be placed in the
official file upon receipt.
Champ Davis
Chairman
Zoning Board of Appeals
ZBAChairletter-1 gens-York Road Properties-VAR.doc
,�o•a
Chairman Davis
Nays: 0— None. Motion Carried.
Motion by Member Rush, seconded by Member Ziemer to continue the public
hearing on this matter to the January 5, 2010 regular meeting. VOICE VOTE:
Motion carried.
There was no other unfinished business to discuss.
r5) NEW BUSINESS NEW BUSINESS
YORK ROAD DEVELOPMENT PARTNERS LLC — 1800 1802 and YORK ROAD
1806 YORK ROAD — MAP AMENDMENT TO REZONED THE DEVEL.- 1800,1802, 1806 YORK
PROPERTY FROM R-3 to 0-4, TEXT AMENDMENT TO ADD RD - MAP an d
TEXT
"MEDICAL OFFICES" IN THE 0-4 DISTRICT; AND SPECIAL USE — AMENDMENT -
TO ALLOW THE CONSTRUCTION OF A MEDICAL OFFICE ON THE SPECIAL USE —
PROPERTY BLDG AL OFFICE
Chairman Davis swore in those that would be providing testimony.
Robert Oldenburg, Irgens Development Partners, represented the applicant,
York Road Development Partners, LLC and introduced the project group
consisting of the Proteus Group, as the project architect the V3 Companies,
Project Traffic Engineer and the Hitchcock Design Group, Landscape
Architect.
He reviewed the proposed development on the site, which currently has 3
addresses consisting of 1800, 1802 and 1806 York Road that is a total of 2.37
acres. The property is surrounded by I-88, the ramp between I-88 and the I-294
ramp and York Road. It is a very unique site and in order to redevelop it and
create a financially feasible project on it, they have a genuine need for the
variances and setback relief requested. There are also some unique off site
infrastructure costs such as the improvements to both the existing intersection
and York Road as well as extending some utilities to the site such as sanitary
sewer, water and electrical. They must maximize this site in order to make it
financially feasible for their group, which is the reason for the variances
requested this evening.
Mark Maturo represented the Proteus Group, Project Architect, provided an
overhead display of project and reviewed the site plans and variations being
requested:
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 2 of 19 November 3, 2009
3. The extent to which the removal of the Existing Limitations Would
Depreciate the Value of Other Property in the Area.
The response is the same as item 2. Building a medical office on the site will
not have nay negative impact on the residential properties.
4. The suitability of the Property for Zoned Purposes
The Elmhurst Hospital being built through the north, make this an ideal site for
a medical office building.
5. Existing Uses and Zoning of Nearby Properties.
Residential to the east and the west across from the interstate, 0-4 District to
the south and a mixture of commercial.
6. The Length of Time Under the Existing Zoning that the property
has remained unimproved considered in the context of land
development.
It has been residential since the 1950's
7. The Relative Gain to the Public as Compared to the Hardship
Imposed on the Individual Property Owner.
The public will benefit from the redevelopment of the property and will
improve the overall aesthetics of the neighborhood by adding a Class A medical
office facility. It will provide a service to the nearby community and will
outweigh any negative impacts..
8. The Extent to Which the Proposal Promotes the Health, Safety,
Morals or General Welfare of the Public.
It will be a Class A facility, with doctor's offices and primary care facility
along with medical specialists.
9. The Relationship of the Proposed Use to the Comprehensive Plan.
In reviewing the Commercial Revitalization Plan, this is a transitional site, with
offices located to the south and the hospital to the north. They believe this is a
great fit within the Commercial Revitalization Plan.
10. Community Need for the Use Proposed by the Property Owners.
They have done extensive research in Oak Brook and there are no Class A
office medical buildings in Oak Brook.
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 4 of 19 November 3, 2009
If.,6
SPECL4L USE
Chairman Davis said that applicant has requested a special use to allow the
construction of a medical office building on the subject property.
Mr. Oldenburg reviewed the special use standards as follows.
1. Is of the type described in subsection Al of this Section, is deemed
necessary for the public convenience at that location.
This standards does not apply to this proposal since it will not be operated by a
public agency. Subsection Al describes public uses and the proposal is entirely
private in character.
2. Is so designed, located and proposed to be operated that the public
health, safety and welfare will be protected;
The building will be constructed using highly qualified contractors in strict
accordance with Oak Brook's building codes. The building will consist of high
quality building materials to ensure a first rate building and they intend to
obtain some type of green certification so that it is environmentally family in
the design and construction.
They have kept the building height to a minimum in that the 0-4 District allows
up to an eight story building to be constructed. It was kept at a low rise height
to limit any negative impacts to the adjacent residences.
They not only provided the four foot berm as required by Code, they also
included additional plantings on the berm to provide further screening of the
building and parking areas from York Road.
3. Would not cause substantial injury to the value of other property in
the neighborhood in which it is located.
Replacing the older single family residences on the overgrown lots would have
a positive impact on property values throughout the area. The improvements to
York Road and the intersection will improve the safety of the residents that live
in the adjacent neighborhood.
Chairman Davis said that the Plan Commission had recommended unanimous
approval, but had included the condition that the applicant would consolidate
the parcels prior to the issuance of a building permit and that the medical office
would not contain a surgical center. The applicant agreed.
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 6 of 19 November 3, 2009
1
ROLL CALL VOTE:
Ayes: 7 — Members Bulin, Cappetta, Nimry, Rush, Young, Ziemer and
Chairman Davis
Nays: 0 — None. Motion Carried.
VARIATIONS—FRONT-SIDE and REAR YARD SETBACKS
Chairman Davis reviewed the requested variations and asked for clarification of
the requested setback along I-88.
Mr. Maturo responded that if this property backed up to an alley or a service
drive, a 20 foot setback would be allowed. They were seeking a reduction from
40 feet to 20 feet, rather than 30 feet.
Mr. Oldenburg addressed the required standards as follows:
1. a. The property in question cannot yield a reasonable return if
permitted to be used only under the conditions allowed by the
regulations governing the district in which it is located.
RESPONSE: The variations are sought for the sole purpose of allowing a
large enough building on the site in order to make it financially feasible.
The shape, size and topography of the property are unique. The topography
of the site increases the cost of excavating the soil and exporting them off
the site. The setbacks are sought solely for the purpose of allowing the
expansion of the building size in order to cover those costs.
1. b. The plight of the owner is due to unique circumstances.
RESPONSE: The site is unique in that the property is bounded by major
roads on all sides, along with the size, shape and topography.
1. c. The variation, if granted, will not alter the essential character of the
locality.
RESPONSE: The proposed project will fit in with the neighborhood and
the commercial district to the south and the hospital to the north of the site.
It will be built as a Class A facility, which will be consistent with the other
properties in Oak Brook.
2. a.The particular physical surroundings, shape, or topographical
conditions of the specific property involved would bring a particular
hardship upon the owner as distinguished from,a mere inconvenience if
the strict letter of the regulation were to be carried out.
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 8 of 19 November 3, 2009
/T
Member Nimry questioned the reason for the canopy on the building.
Mr. Maturo responded that it is a glass and steel structure and the length is to
allow several cars to be under it to allow people to exit the cars.
Motion by Member Rush, seconded by Member Ziemer that the applicant had
addressed the required standards and to recommend approval of the proposed
variations to the setbacks as requested on the subject property as follows:
1. Section 13-10E-3 (front Yard) To Allow an approximate 15 foot
encroachment into the 100 foot front yard setback to accommodate a
building canopy.
2. Section 13-10E-3 (Rear Yard) Reduce the 40 foot rear yard setback to
approximately 20 feet along I-88.
3. Section 13-10E-3 (Side Yard) Reduce the side yard setback from 30 feet
to approximately 5 feet along the south property line that abuts the
Illinois Toll Authority.
4. The development will be in substantial conformance with the plans as
submitted.
5. Not withstanding the attached exhibits, including Sheet A202 on Page O
of the case file, the applicant shall meet all village ordinance
requirements at the time of building permit application except as
specially varied or waived.
ROLL CALL VOTE:
Ayes: 7 — Members Bulin, Cappetta, Nimry, Rush, Young, Ziemer and
Chairman Davis
Nays: 0 — None. Motion Carried.
VARIATIONS — PARKING - LOADING BERTH — LANDSCAPING
REQUIREMENTS
The applicant testified that two loading berths as required by ordinance were
not needed since it would be a used as a medical office building and requested a
variation to allow only one berth.
The applicant testified that the request to eliminate the parking lot landscape
island because it could not be located over the below ground parking structure.
The applicant testified that the request to eliminate the landscaping along the
VILLAGE OF OAK BROOK
Zoning Board of Appeals Minutes Page 10 of 19 November 3, 2009
VILLAGE OF OAK BROOK
Zoning Board of Appeals
STAFF REPORT
DATE: October 28, 2009
CASE NOS: 2009-013-ZO-VAR
DESCRIPTION: Variations Requested:
a.) Reduce front, side and rear yard setbacks;
b.) Permit additional parking in the front yard and reduce the parking
setback along the south property line;
c.) Reduce the number of required loading berths; and
d.) Reduce landscaping in the parking areas and the area along the
north property line.
PETITIONER: York Road Development Partners, LLC
ADDRESS: 1800, 1802 and 1806 York Road
EXISTING ZONING: R-3, Single-Family-Detached Residence District
ACREAGE: 2.368 acres or 103,209 square feet.
ZONING/USE OF SURROUNDING PROPERTY:
North: R-3, Single-Family Detached Residence District, CR District, I-88
and Illinois Toll Authority property.
South: 0-4 Office District, ORA-1 Office, Research, Assembly District, I-88
ramp to I-294 and the 2000 York Road office building.
East: R-3, Single-Family Detached Residence District, Woodside Estates
and Forest Glen Subdivisions.
West: R-3, Single-Family Detached Residence District, Tuscan Woods
Subdivision and I-88.
DISCUSSION: The applicant, York Road Development Partners LLC, the contract
purchaser of the three properties located at 1800, 1802 and 1806 York
Road has submitted a petition seeking approval of several variations
in order facilitate the construction of a medical office building.
Separate requests for a map amendment, text amendment and special
use have also been submitted by the applicant. The Staff Report on
those requests are on pages 9-9.b of the case file.
�b •
STAFF REPORT: YORK ROAD DEVELOPMENT PARTNERS-VARIATIONS
1800, 1802,AND 1806 YORK ROAD
CASE No. 2009-013-ZO-VAR
A summary of the requested variations are listed in the following:
a. Section 13-10E-3 (front yard) — Permit an encroachment of approximately 15
feet into the 100 foot front setback to accommodate a building canopy.
b. Section 13-10E-3 (rear yard) — Permit a 10 foot reduction in the required 40
foot setback along I-88.
c. Section 13-10E-3 (side yard) — Permit a reduction in the required 30 foot side
yard to 5 feet along the south property line which abuts Illinois Toll Authority
right-of-way.
d. Section 13-12-3.H.2 (parking) — Permit more than six parking spaces to be
located 30 feet from the east property line and 5 feet from the south property
line.
e. Section 13-12-7 (loading berths) — Reduce the number of required loading
berths from two to one that would be located along the south property line.
f. Section 13-12-4.0 (parking lot landscaping) — Reduce the requirement for
landscaped parking lot islands that are located above a structured parking
facility.
g. 13-12-4.B (landscaping) — Eliminate the required landscaping along the north
property line.
Please see the materials provided by the petitioner in the case file for a more detailed
description of this request and the rationale for seeking the requested variations.
Staff Comments:
• The applicant has prepared a detailed landscape plan for the property. A key
element of this plan is the landscaped berm to be located along the York Road
frontage.
• The applicant has met with representatives of the two residential subdivisions
(Woodside Estates and Forest Glen) located on the east side of York Road.
RESPONSIBILITIES OF HEARING BODY:
The Zoning Board of Appeals has the responsibility to make a recommendation on
requests for a variation. Please include in your consideration, your findings with
respect to the standards specified in the Zoning Ordinance for a variation. The
materials submitted by the applicant specifically address each of these standards.
2
STAFF REPORT: YORK ROAD DEVELOPMENT PARTNERS-VARIATIONS
1800, 1802,AND 1806 YORK ROAD
CASE No. 2009-013-ZO-VAR
CONCLUSION:
If the Zoning Board of Appeals is of the opinion that the applicant has satisfied the
requirements for each of the requested variations, a recommendation would be in
order to approve each of the requests subject to meeting the following conditions:
1. The development shall be in substantial conformance with the site plan and
landscape plan as submitted and approved.
2. Approval of the proposed map amendment, text amendment and special use in
order to the construct a medical office building.
3. Add the provision "Not withstanding the attached exhibits, the applicant shall
meet all Village Ordinance requirements at the time of building permit
application except as specifically varied or waived."
Respectfully Submitted,
7�
Robert L. Kallien Jr., AICP
Direct , of Community D lopment
3
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Village of Date: October 30, 2009
Oak Brook
1200 Oak Brook Road To: Zoning Board of Appeals
Oak Brook,IL 60523-2255
Website From: Robert L. Kallien Jr., Community Development Director
www.oak-brook.org
Administration Subject: York Road Development Partners—1800, 1802 and 1806 York Road—
630.368.5000 Medical Office Building — Map Amendment, Text Amendment and
FAX 630.368.5045
Special Use
Community
Development At its October 19, 2009 meeting, the Plan Commission completed its review and
630.368.5101 deliberations on the above listed requests from York Road Development Partners
FAX 630.368.5128
LLC, the contract purchaser of the three properties located at 1800, 1802 and 1806
Engineering York Road.
Department
630.368.5130 As a follow-up to the Plan Commission motion and recommendation for the Special
FAX 630.368.5128
Use request to construct a medical office building, please consider the inclusion of
Fire Department the following condition should your recommendation be for approval of the
630.368.5200 development proposed.
FAX 630.368.5250
Police Department Recommend that the 2006 International Building Code Section 3002.4, which
630.368.8700 requires the elevator car to "be of such a size and arrangement to accommodate a
FAX 630.368.8739 24-inch by 84-inch ambulance stretcher in the horizontal, open position..."
Public Works should be made a condition for this project.
Department
630.368.5270
FAX 630.368.5295
Oak Brook
Public Library
600 Oak Brook Road
Oak Brook,IL 60523-2200
630.368.7700
FAX 630.368.7704
Oak Brook Sports Core
Bath&Tennis Club
700 Oak Brook Road
Oak Brook,IL 60523-4600
630.368.6420
FAX 630.368.6439
Golf Club
2606 York Road
Oak Brook,IL 60523-4602
630.368.6400
FAX 630.368.6419
• •
Gt 01
LAK
o
A October 29, 2009
o y
G O
q�F Village President Craig, Board of Trustees and Zoning Board of Appeals
OOUN14 Village of Oak Brook
Village of 1200 Oak Brook Road
Oak Brook Oak Brook, IL 60523
1200 Oak Brook Road
Oak Brook,1L Brook
Rad SUBJECT: York Road Development Partners—1800, 1802 and 1806 York Road—
Website Map Amendment—Text Amendment— Special Use—To Construct a
www.oak-brook.org Medical Office Building
Administration
630.368.5000 Dear President Craig, Board of Trustees and Zoning Board of Appeals:
FAX 630.368.5045
Community Background
Development At its meeting on October 19, 2009, the Plan Commission completed its review and
630.368.5101 deliberations on several petitions from York Road Development Partners LLC, the
FAX 630.368.5128 contract purchaser of the three properties located at 1800, 1802 and 1806 York Road
Engineering seeking approval of a map amendment, text amendment and special use in order
Department facilitate the construction of a medical office building.
630.368.5130
FAX 630.368.5128 At the present time, two of the parcels (1800 and 1802 York) contain small single-
Fire Department family homes. The third parcel (1806 York) was occupied by a single-family home that
630.368.5200 had been demolished for some time.
FAX 630.368.5250
The project consists of a three-story, approximately 74,000 square foot medical office
Police Department building with both at rade and below rade structured parking facilities for 369
630.368.8700 g g g p g
FAX 630.368.8739 vehicles (361 standard spaces and 8 handicap accessible spaces). This meets the Zoning
Ordinance standard of 5 parking spaces for medical office use.
Public Works
Department
630.368.5270 A key element of this project is a modification of the existing traffic signal on York
FAX 630.368.5295 Road to provide access (see attached plan). A redesigned traffic signal will not only
benefit this project, but also improve access into and out of the adjacent Forest Glen and
Oak Brook Woodside Estates subdivisions.
Public Library
Each of the applicant's requests is summarized in the following:
600 Oak Brook Road
Oak Brook,IL 60523-2200
630.368.7700 Map Amendment — The properties are presently zoned R-3 Single-Family Detached
FAX 630.368.7704 Residence District. The applicant is seeking a map amendment to the 0-4 Office
District. The 0-4 District is located to the south of the property on both the east and
Oak Brook Sports Core west sides of York Road.
Bath& Brook Text pp s requesting
Club
Brook
700 Oak Tt Amendment — The applicant isa text amendment to add "medical
Oak Brook,IL 60523-4600 offices" to the list of special uses in the 0-4 district. At the present time, medical
630.368.6420 offices are allowed as a permitted use in the B-2, B-3 and ORA-2 Districts, and as a
FAX 630.368.6439
special use in the ORA-1 District.
Golf Club
2606 York Road Special Use — Based on the previous requests, the applicant is seeking a special use to
Oak Brook,IL 60523-4602 actually construct an approximately 74,000 square foot medical office at this location.
630.368.6400
FAX 630.368.6419
/6
October 29, 2009
President Craig, Board of Trustees and Zoning Board of Appeals
RE: York Road Properties— 1800, 1802 and 1806 York Road—Medical Office Building—Map
Amendment, Text Amendment and Special Use
Page 2
Public Comment
All interested parties were notified of the public meeting. Several residents from
adjacent residential areas (Forest Glen and Woodside Estates) raised a number is issues
regarding the project and supported the requests.
Recommendation
By a vote of 7 to 0 the Plan Commission recommended approval of the following:
• Map amendment to rezone the property from R-3 to 0-4.
• Text amendment to permit"medical offices" as a special use in the 0-4 District.
• Special use to permit the construction of a medical office on the subject property
in substantial conformance with the site plan and updated landscape plan as
submitted in the case file.
1. Prior to the issuance of a building permit for the medical office, the
applicant shall consolidate the three existing parcels into a single parcel.
2. The medical office will not contain a surgical center.
In making these recommendations, the Plan Commission found that the required
standards for the requests were consistent with the surrounding land uses and would
protect the public health, safety and welfare of the area.
Very truly yours
NOTE: Chairwoman Tropinski has reviewed and verbally approved the
content of this letter pending her signature. The signed original will be placed
in the official file upon receipt.
Marcia Tropinski
Chairwoman
Plan Commission
PCChairletter-York Road Properties.doc
/G t�.
MINUTES OF THE OCTOBER 19, 2009 REGULAR
DiMFTMEETING OF THE PLAN OF
VILLAGE OF OAK BR OKOMMISSION APPROVED ORTAS
AMENDED ON , 2009
1. CALL TO ORDER: CALL TO ORDER
The Regular Meeting of the Plan Commission was called to order by Chairwoman
Payovich in the Samuel E. Dean Board Room of the Butler Government Center at
7:32 p.m.
2. ROLL CALL: ROLL CALL
Gail Polanek called the roll with the following persons
PRESENT: Chairwoman, Barbara Payovich, Members Richard Knitter, Gopal
Lalmalani, Mintu Sharma, Vivek Singhal and Marcia Tropinski
ABSENT: Member Raju Iyer
IN ATTENDANCE: Robert Kallien Jr., Director of Community Development and
Michael Hullihan, Village Engineer/Public Works Director
3. APPROVAL OF MINUTES: MINUTES
REGULAR MEETING OF THE PLAN COMMISSION OF JULY 20, 2009
Motion by Member Lalmalani, seconded by Member Knitter to approve the minutes
of the July 20, 2009 Regular Plan Commission meeting as written. VOICE VOTE:
Motion Carried.
REGULAR MEETING OF THE PLAN COMMISSION OF AUGUST 17 2009
Motion by Member Lalmalani, seconded by Member Knitter to approve the minutes
of the August 17, 2009 Regular Plan Commission meeting as written. VOICE
VOTE: Motion Carried.
REGULAR MEETING OF THE PLAN COMMISSION OF SEPTEMBER 21
2009
Motion by Member Knitter, seconded by Member Lalmalani to approve the minutes
of the September 21, 2009 Regular Plan Commission meeting as amended. VOICE
VOTE: Motion Carried.
C4.) UNFINISHED BUSINESS UNFINISHED
BUSINESS
0A.
YORK ROAD DEVELOPMENT PARTNERS LLC — 1800, 1802, and 1806 YORK ROAD
DEVEL.- 1800,
YORK ROAD — MAP AMENDMENT TO REZONED THE PROPERTY 1802, 1806 YORK
RD — MAP an d
VILLAGE OF OAK BROOK
Regular Plan Commission Minutes Page 1 of 10 October 19, 2009
FROM R-3 to 0-4• TEXT AMENDMENT TO ADD "MEDICAL OFFICES" TEXT
AMENDMENT
IN THE 0-4 DISTRICT; AND SPECIAL USE — TO ALLOW THE SPECIAL USE -
CONSTRUCTION OF A MEDICAL OFFICE ON THE PROPERTY MEDICAL
OFFICE BLDG
Director of Community Development Kallien briefly reviewed the status of the
request.
Mark Maturo — Proteus Group, Project Architect, provided an overhead display of
project and reviewed the following:
■ The Structure will be a 3-story glass and masonry building.
■ Access will be through the frontage road.
■ Two levels of underground parking and surface parking.
■ A new section of berming (reviewed below)
Craig Farnsworth — Hitchcock Design Group, Landscape Architect reviewed the
landscape plan depicting a cross section of the building, including the 4-foot high
earth berm and York Road. (The four feet was measured from the parking lot
grade.) There will be a mixture of shade trees and deciduous shrubs so that people
from across the street from York Road or the bike path would not see the front of
cars just the building above the berm.
Mike Rechtorik—V3 Companies, Project Traffic Engineer provided an overview of
the area. York Road currently has two lanes in each direction adjacent to the site.
The site is surrounded by I-88 and Roosevelt Road to the north. There are two
frontage roads (Timber Edge Drive and Harger Road) to the west of York Road,
which provides access to the local area. He noted that the Village has a future
improvement plan to widen York Road from I-88 north to Roosevelt Road, however
a timeline for funding has not been yet identified and it is a long-term improvement.
Their study focused on the traffic impact as it relates to this project as well as
developing an interim improvement for York Road. The updated traffic study had
been submitted to staff for review and included trip generation and future
anticipated traffic improvements. A York Road concept plan was worked on with
Irgens, V3, Village staff and the Village's consultant and worked together to figure
out the best interim solution to accommodate everyone's needs and include
northbound and southbound exclusive turn lanes. With some timing modifications
what has been proposed would be a good interim solution.
Harry Peters, 808 Wildwood Court, and President of the Forest Glen Homeowner's
Association. As a 20-year resident, with relatives that still cannot figure out the jug
handle intersection at Forest Glen, he thinks the proposed turn lanes would be an
outstanding improvement. He worked closely with the Village on the Commercial
Areas Revitalization Plan, the Beautification Committee, and the North York Road
Improvement Project. The applicant involved him and the subdivision in the plans
and he applauded Village Staff and those entities that are interested in doing
VILLAGE OF OAK BROOK
Regular Plan Commission Minutes Page 2 of 10 October 19, 2009
15-CL
development work along York Road and for sharing their plans. Last spring, Irgens
came to Bob Kallien, who put them in touch with the Forest Glen and Woodside
Estate subdivisions. The developer attended two of the homeowner subdivision
meetings and explained what they wanted to do and listened to all of the feedback.
It is a good use of the land and cannot imagine anyone who would want to put a
home on the property. The highest and best use has been proposed, and their
homeowner association board discussed it and is in agreement to support the project
as they know it. They believe it will be good for them and for Oak Brook.
William Woodward said that he represented his in-laws who live at 606 Lakewood
Court. He thanked everyone for their efforts and said that the plans look promising.
He questioned whether there would be signage added for traffic control.
Mr. Rechtorik responded that appropriate signage would be added. The jug handle
would serve dual purpose for people making a u-turn and those wishing to access
the Irgen's site.
Mr. Woodward questioned the distance between the bump out and the jug handle.
Mr. Rechtorik said it would be approximately 75 feet.
Director of Community Development Kallien commented that the issue of
landscaping had been provided in the plan submitted. Through discussion with the
Village consultant during the Commercial Areas Revitalization plan, the proposed
use on this property makes sense, in light of the development south and north of the
property. Also, a negative situation that currently exists on York Road is being
addressed.
Member Sharma questioned the timing of the improvements on York Road with the
construction of the building.
Director of Community Development Kallien responded that the long term plans for
York Road is extremely expensive. This project dwarfs the cost of the current cost
of the I-88 bridge over 22nd Street. It would take many years to secure the necessary
funding, if ever, and it may need to be done piecemeal. The developer is committed
to making the improvements shown.
Village Engineer/Director of Public Works Hullihan said that the important thing
with the proposed improvements is that they would not impact any future plans for
the project area north on York Road, which means that the design would not need to
be changed, should it go forward in the future.
Mr. Oldenburg noted that they started discussions on a development agreement with
the Village, which would memorialize not only the overall scope of the concept plan
improvements, but the cost, cost sharing and schedule. That document would
VILLAGE OF OAK BROOK
Regular Plan Commission Minutes Page 3 of 10 October 19, 2009
memorialize all of the terms associated with the York Road improvements.
Director of Community Development Kallien added the agreement would be
between the developers and the Village Board.
Member Knitter questioned that the developer would be covering 100 percent of the
costs for the left hand turn lanes and whether any land would be taken to provide for
the improvements.
Mr. Oldenburg responded that they did not know for sure, but they have expressed a
desire and interest to pay for a significant portion of those costs. The interim
improvements are an expensive venture and would ultimately require Village Board
approval. They are proposing to widen both sides of York Road; however, all of
that land is currently in the right of way.
Member Knitter questioned the changes on the elevation drawings.
Mr. Maturo responded that there was not a change; just more detail had been
provided showing the elevation.
Village Engineer/Director of Public Works Hullihan responded that staff had
requested a cross-section, which depicted and focused on the berm adjacent to York
Road in order to show the screening for the vehicles in the parking lot.
Mr. Oldenburg stressed that it was a concept plan and as they go further into the
process, certain elements of the building may be subject to change, depending upon
additional comments.
Member Lalmalani questioned the number of physician offices and whether
Elmhurst Hospital had a financial interest in the building.
Mr. Oldenburg responded that the number of offices would be determined by the
size of the office space desired by each physician. The proposed building has no
affiliation with any of the area hospitals and it was not anticipated at this time that
any hospital would be leasing space within the building.
Mr. Woodward questioned whether the improvements on York Road would be
permanent, regardless of the planned future improvements to York Road.
Mr. Oldenburg responded that most of the physical improvements to York Road are
anticipated to be permanent.
Member Knitter confirmed for the record that he viewed, in its entirety, the video of
the previous hearing on July 20, 2009, regarding the York Road Development
Partners, LLC request.
VILLAGE OF OAK BROOK
Regular Plan Commission Minutes Page 4 of 10 October 19, 2009
A5
Motion by Member Knitter, seconded by Member Lalmalani to recommend
approval of a map amendment to rezone the properties located at 1800, 1802 and
1806 York Road from R-3 to the 0-4 District as requested. ROLL CALL VOTE:
Ayes: 6 — Members Knitter, Lalmalani, Sharma, Singhal, Tropinski and
Chairwoman Payovich
Absent:l — Member Iyer.
Nays: 0 — Motion Carried.
Motion by Member Knitter, seconded by Member Singhal to recommend approval
of a text amendment to Section 13-10-E2 of the Zoning Ordinance to include
"medical offices" as a special use as requested. ROLL CALL VOTE:
Ayes: 6 — Members Knitter, Lalmalani, Sharma, Singhal, Tropinski and
Chairwoman Payovich
Absent:l — Member Iyer.
Nays: 0 — Motion Carried.
Motion by Member Knitter, seconded by Member Lalmalani to recommend
approval of a special use to allow the construction of a medical office building to be
located on the property known as 1800, 1802 and 1806 York Road subject to the
following:
1. The issuance of a building permit to construct the office building is subject
to the approval of a final plat to consolidate the parcels.
2. The medical office building will not contain a surgical center.
ROLL CALL VOTE:
Ayes: 6 — Members Knitter, Lalmalani, Sharma, Singhal, Tropinski and
Chairwoman Payovich
Absent:l — Member Iyer
Nays: 0 — Motion Carried.
Chairwoman Payovich called for a five-minute recess.
4. B. NAI HIFFMAN -
NAI HIFFMAN ON BEHALF OF OAK BROOK PROMENADE. LLC — OAK BROOK
TEXT AMENDMENT B DISTRICTS — TO AMEND SECTION 13-7-313 OF PROMENADE,
TEXT AMEND -
THE ZONING ORDINANCE TO INCLUDE: "FARMERS MARKETS" B DISTRICTS -
"FARMERS
MARKETS"
John Brechin, Attorney for the applicant NAI Hiffman on behalf of the Oak Brook
Promenade, LLC, responded to the issues raised at the last meeting and to the
comments made by staff comments on page 10 of the case file as follows (comments
are bulleted):
• Using the entire parking area east of the out-building will make the use
of that building very difficult. Access is denied to the adjacent parking
VILLAGE OF OAK BROOK
Regular Plan Commission Minutes Page 5 of 10 October 19, 2009
GE OF 04k •
P ego
A A
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DUNTV
Village of Date: October 13, 2009
Oak Brook
1200 Oak Brook Road To: Plan Commission
Oak Brook,IL 60523-2255
Website From: Robert L. Kallien Jr., Community Development Director
www.oak-brook.org
Administration Subject: York Road Development Partners—1800, 1802 and 1806 York Road—
630.368.5000 Medical Office Building—Additional Information
FAX 630.368.5045
Community At the July 2009 meeting, the Plan Commission initiated its review and deliberations
Development on a request from York Road Development Partners LLC, the contract purchaser of
630.368.5101 the three properties located at 1800, 1802 and 1806 York Road seeking approval of a
FAX 630.368.5128
map amendment, text amendment and special use in order facilitate the construction
Engineering of a medical office building. Several variations are also required and will be
Department addressed as a separate request before the ZBA.
630.368.5130
FAX 630.368.5128
The project is to construct a three-story, approximately 74,000 square foot medical
Fire Department office building with both at grade and structured parking facilities for 369 vehicles
630.368.5200 (361 standard spaces and 8 handicapped accessible spaces).
FAX 630.368.5250
Police Department As a follow-up to the discussion at the July meeting, the applicant was requested to
630.368.8700 provide additional information and details relative to the project(see the following):
FAX 630.368.8739
Public Works 1. Traffic impact—The applicant has provided an updated traffic study.
Department
630.368.5270 Staff Comments — Mike Hullihan, Village Engineer/Public Works Director
FAX 630.368.5295 for the Village of Oak Brook is prepared to answer any traffic questions.
Oak Brook 2. Landscaping— The applicant has provided additional details on the proposed
Public Library landscaping along York Road.
600 Oak Brook Road
Oak Brook,IL 60523-2200 Staff Comments—the proposed berm and landscaping appear to be sufficient
630.368.7700 to provide screening for the cars parked in the parking lot. The Village's
FAX 630.368.7704 requirement for screening of parking spaces along a street is as follows:
Oak Brook Sports Core "permanent screening at least four (4) feet high. This screening may consist
of a planted earth berm, densely planted shrubs or trees, or a combination of
Bath&Tennis Club both."
700 Oak Brook Road
Oak Brook,IL 60523-4600 3. Lighting — The applicant has provided additional information regarding the
630.368.6420
FAX 630.368.6439 impact of lighting on the adjacent properties.
Golf Club Staff comments — Staff is proposing that a condition be added that requires a
2606 York Road maximum level of lighting originating from this project be limited to no more
Oak Brook,IL 60523-4602
630.3668.6400 an ( ) property th .5 foot-candles as measured at theline.
FAX 630.368.6419
13.
October 13, 2009
Plan Commission
RE: York Road Development Partners—Medical Office
Page 2
4. Noise and air pollution— There is no evidence provided that this project will
have a negative affect on adjacent properties relative to increased levels of
noise and air pollution.
Staff comments — Because the proposed medical office building is proposed
to be located along I-88, its location may act as a buffer from the noise that
originates from I-88.
5. Economic Impact
Staff Comments—Use is consistent with the other non-residential office uses
located to the south, along I-88 and to the north with the construction of the
new Elmhurst Hospital campus.
6. Roadway Improvements/Access to property - The applicant has provided
additional details on the proposed roadway and access improvements.
Staff Comments — The planned improvements are adequate to serve the
projected traffic and turning movements from the medical office project. In
addition, the design of the improvements will be a significant upgrade over
the current intersection/jug-handle design. It is anticipated that these new
improvements will be constructed within the current York Road right-of-way
as well as within easements that will be granted on a portion of the northern
triangular tract of land. Mike Hullihan, Public Works Director for the
Village of Oak Brook is prepared to answer questions relative to the design of
the planned improvements.
Follow-up-PC-Irgens-York Road Properties-Oct 2009.doc
1
IRGENS
DEVELOPMEN'TPARTNE.RS,11C Milwaukee Chicago Phoeni.�
October 12,2009
Mr.Robert Kallien
Village of Oak brook
1200 Oak Brook Road
Oak Brook,IL 60523
RE: Response to Plan Commission Concerns
Dear Mr.Kallien,
At the July 201h Plan Commission meeting,there were several issues and questions raised by the
board and the residents regarding the proposed project. In response:
Trac:
Issue: The traffic study provided in the application did not address current traffic
conditions.
Response: A formal traffic impact study was prepared by V3 Companies on September 3,
2009. The study examines current traffic conditions as well as projected future
traffic generation due to development of a medical office building. The study
makes recommendations for improvements to York Road and the existing
intersection to safely accommodate the traffic projected to be generated by the
development A copy of the study has been provided for your reference.
York Road Improvements:
Issue: Plan commission requested a specific plan for improvements to the intersection
and York Road.
Response: V3 Companies has prepared a concept plan for the York Road improvements.
The plan includes widening York Road to include left turn lanes for
northbound and southbound traffic. Due to the high number of"u-turners"
identified in the traffic study,the"jug handle"concept was kept in place to
deter vehicles from turning around in the adjacent neighborhood. However,
the jug handle was extended further to the west to provide adequate storage
space. The plan was reviewed and approved by the village and CivilTech.
Landscaping:
Issue: Detailed information was requested on overall landscaping,including planting
types,sizes,berm dimensions,etc.
Response: The berm along the east property line that will screen the development from
York Road is approximately 4 feet in height. The plantings along the beim are
planned to be a mixture of shade,ornamental and evergreen trees along with
2610 Lake Cook Road I Suite 150 1 Riverwoods,IL 60015 1 tele 847.444.0400 1 fax 847.444.0740 1 toll-free 866.445.0701 1 www.irgenslic.com
1
some smaller deciduous shrubs. The heights of the trees at the initial planting
stage are approximately 6 to 8 feet Hitchcock Design Group will be present at
the October meeting to specifically address any questions regarding landscaping.
Parking Lot Lighting:
Issue: A resident from the adjacent neighborhood were concerned about glare from
the parking lot lights.
Response: To reduce glare,the parking lot lights will have shorter poles and will be
shielded so the light shines straight down. All parking lot lights will conform to
the village code. Lights will either be dimmed or turned off completely at a set
time at night
If you have any questions,please contact me at(847)444-0400.
Regards,
IRGENS DEVELOPMENT PARTNERS,LLC
Robert A.Oldenburg
Development Director
2610 Lake Cook Road I Suite 150 1 Riverwoods,IL 60015 1 to.le 847.444.0400 1 fax 847.444.0740 toll-free 866.443.0701 www.irgensllc.com
7
September 16,2009
Mr.Robert Kallien
Village of Oak Brook
1200 Oak Brook Road
Oak Brook,IL 60523
Dear Mr. Kallien:
York Road Development Partners,LLC ("Applicant")is tentatively scheduled for the Plan Commission
meeting on September 21, 2009. The Applicant formally requests to be deferred to the October Plan
Commission meeting to allow the Applicant to adequately provide supplemental information pertaining to
the issues of traffic and roadway improvements. If you have any questions,I can be reached directly at (847)
444-0672.
Sincerely,
IRGENS DEVELOPMENT PARTNERS,LLC
Robert A. Oldenburg
Development Director
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43 ' ihe`'nsi6n
�'wFM >[celfrn e
AN
September 14, 2009
Robert Oldenburg
Irgens Development Partners, LLC
2610 Lake Cook Road, Ste 150
Riverwoods, Illinois 60015
Re: Oak Brook Medical Office Building — Parcel Title Search (North Triangular Parcel)
Dear Robert:
We were unsuccessful in finding title to the land through the County Recorder's website and over
the phone through their research department using the old permanent index number (06-24-107-
001) and tax map you provided us.
The legal description of tract 29 that you also provided us with the old tax map appears to describe
said triangular area in question. I traced the legal description of tract 29 on the most current tax
parcel map which now shows this triangular area as property probably owned by the Tollway or
Municipality because a.permanent index number no longer exists for said parcel.
Sincerely,
V3 COMPANIES
a . �)
sa;
Charles W. Bartosz
Survey Project Manager, P.L.S.
V3 COMPANIES • 7325 1ANES AVENUE,WOODRIDGE,IL 60517 - PFI.530.724.9200 • FX:630.724.9202 a V3CO.COM
CHICAGO • DENVER PHOENIX
go
IRGENS
DEVELOPMENT PARTNERS.LLC N ilwaukee Chicago I Phoenix
Via Email
August 17,2009
Mr.Robert Kallien
Village of Oak Brook
1200 Oak Brook Road
Oak Brook,IL 60523
Dear Mr. Kallien:
York Road Development Partners,LLC("Applicant')is tentatively scheduled for the Plan Commission
meeting on August 17,2009. The Applicant formally requests to be deferred to the September Plan
Commission meeting to allow the Applicant to adequately provide supplemental information pertaining to
the issues of traffic and roadway improvements. If you have any questions,I can be reached directly at(847)
444-0672.
Sincerely,
IRGENS DEVELOPMENT PARTNERS,LLC
Robert A. Oldenburg
Development Director
2610 Lake Cook Road I Suite 150 1 Riverwoods,IL 60015 1 tele 847.444.0400 fax 847.444.0740 toll-free 866.443.0 701 u\iw.irgensrlc.com
• i
IRGENS OAK BROOK
MEDICAL OFFICE BUILDING
YORK ROAD & WOOD GLEN LANE
OAK BROOK, ILLINOIS
DUPAGE COUNTY
% ,
d q�.
X
TRAFFIC IMPACT STUDY (DRAFT)
PREPARED FOR:
Irgens Heath Care Facilities Group
2610 Lake Cook Road, Suite 150
Riverwoods, Illinois 60015
PREPARED BY:
IV
V3 Companies
7325 Janes Avenue
Woodridge, Illinois 60517
V3 Project No. 09024
Contact: Michael J. Rechtorik, P.E., PTOE
September 3, 2009
•
TRAFFIC IMPACT STUDY- DRAFT IRGENS MEDICAL OFFICE BUILDING-OAK BROOK
TABLE OF CONTENTS
I. INTRODUCTION........................................................................................................1
II. PROJECT CONDITIONS...........................................................................................4
Land Use
Roadway System
Public Transportation
Traffic Volumes
Proposed Development
III. TRAFFIC FORECASTS.............................................................................................9
Site Generated Traffic Volumes
Background Traffic Volumes
Future Traffic Volumes
IV. TRAFFIC ANALYSIS ...............................................................................................14
Capacity Analysis
V. CONCLUSIONS AND RECOMMENDATIONS ........................................................17
TABLES
TABLE1 TRIP GENERATION..........................................................................................9
TABLE 2 CAPACITY ANALYSIS-WEEKDAY PEAK HOUR........................................15
i
V13r
TRAFFIC IMPACT STUDY- DRAFT IRGENS MEDICAL OFFICE BUILDING-OAK BROOK
TABLE OF CONTENTS (CONT.)
FIGURES
FIGURE1 SITE LOCATION MAP............................................................................................2
FIGURE 2 PROPOSED SITE LAYOUT...................................................................................3
FIGURE3 LAND USES............................................................................................................ 5
FIGURE 4 EXISTING LANE CONFIGURATIONS..................................................................6
FIGURE 5 EXISTING TRAFFIC VOLUMES............................................................................8
FIGURE 6 SITE GERNERATED TRAFFIC VOLUMES........................................................ 10
FIGURE 7 BACKGROUND VOLUMES ................................................................................ 12
FIGURE 8 FUTURE TRAFFIC VOLUMES............................................................................ 13
FIGURE 9 FUTURE LANE CONFIGURATIONS.................................................................. 16
APPENDICES
APPENDIX A EXISTING TRAFFIC VOLUMES
APPENDIX B CAPACITY ANALYSIS WORKSHEETS
APPENDIX C YORK ROAD INTERIM IMPROVEMENT PLAN
ii vjr
TRAFFIC IMPACT STUDY- DRAFT IRGENS MEDICAL OFFICE BUILDING-OAK BROOK
I. INTRODUCTION
Irgens Development Partners, LLC is planning to develop a site located on the west side of York
Road, between the Ronald Regan Memorial Tollway (1-88) and the Tri-State Tollway (1-294)to 1-88
ramps in the Village of Oak Brook. A site location map is included as Figure 1. The project site is
approximately 2.4 acres and the development will consist of a medical office building with
approximately 73,800 square feet gross floor area. The conceptual site plan is provided in Figure
2. Traffic estimates were determined for the year 2016, which is five years beyond the expected
date of project completion.
Access to the project site from the east and south will be provided at the intersection of York Road
and Wood Glen Lane. Access from the north will be provided by the existing "jug handle" road to
the west of York Road. Currently, this road is utilized by southbound vehicles wanting to access
the Forest Glen and Woodside residential neighborhoods or who want to make a left-turn
(considered a U-turn) and travel north. The intersection of York Road and Wood Glen Lane
provides the only access into these neighborhoods. Modifications to the "jug handle" road are
proposed with this project to accommodate the site and the anticipated traffic impacts. There is
currently no exclusive north or south left-turn lanes provided on York Road at Wood Glen Lane.
Left-turns from York Road are prohibited and are marked with regulatory signs.
The Village of Oak Brook has a future improvement plan along York Road that includes widening
York Road to a five-lane section from the 1-294 to 1-88 ramps to Roosevelt Road and modifying the
Roosevelt Road/York Road interchange. This plan includes adding exclusive north and south left-
turn lanes at the intersection of York Road and Wood Glen Lane. In addition, the "jug handle"
road will be removed at this intersection. The Village has not identified a timeline or funding
source for these improvements. Therefore, the Village has developed an interim improvement
plan along York Road that will provide exclusive north and south left-turn lanes at the intersection
of York Road and Wood Glen Lane and maintain the existing "jug handle" road to provide access
to the project site and allow the southbound vehicles to continue making left-turns to travel north.
These improvements are referred as the York Road interim improvements throughout the report.
The purpose of this report is to evaluate the anticipated traffic impacts from the proposed project
at the intersection of York Road and Wood Glen Lane. This report includes a description of
existing conditions, data collection and analysis, evaluation of data, and conclusions and
recommendations.
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TRAFFIC IMPACT STUDY- DRAFT IRGENS MEDICAL OFFICE BUILDING -OAK BROOK
II. PROJECT CONDITIONS
Land Use
A variety of land uses exist near the site which include residential, forest preserve, and office
buildings. Currently the project site is occupied by two single-family homes and one vacant land
parcel. The Forest Glen and Woodside subdivisions are located on the east side of York Road.
The land uses and locations are presented in Figure 3.
Roadway System
The characteristics of the roadways in the vicinity of the site are presented below. The existing
lane configurations at the intersection of York Road and Wood Glen Lane are illustrated in Figure
4.
York Road is a north-south roadway with two lanes in each direction and a raised concrete median
in the vicinity of the site. It is under the jurisdiction of the Village of Oak Brook and parking is not
permitted along the street. The posted speed limit is 45 miles per hour north of Wood Glen Lane
and 40 miles per hour south of Wood Glen Lane. Adjacent to the site, York Road intersects with
Wood Glen Lane which is under traffic signal control. As stated earlier, this intersection does not
have exclusive left-turn lanes provided in either the northbound or southbound direction. Left-
turns from York Road are prohibited and are marked by signs. York Road currently has a
north/south bike path on the west side of the road.
North of the project site, York Road intersects with Harger Road providing access to a forest
preserve, a park, office buildings and a residential area. In addition, the Oak Brook Shopping Mall
can be accessed by Harger Road. This intersection is unsignalized and Harger Road only has
right-in/right-out (RIRO) access onto York Road. Due to this condition, vehicles traveling
eastbound on Harger Road wanting to travel north must make a right-turn onto York Road, travel
south, access the "jug handle" road at Wood Glen Lane, and make a left (considered a U-turn) to
then travel north.
Wood Glen Lane is east-west roadway with one lane in each direction. It is under the jurisdiction
of the Village of Oak Brook and parking is not permitted along this section of the street. The
posted speed limit is 25 miles per hour. Wood Glen Lane provides the sole access point to the
Forest Glen and Woodside neighborhoods. At its intersection with York Road, the westbound
approach has an exclusive left-turn lane and a shared through/right-turn lane. There is a 10 foot
wide landscaped median barrier separating the eastbound and westbound lanes on the east leg of
the intersection.
Public Transportation
Pace Suburban Bus currently has bus route 332 running northbound and southbound along York
Road providing access to Oak Book Center, Bensenville Metra station, Rosemont CTA Blue Line
Station and surrounding areas.
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TRAFFIC IMPACT STUDY- DRAFT IRGENS MEDICAL OFFICE BUILDING-OAK BROOK
Traffic Volumes
To assist in the evaluation of the traffic impacts on the roadway system resulting from the
proposed development, existing intersection traffic volumes were collected during the times and
dates listed below:
• York Road and Wood Glen Lane
Thursday (07/23/2009)—7:00 a.m. to 9:00 a.m.
Thursday (07/23/2009)—4:00 p.m. to 6:00 p.m.
The weekday a.m. and p.m. peak hours occurred between 8:00 a.m. — 9:00 a.m. and 4:30 p.m. —
5:30 p.m., respectively. Pedestrian and bicycle movements at the intersection were minimal
during those times.
The traffic volumes at the intersection of York Road and Wood Glen Lane are summarized in
fifteen minute increments and are provided in Appendix A. Additionally, the traffic volumes using
the "jug handle" road were recorded and shown as eastbound left, through and right turn
movements in Appendix A. The existing peak hour traffic volumes are illustrated in Figure 5.
Proposed Development
Land Use Development
In the immediate vicinity of the site,there are no other known proposed land development projects.
Roadway Improvements
As previously stated, the Village of Oak Brook has a future improvement plan along York Road
that includes widening York Road to a five-lane section from the 1-294 to 1-88 ramps to Roosevelt
Road and modifying the Roosevelt Road/York Road interchange. This plan includes adding
exclusive north and south left-turn lanes at the intersection of York Road and Wood Glen Lane
and removing the "jug handle" road. Also included in the future improvement plan is a full access
signalized intersection at Harger Road and the removal of the loop ramps (replaced by an urban
diamond interchange controlled by traffic signals) at the York Road and Roosevelt Road
interchange. At this time, the Village has not identified a timeline or funding source of the
improvements.
7
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IRGENS
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MEDICAL OFFICE
EXISTING TRAFFIC 8
BUILDING VOLUMES
116
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TRAFFIC IMPACT STUDY-DRAFT IRGENS MEDICAL OFFICE BUILDING—OAK BROOK
III. TRAFFIC FORECASTS
Site Generated Traffic Volumes
Trip Generation
As stated earlier, the proposed project will consist of a medical office building with approximately
73,800 square feet gross floor area. Project traffic for the site was estimated using the Institute of
Transportation Engineers (ITE) Trip Generation, 8th Edition. The following category was used to
determine project traffic:
Medical-Dental Office Building (720) — A medical-dental office building is a facility that
provides diagnoses and outpatient care on a routine basis but is unable to provide a
prolonged in-house medical and surgical care. One or more private physicians or dentists
generally operate this type of facility.
Provided in Table 1 is the trip generation data. To provide a conservative approach to the traffic
analysis, intermodal transportation reductions (such as buses and bicycles) were not assumed in
the analysis despite the close proximity of the bus stop and bicycle path. All of these reduction
factors could reduce traffic by approximately 10%-20%.
TABLE 1
TRIP GENERATION
AM Peak Hour PM Peak Hour
Land Use Size Enter Exit Enter Exit
Medical-Dental Office Building 73,800 sf 134 36 69 186
TOTAL EXTERNAL TRIPS 134 36 69 186
Trip Distribution and Assignment
The direction from which traffic will approach and depart a site is a function of numerous variables,
including location of residences, location of employment centers, location of commercial/retail
centers, available roadway systems, location and number of access points, and levels of
congestion on the adjacent road systems.
The directional distribution of project traffic was based on existing travel patterns in the area and
the locations of existing residential areas as well as major roadways, expressways and
interchanges. The directional distribution and assignment of project traffic is illustrated in Figure 6.
9
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TRAFFIC IMPACT STUDY-DRAFT IRGENS MEDICAL OFFICE BUILDING-OAK BROOK
Background Traffic Volumes
Background traffic volumes were estimated for the year 2016, five years beyond the expected
date of project completion. These volumes account for future growth along the surrounding
roadways. A growth rate of 1.0% per year was applied to the existing traffic at the York Road and
Wood Glen intersection. The 1.0% per year growth rate has taken into consideration that Oak
Brook and nearby Elmhurst are both established communities with minimal anticipated future
growth in the area. The background traffic volumes are illustrated in Figure 7.
Future Traffic Volumes
To obtain future year 2016 traffic volumes, the site generated traffic volumes were added to the
background traffic volumes. Figure 8 depicts the future traffic volumes for the year 2016.
The future traffic volumes utilized the York Road interim improvements at the intersection of York
Road and Wood Glen Lane which includes exclusive north and south left-turn lanes. Therefore,
the traffic entering the Forest Glen and Woodside neighborhoods was shifted from an eastbound
through movement to a southbound left-turn movement. Under the York Road interim
improvements, traffic entering the neighborhoods would no longer need to use the "jug handle"
road.
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BUILDING VOLUMES
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TRAFFIC IMPACT STUDY- DRAFT IRGENS MEDICAL OFFICE BUILDING—OAK BROOK
IV. TRAFFIC ANALYSIS
Capacity Analysis
The operation of a facility is based on level of service (LOS) calculations using analytical methods
defined in the Transportation Research Board's Highway Capacity Manual, 2000 Edition. The
concept of LOS is defined as a qualitative measure describing operational conditions within a
traffic stream and the perception of motorists. There are six LOS letter designations, from A to F,
with LOS A representing the best operating conditions and LOS F the worst. In general, the
various LOS are defined as follows:
• LOS A represents free flow. Individual users are virtually unaffected by the presence of
others in the traffic stream. Freedom to select desired speeds and to maneuver within the
traffic stream is extremely high. The general level of comfort and convenience provided to
the motorist, passenger, or pedestrian is excellent.
• LOS B is in the range of stable flow, but the presence of other users in the traffic stream
begins to be noticeable. Freedom to select desired speed is relatively unaffected, but
there is a slight decline in the freedom to maneuver within the traffic stream from LOS A.
The level of comfort and convenience provided is somewhat less than at LOS A, because
the presence of others in the traffic stream begins to affect individual behavior.
• LOS C is in the range of stable flow, but marks the beginning of the range of flow in which
the operation of individual users becomes significantly affected by interactions with others
in the traffic stream. The selection of speed is now affected by the presence of others, and
maneuvering within the traffic stream requires vigilance on the part of the user. The
general level of comfort and convenience declines at this level.
• LOS D represents high-density, but stable flow. Speed and freedom to maneuver are
restricted and the driver or pedestrian experiences a generally poor level of comfort and
convenience. Small increases in traffic flow will generally cause operational problems at
this level.
• LOS E represents operating conditions at or near the capacity level. All speeds are
reduced to a low, but relatively uniform value. Freedom to maneuver within the traffic
stream is difficult, and it is generally accomplished by forcing a vehicle or pedestrian to
"give way" to accommodate such maneuvers. Comfort and convenience levels are poor,
and driver or pedestrian frustration is generally high. Operations at this level are usually
unstable, because small increases in flow or minor disturbances within the traffic stream
will cause breakdowns.
• LOS F is used to define forced or breakdown flow. This condition exists wherever the
amount of traffic approaching a point exceeds the amount, which can traverse the point.
Queues form behind such locations. Operations within the queue are characterized by
stop-and-go waves, and they are extremely unstable. Vehicles may progress at
reasonable speeds for several hundred feet or more, then be required to stop in a cyclic
fashion. LOS F is used to describe the operating conditions within the queue, as well as
the point of breakdown. It should be noted, however, that in many cases operating
conditions of vehicles or pedestrians discharged from the queue may be quite good.
Nevertheless, it is the point at which arrival flow exceeds discharge flow, which causes the
queue to form.
14
V
3
TRAFFIC IMPACT STUDY- DRAFT IRGENS MEDICAL OFFICE BUILDING-OAK BROOK
The LOS of an intersection is based on the average control delay per vehicle. For a signalized
intersection, the delay is calculated for each lane group and then aggregated for each approach
and for the intersection as a whole. Generally, the LOS is reported for the intersection as a whole.
For an unsignalized intersection, the delay is only calculated and reported for each minor
movement. An overall intersection LOS is not calculated.
There are different LOS criteria for signalized and unsignalized intersections primarily due to driver
perceptions of transportation facilities. The perception is that a signalized intersection is expected
to carry higher traffic volumes and experience a greater average delay than an unsignalized
intersection. The LOS criteria for signalized and unsignalized intersections are provided below.
Average Control Delay (sec/veh)
LOS Signalized Unsignalized
A 5 10.0 s 10.0
B > 10.0 and s 20.0 > 10.0 ands 15.0
C > 20.0 and :_35.0 > 15.0 and 5 25.0
D > 35.0 and :5 55.0 > 25.0 and :5 35.0
E > 55.0 and -: 80.0 > 35.0 and :_50.0
F > 80.0 > 50.0
A capacity analysis was performed for the existing and future traffic conditions using the Highway
Capacity Software Version 5.4 (HCS+). LOS evaluations were performed at the intersection of
York Road and Wood Glen Lane.
Reported in Table 2 are the weekday a.m. and p.m. peak hour capacity analyses. Supporting
analysis worksheets for the existing and future traffic conditions are provided in Appendix B.
TABLE 2
CAPACITY ANALYSIS-WEEKDAY PEAK HOUR
Existing uture
AM Peak our PM Peakour AM Peakour PM Peakour
Intersection LOS Delay LOS Delay LOS Delay LOS Delay
York Road/ EB B 16.4 B 18.1 C 26.8 31.4 C
Wood Glen Lane WB B 16.7 B 16.5 C 26.8 24.1 C
NB A 3.9 A 5.4 B 13.3 21.8 C
SB A 4.7 A 4.4 B 17.1 15.9 B
As shown in Table 2, all intersections will operate at an acceptable LOS under future traffic
conditions. The future lane configurations are shown in Figure 9. The York Road interim
improvement plan is provided in Appendix C.
15
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- EXISTING TRAFFIC SIGNAL
- PROPOSED STOP SIGN
IRGENS FIGURE 9
OAK BROOK FUTURE LANE 16
(v; MEDICAL OFFICE CONFIGURATIONS
BUILDING
1090241CSIcuta tions 9 00falinfra a trvotu relEXHIS ITS%figure 9 future lane configurations.d9n 01312009 4:13:51 PM
...fture 9 future lane confi9ursUons.d9n 9/312009 4:13:51 PM
TRAFFIC IMPACT STUDY-DRAFT IRGENS MEDICAL OFFICE BUILDING-OAK BROOK
V. CONCLUSIONS AND RECOMMENDATIONS
This study analyzed the traffic impacts for the proposed medical office building during the
weekday a.m. and p.m. peak hours. Traffic was estimated to the year 2016. Separate analyses
were provided for existing and future traffic conditions. The York Road interim improvements are
recommended for this project and include:
York Road and Wood Glen Lane Intersection:
• Provide an exclusive left-turn lane for the southbound movement on York Road.
• Provide an exclusive left-turn lane for the northbound movement on York Road.
Site Access and "Jug Handle" Road Intersection:
• Realign the 'jug handle" road to align with the site access drive.
• Provide an exclusive thrudane for the southbound movement entering the project site and
an exclusive southbound left-turn lane.
• Provide stop sign control for the northbound and southbound movements. The westbound
movement will not be stop sign controlled and have the right-of-way between the three
directions.
The York Road interim improvement plan is provided in Appendix C.
17
TRAFFIC IMPACT STUDY-DRAFT IRGENS MEDICAL OFFICE BUILDING-OAK BROOK
APPENDIX A
EXISTING TRAFFIC VOLUMES
V '
Irgens -Oak Brook Medical
York Rd / Wood Glen Ln
Counter: JAMAR Oak.Brook, III File Name : 09024AM
Counted By: V3 V3 Job No. 09024 Site Code : 72309729
Weather Dry Start Date : 7/23/2009
Page No : 1
Groups Printed-Cars-SU Trucks-Semi-Trucks
York Rd Wood Glen Ln York Rd Wood Glen LN
Southbound Westbound Northbound Eastbound
Start Time Left Thru Right Peds App' Left Thru Right Peds App. Left Thru Right Peds App. Left Thru Right Peds App Int.
Total Total Total Total Total
Factor 1.0 1.0 1.0 1.0 1.0 1.01 1.011.01 1.01 1.0 1.01 1.01 1.01 1.0
07:00 AM 0 155 0 0 155 3 0 12 0 15 0 114 3 0 117 5 6 0 0 11 298
07:15 AM 0 205 0 0 205 5 0 13 0 18 0 141 2 0 143 7 1 0 0 8 374
07:30 AM 0 195 0 0 195 4 0 22 0 26 0 121 4 0 125 3 5 0 0 8 354
07:45 AM 0 247 0 0 247 9 0 13 0 22 0 118 3 0 121 6 5 2 0 13 403
Total 0 802 0 0 802 21 0 60 0 81 0 494 12 0 506 21 17 2 0 40 1429
08:00 AM 0 263 0 0 263 4 0 17 0 21 0 139 3 0 142 6 5 0 0 11 437
08:15 AM 0 241 0 0 241 6 0 12 0 18 0 107 2 0 109 7 3 0 0 10 378
08:30 AM 0 236 0 0 236 8 1 10 0 19 0 133 6 0 139 6 4 0 0 10 •404
08:45 AM 0 235 0 0 235 6 0 11 0 17 0 137 6 0 143 10 7 0 0 17 412
Total 0 975 0 0 975 24 1 50 0 75 0 516 17 0 533 29 19 0 0 48 1631
Grand Total 0 1777 0 0 1777 45 1 110 0 156 0 1010 29 0 1039 50 36 2 0 88 3060
Apprch% 0.0 100.0 0.0 0.0 28.8 0.6 70.5 0.0 0.0 97.2 2.8 0.0 56.8 40.9 2.3 0.0
Total% 0.0 58.1 0.0 0.0 58.1 1.5 0.0 3.6 0.0 5.1 0.0 33.0 0.9 0.0 34.0 1.6 1.2 0.1 0.0 2.9
•
Irgens -Oak Brook Medical
York Rd /Wood Glen Ln
Counter:. JAMAR Oak Brook, III File Name : 09024PM
Counted By: V3 V3 Job No. 09024 Site Code : 72309426
Weather Dry Start Date : 7/23/2009
Page No : 1
Groups Printed-Cars-SU Trucks-Semi-Trucks
York Rd Wood Glen Ln York Rd Wood Glen Ln
Southbound Westbound
I
Northbound Eastbound '
Start Time Left Thru Right Peds Toptpai Left Thru Right Peds Toptpai Left Thru Right Peds Toptpa. Left Thru Right Peds Total Total
Factor 1.01 1.01 1.0 1 1.0 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.0 1.01 1.01 1.0
04:00 PM 0 177 0 0 177 2 0 9 0 11 0 277 5 0 282 35 9 2 0 46 516
• 04:15 PM 0 166 0 0 166 3 0 5 0 8 0 243 6 0 249 23 7 0 0 30 453
04:30 PM 0 187 0 0 187 3 0 13 0 16 0 291 8 0 299 23 12 3 0 38 540
04:45 PM 0 198 0 0 198 6 1 7 0 14 0 265 6 0 271 28 14 2 0 44 527
Total 0 728 0 0 728 14 1 34 0 49 0 1076 25 0 1101 1 109 42 7 0 158 2036
05:00 PM 0 240 0 0 240 4 0 6 0 10 0 350 7 0 357 49 22 2 0 73 680
05:15 PM 0 236 0 0 236 2 0 a 0 10 0 297 8 0 305 21 12 0 0 33 584
05:30 PM 0 195 0 0 195 7 0 9 1 17 0 242 4 0 246 14 16 0 0 30 488
05:45 PM 0 171 0 0 171 7 0 10 0 17 0 187 8 0 195 27 18 0 0 45 428
Total 0 842 0 0 842 20 0 33 1 54 0 1076 27 0 1103 111 68 2 0 161 2180
Grand Total 0 1570 0 0 1570 34 1 67 1 103 0 2152 52 0 2204 220 110 9 0 339 4216
Apprch% 0.0 100.0 0.0 0.0 33.0 1.0 65.0 1.0 0.0 97.6 2.4 0.0 64.9 32.4 2.7 0.0
Total% 0.0 37.2 0.0 0.0 37.2 0.8 0.0 1.6 0.0 2.4 0.0 51.0 1.2 0.0 52.3 5.2 2.6 0.2 0.0 8.0
•
TRAFFIC IMPACT STUDY- DRAFT IRGENS MEDICAL OFFICE BUILDING-OAK BROOK
APPENDIX B
CAPACITY ANALYSIS WORKSHEETS
�V-3 ,,.
HCS+- DETAILED REPORT
General Information Site Information
Analyst V3 Companies Intersection York Rd/Wood Glen Ln
Agency or Co. Area Type All other areas
Date Performed 7/27/2009 Jurisdiction Oak Brook
Time Period AM Peak Hour Analysis Year Existing 2009
Project ID Irgens Medical Office
Building
Volume and Timing Input
EB WB NB SB
LT TH RT LT TH RT LT I TH RT LT TH RT
Number of Lanes, Ni 1 1 0 1 1 0 2 0 2
Lane Group L TR L TR TR T
Volume, V(vph) 29 19 0 24 1 50 516 17 975
% Heavy Vehicles, %HV 0 0 0 0 0 0 0 0 0
Peak-Hour Factor, PHF 0.95 10.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Pretimed(P) or Actuated (A) A A A A A A A A A
Start-up Lost Time, h 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green, 2.0 2.0 2.0 2.0 2.0 2.0
e
Arrival Type,AT 3 3 3 3 3 3
Unit Extension, UE 3.0 3.0 3.0 3.0 3.0 3.0
Filtering/Metering, 1 1.000 1.000 1.000 1.000 11.000 1.000
Initial Unmet Demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0
Ped/Bike/RTOR Volumes 0 0 0 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking Maneuvers, Nm
Buses Stopping, NB 0 0 0 0 0 0
Min. Time for Pedestrians, Gp 3.2 3.2 3.2 3.2
Phasing EW Perm 02 03 04 Thru&RT 06 07 08
Timing
G= 10.0 G = G = G= G = 32.0 G= G = G=
IY= 4 ly= Y= Y= IY= 4 Y= 1Y= 1Y=
Duration of Analysis,T= 0.25 Cycle Length, C = 50.0
Lane Group Capacity, Control Delay, and LOS Determination
EB WB NB SB
LT TH RT LT TH RT LT I TH RT LT TH RT
Adjusted Flow Rate, v 31 20 25 54 561 1026
Lane Group Capacity, c 274 380 283 324 2304 2316
v/c Ratio, X 0.11 0.05 0.09 0.17 0.24 0.44
Total Green Ratio,g/C 0.20 0.20 0.20 0.20 0.64 0.64
Uniform Delay, di 16.4 16.2 16.3 16.6 3.8 4.5
Progression Factor, PF 1.000 1.000 1.000 1.000 11.000 1.000
Delay Calibration, k 0.11 0.11 0.11 0.11 0.11 0.11
Incremental Delay, d2 0.2 0.1 0.1 0.2 0.1 0.1
Initial Queue Delay, d3 0.0 0.0 1 0.0 0.0 0.0 0.0
Control Delay 16.6 16.2 16.4 16.8 1 3.9 4.7
Lane Group LOS B B 8 I 8 A A
16.4 16.7 3.9 4.7
Approach Delay
Approach LOS 8 8 A A
Intersection Delay 5.3 XC = 0.38 Intersection LOS A
Copyright®2008 University of Florida,All Rights Reserved HCS+rM Version 5.4 Generated: 9/3/2009 3:47 PM
HCS+- DETAILED REPORT
General Information Site Information
Analyst V3 Companies Intersection York Rd/Wood Glen Ln
Agency or Co. Area Type All other areas
Date Performed 7/2712009 Jurisdiction Oak Brook
Time Period PM Peak Hour Analysis Year Existing 2009
Project ID Irgens Medical Office
Building
Volume and Timing Input
EB WB NB SB
LT TH RT LT TH I RT LT TH RT LT TH RT
Number of Lanes, Ni 1 1 0 1 1 0 2 0 2
Lane Group L TR L TR TR T
Volume, V(vph) 121 60 7 15 1 34 1203 29 861
% Heavy Vehicles, %HV 0 1 0 0 0 0 0 1 0 0 0
Peak-Hour Factor, PHF 0.95 0.95 0.95 10.95 0.95 10.95 0.95 0.95 0.95
Pretimed (P) or Actuated (A) A A A A A A A A A
Start-up Lost Time, 11 2.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green, 2.0 2.0 2.0 2.0 2.0 2.0
e
Arrival Type, AT 3 3 3 3 3 3
Unit Extension, UE 3.0 3.0 3.0 3.0 3.0 3.0
Filtering/Metering, 1 1.000 1.000 1.000 1.000 1.000 1.000
Initial Unmet Demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0
Ped/Bike/RTOR Volumes 0 0 0 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 112.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking Maneuvers, Nm
Buses Stopping, Na 0 0 0 0 0 0
Min.Time for Pedestrians, Gp 3.2 3.2 3.2 3.2
Phasing EW Perm 02 03 04 Thru &RT 06 07 08
G = 10.0 G = G = G = G= 32.0 G = G= G=
Timing Y= 4 1 Y= Y= Y= IY= 4 Y= Y= IY=
Duration of Analysis,T= 0.25 Cycle Length, C = 50.0
Lane Group Capacity, Control Delay,and LOS Determination
EB WB NB SB
LT TH I RT LT TH RT LT TH RT LT TH RT
Adjusted Flow Rate, v 127 70 16 37 1297 906
Lane Group Capacity, c 279 374 270 325 2307 2316
v/c Ratio, X 0.46 0.19 0.06 0.11 0.56 0.39
Total Green Ratio, g/C 0.20 0.20 0.20 0.20 0.64 0.64
Uniform Delay, d, 17.6 16.6 16.2 16.4 5.1 4.3
Progression Factor, PF 1.000 1.000 1.000 1.000 1.000 1.000
Delay Calibration, k 0.11 0.11 0.11 0.11 10.16 0.11
Incremental Delay, d2 1.2 0.2 0.1 0.2 0.3 0.1
Initial Queue Delay, d3 0.0 0.0 0.0 0.0 0.0 0.0
Control Delay 18.8 16.9 16.3 16.5 5.4 4.4
Lane Group LOS B B 8 I B A A
18.1 16.5 5.4 4.4
Approach Delay
Approach LOS B B A A
Intersection Delay 6.3 Xc = 0.54 Intersection LOS A
Copyright®2008 University of Florida,All Rights Reserved HCS+TM Version 5.4 Generated: 9/3/2009 3:54 PM
HCS+- DETAILED REPORT
General Information Site Information
Analyst V3 Companies Intersection York Rd/Wood Glen Ln
Agency or Co. Area Type All other areas
Date Performed 7/2712009 Jurisdiction Oak Brook
Time Period AM Peak Hour Analysis Year Future 2016
Project ID Irgens Medical Office
Building
Volume and Timing Input
EB WB NB SB
LT TH RT LT TH RT LT I TH RT LT TH RT
Number of Lanes, Ni 1 1 0 1 1 0 1 2 0 1 2
Lane Group L TR L TR L TR L T
Volume, V(vph) 53 1 14 26 1 59 54 552 18 21 1044
% Heavy Vehicles, %HV 2 1 2 2 2 2 1 2 2 2 2 2 2
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 10.95 0.95 0.95 0.95
Pretimed (P) or Actuated (A) A A A A A A A I A A A A
Start-up Lost Time, h 2.0 2.0 2.0 2.0 2.0 12.0 2.0 2.0
Extension of Effective Green, 2 0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
e
Arrival Type, AT 3 3 3 3 1 3 3 3 3
Unit Extension, UE 3.0 3.0 3.0 3.0 1 3.0 3.0 3.0 3.0
Filtering/Metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000
Initial Unmet Demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Ped/Bike/RTOR Volumes 0 0 0 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 11.0 11.0 111.0 11.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking Maneuvers, Nm
Buses Stopping, Ns 1 0 0 0 0 0 0 0 0
Min. Time for Pedestrians, Gp 3.2 3.2 3.2 3.2
Phasing EW Perm 02 03 04 Excl. Left NS Perm 07 08
Timing
G= 22.0 G = G= G IG= 11.0 G = 45.0 G = I G=
Y= 4 Y= Y= Y= IY= 4 Y= 4 Y= 1Y=
Duration of Analysis,T= 0.25 Cycle Length, C = 90.0
Lane Group Capacity, Control Delay, and LOS Determination
EB WB NB SB
LT TH I RT LT TH RT LT TH RT LT TH RT
Adjusted Flow Rate, v 56 16 27 63 57 600 22 1099
Lane Group Capacity, c 326 391 340 388 353 1706 545 1714
v/c Ratio, X 0.17 0.04 0.08 0.16 0.16 0.35 0.04 0.64
Total Green Ratio, g/C 0.24 0.24 0.24 0.24 0.67 0.50 0.67 0.50
Uniform Delay,di 26.8 25.9 26.2 26.8 8.0 113.7 5.6 16.6
Progression Factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000
Delay Calibration, k 0.11 0.11 0.11 0.11 0.11 0.11 0.11 0.22
Incremental Delay,dZ 0.3 0.0 0.1 0.2 0.2 0.1 0.0 0.8
Initial Queue Delay,d3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Control Delay 27.1 26.0 26.3 26.9 8.2 13.8 5.6 17.4
Lane Group LOS C C C I C A I B A 8
26.8 26.8 13.3 17.1
Approach Delay
Approach LOS C C 8 8
Intersection Delay 16.6 X = 0.46 Intersection LOS 8
Copyright®2008 University of Florida,All Rights Reserved HCS+TM Version 5.4 Generated: 9/3/2009 3:56 PM
HCS+- DETAILED REPORT
General Information Site Information
Analyst V3 Companies Intersection York Rd/Wood Glen Ln
Agency or Co. Area Type All other areas
Date Performed 7/27/2009 Jurisdiction Oak Brook
Time Period PM Peak Hour Analysis Year Future 2016
Project ID Irgens Medical Office
Building
Volume and Timing Input
EB WB NB SB
LT TH RT LT TH RT LT I TH RT LT TH RT
Number of Lanes, Ni 1 1 0 1 1 0 1 2 0 1 2
Lane Group L TR L TR L TR L T
Volume, V(vph) 242 1 82 16 1 36 28 1287 31 64 921
% Heavy Vehicles, %HV 2 1 2 2 2 2 2 2 2 2 2 2
Peak-Hour Factor, PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.90 0.95 0.95 0.95 0.95
Pretimed (P) or Actuated (A) A A A A A A A A A A A
Start-up Lost Time, 11 2.0 2.0 12.0 2.0 2.0 2.0 2.0 2.0
Extension of Effective Green, 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
e
Arrival Type,AT 3 3 3 3 3 3 3 3
Unit Extension, UE 3.0 3.0 3.0 3.0 3.0 13.0 3.0 3.0
Filtering/Metering, 1 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000
Initial Unmet Demand, Qb 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Ped/Bike/RTOR Volumes 0 1 0 0 0 0 1 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 11.0 11.0 11.0 11.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking Maneuvers, Nm
Buses Stopping, NB 0 0 0 0 0 0 :L:l 0 0
Min.Time for Pedestrians, 371 3.2 3.2 3.2 3.2
Phasinq EW Perm 1 02 03 04 Excl. Left NS Perm 07 08
G= 25.0 G= G = G = G = 8.0 G= 45.0 G = G=
Timing IY= 4 ly= Y= Y= IY= 4 Y= 4 Y= ly=
Duration of Analysis,T= 0.25 Cycle Length, C = 90.0
Lane Group Capacity, Control Delay,and LOS Determination
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Adjusted Flow Rate, v 255 87 17 39 31 1388 67 969
Lane Group Capacity, c 379 441 363 442 337 1708 232 1714
v/c Ratio, X 0.67 0.20 0.05 0.09 0.09 0.81 0.29 0.57
Total Green Ratio, g/C 0.28 0.28 0.28 0.28 0.63 0.50 0.63 0.50
Uniform Delay, di 28.9 24.8 23.8 24.1 8.0 18.9 12.6 15.7
Progression Factor, PF 1.000 1.000 1.000 1.000 1.000 1.000 1.000 1.000
Delay Calibration, k 0.24 0.11 0.11 0.11 0.11 0.35 0.11 0.16
Incremental Delay, d2 4.6 0.2 0.1 0.1 0.1 3.1 0.7 0.4
Initial Queue Delay, d3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Control Delay 33.5 25.1 23.8 24.1 8.1 22.1 13.3 16.1
Lane Group LOS C C C C A C B B
31.4 24.1 21.8 15.9
Approach Delay
Approach LOS C C C 8
Intersection Delay 20.8 X� = 0.73 Intersection LOS C
Copyright®2008 University of Florida,All Rights Reserved HCS+TM Version 5.4 Generated: 9/312009 3:59 PM
TRAFFIC IMPACT STUDY-DRAFT IRGENS MEDICAL OFFICE BUILDING-OAK BROOK
APPENDIX C
YORK ROAD INTERIM IMPROVEMENT PLAN
w o
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If
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1
1
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•TURNING LANE DECELERATION DISTANCES
-NB LEFT TURN LANE-435'(50 MPH DESIGN SPEED)
-SB LEFT TURN LANE-280'(35 MPH DESIGN SPEED)
•POSTED SPEED LIMIT=45 MPH
•95th PERCENTILE QUEUE LENGTHS(2016) r a j' - 0 •
-NB LEFT TURN LANE-30'A.M.(18'P.M.)
-SB LEFT TURN LANE-10'A.M.(38'P.M.)
INTERSECTION RECONFIGURATION 1[ I [M1V 6.
REVISIONS �,w„,,,,
YORK ROAD AT WOOD GLEN LANE ° ”°RMw "<° """'""'
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030.124.9200 09.0•
N IRGENS—OAK BROOK MEDICAL
OFFICE BUIDLING
TrafficRerout2a with tnlck turn.den 9/3/2009 5:01:47 PM
5. NEW BUSINESS NEW BUSINESS
Chairwoman Payovich noted that since the Village was seeking a continuance on its
matter, the agenda items would be taken out of order.
5. B. VILLAGE OF OAK BROOK — 1200 OAK BROOK ROAD — TEXT VOR — TEXT
AMEND
AMENDMENT AND SPECIAL USE — VILLAGE OWNED SPECIAL USEND
COMMUNICATIONS TOWER COMMUNICATI
ONS TOWER
Gail Polanek, Planning and Zoning Administrative Technician stated that the Village
was requesting a continuance of the hearing so that the application could be
reviewed further by the police and fire department and allow them additional time to
provide their input in regards to public safety.
Motion by Member Iyer, seconded by Member Tropinski to continue the hearing on
this matter to the next Regular Plan Commission Meeting. ROLL CALL VOTE:
Ayes: 5 — Members Iyer, Sharma, Singhal, Tropinski and Chairwoman Payovich
Nays: 0
Absent: 2— Member Knitter and Lalmalani. Motion Carried
5. YORK ROAD DEVELOPMENT PARTNERS LLC — 1800 1802 and 1806 YORK ROAD
DEVEL.- 1800,
YORK ROAD — MAP AMENDMENT TO REZONED THE PROPERTY 1802, 1806 YORK
FROM R-3 to 0-4; TEXT AMENDMENT TO ADD "MEDICAL OFFICES" RD — MAP an d
TEXT
IN THE 0-4 DISTRICT• AND SPECIAL USE — TO ALLOW THE AMENDMENT -
CONSTRUCTION OF A MEDICAL OFFICE ON THE PROPERTY SPECIAL USE -
MEDICAL
OFFICE BLDG
Gail Polanek, Planning and Zoning Administrative Technician provided a brief over
view of the request.
Robert Oldenburg, Irgens Development Partners, represented the applicant, York
Road Development Partners, LLC. Mark Maturo represented the Proteus Group, as
the project architect.
Mr. Oldenburg said that the project development site is three contiguous parcels
located at 1800, 1802, and 1806 York Road. The site is bounded by I-88, I-294 and
York Road. They are requesting rezoning from R-3 to 0-4 and to construct an office
building on the premises. Currently they are proposing to build a medical office;
however they are reserving the right to place other uses on the site, such as general
offices and possibly some retail, a pharmacy or other appropriate retail uses in this
type of building.
VILLAGE OF OAK BROOK
Regular Plan Commission Minutes Page 2 of 15 July 20, 2009
/a.
the Plan Commission that shows the traffic that would be generated by a medical
office building like they are proposing. The rush hour traffic determined that there
would be extra 2 to 3 cars per minute during the peak hours. Medical office has
significantly less traffic than other uses such as retail; however there will be some
traffic generated because of it.
Mr. Woodward said that he was pleased to hear that they were considering placing
northbound and southbound left turn lanes. The jug handle left turn serves more
than just the subdivision. It also serves many cars that make a u-turn coming from
Harger Road on to York Road and make a u-turn, which means there would be a lot
of u-turns being accommodated at the intersection. His concern was more of how
the intersection would handle all of the traffic than the medical office building,
itself.
Mr. Oldenburg clarified that the additional 2 to 3 cars per minute would be
additional traffic onto York Road, which would be approximately 150 inbound cars
and 40 outbound cars with 190 cars during the morning rush hour. The scope of the
intersection improvements will be determined at a later date and they will have to
consider all of those that use the intersection to make the turn. They are going to try
to figure out a system perhaps of putting up signs prohibiting certain actions and will
work with the Village because it is a Village owned road.
Mr. Woodward questioned why they would request 0-4 District, along with the text
amendment and special use for a medical office building.
Mr. Oldenburg said that when they initially met with Community Development staff
it was recommended that if they rezoned, to request the 0-4 District.
Gail Polanek noted that there were three commercial sites located just south of this
property that had been rezoned to the 0-4 District and when the applicant had met
with Director of Community Development Kallien it was suggested that if they were
seeking to rezone the property to consider the 0-4 District.
Mr. Woodward questioned why they had opted to go with a 3-story building, when
initially the proposal was for a 2-story building.
Mr. Oldenburg responded that when they originally started the project and met with
the residents they were the contract purchaser of only two of the three lots. After
they started the application process, the third lot became available and the plans
were revised. They did communicate the change to Mr. Peters, the President of the
Forest Glen Homeowners Association.
Mr. Woodward asked how high the berm would be along York Road
VILLAGE OF OAK BROOK
Regular Plan Commission Minutes Page 4 of 15 July 20, 2009
concerns with safety related to traffic volumes. It would be a topic of discussion
during the improvement of York Road.
Gail Polanek noted that the Village is doing a North York Road traffic study that is
being done independently of the traffic report prepared by the applicant. The study
from the applicant determines the traffic impact resulting from the proposed use of
the property.
Mr. Oldenburg agreed and said that they have had a conversation with Civil Tech,
but their analysis is completely independent of what Civil Tech is doing for the
Village in its north York Road study and there may be some overlap.
Mr. Woodward questioned whether their study included the impact on York Road.
Mr. Oldenburg responded that their study only considered the traffic that this
development would generate, but does not include any York Road improvements or
any recommendations for improvements. It is a traffic generation analysis.
Mr. Woodward said that he was very concerned that a 3-story medical office was
proposed and an analysis of the intersection was not included by the applicant to see
how their traffic would fit with the existing intersection. There is an additional
safety issue because there would be a lot of cars coming from that site into the
intersection to make a u-turn.
Carol Mullins, 2 Woodridge Drive, is the first house into the turn, so they would be
looking at the proposed parking lot. They have 15-foot blue spruce trees clustered
and they would like to see it finished by the developer so they would not have to see
the parking lot. She would also like to see that done on the west side of the street by
the proposed berm so that in the winter they would not have to look at a bare snow
covered parking lot. It would be a big help aesthetically and would look nicer. She
also said that she was concerned about having a natural sound barrier because there
will be much more noise and pollution.
Mr. Oldenburg noted the residents' recommendations, but did not have a specific
response to some the questions at this time.
Mr. Mullins, 2 Woodridge Drive said that he had raised the issue of air pollution
when the Clearwater Development started a couple of years ago and was told it was
not on the agenda, but it would be taken under consideration. The proposed
development is going to create more air pollution resulting from the back up of
traffic, etc.
Mr. Maturo responded that the building itself would not produce any air pollution,
VILLAGE OF OAK BROOK
Regular Plan Commission Minutes Page 6 of 15 July 20, 2009
l/•Ci
movements in order to get onto I-88. There were discussions about altering the
types of ramps that currently exist from Roosevelt Road to York Road. The plans
were very large in scope. Currently, the plans and reviews are being done at staff
level and it has not yet gone to the Village Board. They have not had any
discussions on how to plan to fund for the potential improvements, which may take
some time. The cost for the Oak Brook portion of the bridge project over 22nd Street
where I-88 crosses, was well over $8 million, which was one-third of the total cost.
The price tag for expanding roads is astronomical. There is a plan that is underway
for York Road, but is not yet at a point where it is ready to go to the Village Board.
Member Tropinski questioned whether there was the possibility of widening York
Road.
Director of Community Development Kallien responded that there was, but it is
difficult. To widen York Road and crossing over the bridge is extremely expensive.
The Village does not control all of the aspects of that construction, there are other
entities involved and the cost could be in excess of$50 million.
Member Tropinski said that given the economy it would be safe to assume we would
not be seeing any improvements on York Road for a long time. In the meantime if
this project moves forward, she asked how the intersection at Wood Glen Lane
would be handled. That area is an accident waiting to happen without any increased
traffic.
Director of Community Development Kallien noted that Village Engineer Durfey's
memorandum stated that some improvements are needed and they have not had the
discussion as to what part the applicant plays in paying for that. It is a problem site,
access-wise for any use, including the three houses that were there, because access
was not available. It almost appears that the property was an afterthought when it
comes to getting access. The developers' plan is trying to be responsive to
improving the traffic circulation, but they are not sure as to what the ultimate design
and configuration would be,which still needs to be worked out.
Member Tropinski said that if she were the resident living across the road she would
like to see some sort of definitive plan. Right now, southbound traffic would have to
go into the jug handle and the increased traffic would impact the subdivision, as well
as the noise and pollution factor for the houses along York Road. It is important to
resolve that first, since it is not known when York Road would be improved.
Travelers along York Road may want to see how it would affect them as they make
their daily turnaround in that area as well, which should be part of any
recommendation that is made.
Member Lalmalani asked whether there would be a surgical center in the building.
VILLAGE OF OAK BROOK
Regular Plan Commission Minutes Page 8 of 15 July 20, 2009
f ��
Member Iyer questioned that if the proposed building should be constructed with
York Road as it is right now; what would happen to the residents.
Director of Community Development Kallien responded that in the discussion with
the developer there was an understanding that some improvements were necessary to
handle the traffic that they would generate. The question would be what those
improvements would be, what they would cost and how would they be paid for,
which are the unanswered questions. They know that something must be done,
because the way that the site is designed it would be difficult to get people in and out
of the property.
Member Singhal noted that when developing the property they must determine the
best economic use of the property.
Mr. Oldenburg responded that they are the contract purchaser of the property and the
property is completely surrounded by land owned by the Toll Authority. They have
done several supply and demand studies for competing office buildings in the area,
which have shown that there is enough demand out there that a building of this size
could survive and forge in Oak Brook. Oak Brook does not have many newer Class
A medical office buildings, especially with the new hospital being constructed to the
north. They are trying to fill a niche for physicians that do not wish to be on the
Elmhurst hospital campus, but are looking for a convenient and accessible location.
Being located in Oak Brook rather than Elmhurst is a benefit to Oak Brook as well.
Member Singhal questioned whether it would be possible to obtain additional land
from the Toll Authority.
Director of Community Development Kallien responded that it is a very small site
containing only 2.3 acres with substantial right of ways, including the Toll
Authority, I-88 and York Road. There is really no way to enlarge the parcel and
only minimally, if the Toll Authority would sell a small portion of the existing
property.
Mr. Oldenburg responded that they have contacted the Toll Authority about
purchasing land or providing an easement to potentially add parking on their land
and the Toll Authority did not react favorably to those requests and they do not wish
to sell or lease any of their access land.
Member Sharma questioned whether conditions could be placed on what kind of
medical building it could be; such as prohibiting a surgical center so that those types
of issues do not arise at a later time.
VILLAGE OF OAK BROOK
Regular Plan Commission Minutes Page 10 of 15 July 20, 2009
f�..1
— — /
Member Singhal questioned whether this project could be considered under the
approved PUD Regulations, instead of going through all of the variations.
Director of Community Development Kallien responded that the PUD text would
need to be amended. However, staff has met with the applicant over a nine-month
period and has been working through things and developed plans based on the
existing codes. The PUD Regulations were just recently adopted. The applicant has
provided many of the things that would have been required under the PUD
regulations, including detailed graphics of what the building would look like.
Chairwoman Payovich commented that the real concern is the traffic movement. The
building looks like it would be very nice, but the issue is how is the traffic moved
around and how do you move the residents around.
Director of Community Development Kallien noted that the applicants were advised
at the very beginning of the process that traffic would be an issue. How to get in and
out of the property has been a lingering issue.
Mr. Woodward questioned how the project came forward to the Plan Commission?
He believes the office building would be a good use, but is it the proper location
since it is a difficult parcel. The developer has not secured how they would get
people into the building. If they cannot turn left from the intersection going
northbound on York Road to get into the building, and they are relying on Civil
Tech to do the development in its traffic study, but are not sure the improvements
are going to be done at the intersection; how are people going to get in or out of the
intersection. The queue on the jug handle goes all the way back and sometimes goes
as far back as York Road, waiting for the green light so that people can make the u-
turn to go back north onto York Road. How are people going to be able to go
northbound to go into the site? This was not a traffic impact study; it was a traffic
statement, because nothing has been analyzed. He questioned why the Village had
not required a full detailed traffic impact study to analyze the intersection.
Director of Community Development Kallien responded that the Village has used
Civil Tech to analyze the intersection as well as all of the various components of
York Road. The applicant worked with the Village consultant.
Mr. Oldenburg said that their numbers were not from Civil Tech, but were used from
a different traffic consultant. They are also relying on the Civil Tech study for the
actual scope of the type of needed improvements. As the applicant, safe access to
and from the site is very important and they are moving forward on the assumption
that those improvements will be made to York Road on or before the building would
be constructed.
VILLAGE OF OAK BROOK
Regular Plan Commission Minutes Page 12 of 15 July 20, 2009
Dr/
Chairwoman Payovich asked if there were any other issues that the applicant needed
to address.
Member Lalmalani questioned whether Elmhurst Hospital owned or had a partial
interest in the subject property.
Mr. Oldenburg responded that they had a preliminary discussion with Elmhurst
Hospital, but at this point they did not have any interest in the property. At the
present time it is an independent third-party development. Although that could
change in the future, currently they have no interest in the property.
Member Lalmalani noted that the applicant stated they had met with residents from
Forest Glen and Woodside Estates and questioned the outcome of the meetings.
Mr. Oldenburg responded that some of the residents addressed some of the same
concerns that were discussed at this meeting. They felt that overall, the project and
its use were well received. However the issues of improvements to York Road and
traffic generations were consistent with those discussed. Overall the discussions
were very positive and open discussions.
Director of Community Development Kallien said that early on in the project, he had
discussions with representatives of both Forest Glen and Woodside Estates and they
were generally positive with the discussions they had with the applicant. Although
the applicant may want to move forward, the Village Board would not approve
something unless they have answers. The Plan Commission is the public body to
find the answers.
Member Singhal asked if they would be able to provide what the Village would get
or lose as far as economic impact with the proposed development.
Mr. Maturo questioned whether the Fire Department had approved site access.
Director of Community Development Kallien responded that the Fire Department
checked the access by using its largest truck and it could make all the turns depicted
on the site plan.
Director of Community Development Kallien said that at the next meeting the
Village Engineering staff and Civil Tech will attend and be prepared to answer the
technical questions that have been raised.
Chairwoman Payovich clarified that at the next meeting the applicant should have its
traffic consultant and those that can answer all of the questions that have been
raised. The Commission will expect answers to all of the questions raised at the next
VILLAGE OF OAK BROOK
Regular Plan Commission Minutes Page 14.of 15 July 20,2009
/ak .
VILLAGE OF OAK BROOK
Plan Commission/Zoning Board of Appeals
STAFF REPORT
DATE: July 14, 2009
CASE NOS: 2009-010-ZO-MA: R-3 to 0-4
2009-011-ZO-TA: permit medical office as a special use
2009-012-ZO-SU: special use for medical office
DESCRIPTION: Redevelop the property for a medical office building with some
structured parking.
PETITIONER: York Road Development Partners, LLC
ADDRESS: 1800, 1802 and 1806 York Road
EXISTING ZONING: R-3 Single-Family Detached Residence District
ACREAGE: 2.368 acres or 103,209 square feet
ZONING/USE OF SURROUNDING PROPERTY:
North: R-3, Single-Family Detached Residence District, I-88 and Illinois
Toll Authority property.
South: 0-4 Office District, I-88 ramp to I-294 and the 2000 York Road office
building.
East: R-3, Single-Family Detached Residence District, Woodside Estates
and Forest Glen Subdivisions.
West: R-3, Single-Family Detached Residence District, I-88 and the Tuscan
Woods Subdivision.
DISCUSSION:
The applicant, York Road Development Partners LLC, the contract purchaser of the
three properties located at 1800, 1802 and 1806 York Road has submitted several
petitions seeking approval of a map amendment, text amendment and special use in
order facilitate the construction of a medical office building. Several variations are
also required and will be addressed as a separate request.
At the present time, two of the parcels (1800 and 1802 York) contain small single-
family homes. The third parcel (1806 York) was occupied by a single-family home
that has been demolished for some time.
The project is to construct a three-story, approximately 74,000 square foot medical
office building with both at grade and structured parking facilities for 369 vehicles
STAFF REPORT —YORK ROAD DEVELOPMENT PARTNERS LLC—1800-1806 YORK ROAD
MAP AMENDMENT,TEXT AMENDMENT,SPECIAL USE AND VARIATIONS
CASE Nos.2009-010-ZO-MA,2009-011-Zo-TA AND 2009-012-Zo-SU
(361 standard spaces and 8 handicap accessible spaces). This meets the Zoning
Ordinance standard of 5 parking spaces for medical office use.
Each of the applicant's requests is summarized in the following:
Map Amendment — The properties are presently zoned R-3 Single-Family Detached
Residence District. The applicant is seeking a map amendment to the 0-4 Office
District. The 0-4 district is located to the south of the property on both the east and
west sides of York Road.
Text Amendment — The applicant is requesting a text amendment to add medical
office to the list of special uses in the 0-4 district. At the present time, medical
offices are allowed as a permitted use in the B-2, B-3 and ORA-2 Districts, and as
a special use in the ORA-1 District.
Special Use — Based on the previous requests, the applicant is seeking a special use
to actually construct an approximately 74,000 square foot medical office at this
location.
Please see the,materials provided by the petitioner in the case file for a more detailed
description of each of these requests.
Staff Comments:
• Please see Village Engineer Dale Durfey's comments in the memorandum
dated July 1, 2009.
• Please see the applicant's response to Village Engineer Durfey's comments
dated July 13, 2009.
• The proposed use of the property as a medical office is appropriate based on
the close proximity to the new Elmhurst Hospital complex.
• The applicant has provided traffic information for the proposed medical office
use.
• The design of the building is appropriate for a modern office building located
along I-88 and is in keeping with the design recommendations contained in the
recently adopted Commercial Areas Revitalization Plan.
• The applicant has prepared a detailed landscape plan for the property. A key
element of this plan is the landscaped berm to be located along the York Road
frontage.
• The applicant has met with representatives of the two residential subdivisions
(Woodside Estates and Forest Glen) located on the east side of York Road.
• Based on the input provided by the Fire Chief and Building Inspection
Supervisor it is recommended that the 2006 International Building Code
2
STAFF REPORT -YORK ROAD DEVELOPMENT PARTNERS LLC-1800-1806 YORK ROAD
MAP AMENDMENT,TEXT AMENDMENT,SPECIAL USE AND VARIATIONS
CASE Nos.2009-010-ZO-MA,2009-011-Zo-TA AND 2009-012-Zo-SU
Section 3002.4, which requires the elevator car to "be of such a size and
arrangement to accommodate a 24-inch by 84-inch ambulance stretcher in the
horizontal, open position..." should be made a condition for this project.
RESPONSIBILITIES OF HEARING BODIES:
Both the Plan Commission and Zoning Board of Appeals have the responsibility to
make recommendations on requests for a map amendment, text amendment and
special use. Please include in your consideration, your findings with respect to the
standards specified in the Zoning Ordinance for each of these types of requests. The
materials submitted by the applicant specifically address each of the required
standards.
CONCLUSION:
If the Plan Commission and Zoning Board of Appeals are of the opinion that the
applicant has satisfied the requirements for a map amendment, text amendment and
special use to construct a medical office building, a recommendation would be in
order to approve each of these requests subject to meeting the following conditions:
1. The development of the approximate 74,000 square foot medical office
building with 369 parking spaces in substantial conformance with the plans as
submitted and approved.
2. Address all comments raised by Village Engineer Durfey in his July 1, 2009
memorandum.
3. Comply with the 2006 International Building Code Section 3002.4, which
requires the elevator car to "be of such a size and arrangement to
accommodate a 24-inch by 84-inch ambulance stretcher in the horizontal,
open position..." at time of building permit.
4. Comply with all other applicable rules and ordinances of the Village of Oak
Brook.
5. Add the provision "Not withstanding the attached exhibits, the applicant shall
meet all Village Ordinance requirements at the time of building permit
application except as specifically varied or waived."
Respectfully Submitted,
Robert . =mmunity
AICP
Direct Development
3
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VILLAGE OF OAK BROOK
Interoffice Memorandum
DATE: July 1, 2009
TO: Robert L. Kallien, Jr. Director of Community Development
FROM: Dale L. Durfey, Jr., P.E., Village Enginee D
SUBJECT: York Road Development Partners, LLC — 1800, 1802 and 1806 York Road Map
Amendment, Text Amendment, Special Use and Variations
As per your request of June 24, 2009, and the P&Z Policy, Phil and I have reviewed the revised
plans you forwarded, as well as the June 16, 2009 letter from the applicant. As we understand it,
the applicant is seeking a map amendment to rezone the property from R-3 to 0-4, a text
amendment to allow a medical office building as a special use in the 0-4 district, as well as a
special use to construct the building and several variations.
After reviewing the documents, we offer the following comments:
1. In regards to stormwater management, the storage volume proposed by the developer
seems short of what may be required of a site this size and of this level of impervious
area. We will leave it up to the developer to provide us with the calculations now, or wait
to address this at the time of permit. Also, the amount of area dedicated to stormwater
storage and BMPs seems like it could be enlarged in the grass section in the rear of the
property.
2. For the zoning issues, site topography is not required. However, grading and stormwater
items may later surface that are not currently identified. The 6/16/09 letter states that the
revised ALTA survey will include site topography — it must utilize at least 2 Village
benchmarks.
3. There isn't a water main on York Road to service this development. However, there is a
main (6" or 8") on Wood Glen Lane that could be utilized.
4. An existing 96" storm sewer and easement near the rear of this parcel needs to be shown.
1802&1806 York Development 2nd.doc 1 9
•
5. We have met with Tollway representatives and have received various documents which
we have forwarded to the developer. The various parcel and easement information will
need to be sorted out with the survey and Final Plat.
6. Regarding sanitary service, Flagg Creek has indicated the preferred connection point is
located at the north end of the 2000 York Road property. This requires a directional bore
under the tollway.
7. The site lay-out has several issues:
A. Parking lot screening was requested to be totally removed by a variance for the
north side of the site. There is a possibility that screening could be provided by a
planter box with small shrubs in the median north of the northernmost parking
stalls.
B. Regarding the maneuverability of trucks entering/exiting the loading berth area,
the response given by the applicant seems reasonable; we will let Community
Development make the final decision on whether 55 foot long semitrailers are
needed.as per Section 13-12-7C.
8. The land title survey raises several questions:
A. The 96" storm sewer easement needs to be shown.
B. Two of the perpetual easements for highway and utility purposes may be able to
be vacated.
C. We understand that the "15' parcel condemned for highway purposes per court
case 57-926" note within Parcel 3 was in error.
D. Note 3 states that the property lies within Zone X on the floodplain map. That is
incorrect; none of the property is within a floodplain.
These items were addressed in the applicant's response letter; however, we are reiterating
them until a revised survey plat is submitted.
9. In regards to the access to York Road, with the applicant gaining control of the northerly
parcel, the differentiation of the Village owned frontage road and the driveway should be
easy to discern. Also, there may need to be a vacation of part of the right-of-way and/or
roadway easements. Additionally, the entranceway width and radii will be checked at the
building permit stage.
10. The proposed development is on 5 parcels and a subdivision plat is required, as none of
the parcels are lots of record. This must be completed prior to any building permits being
issued.
1802&1806 York Development 2nd.doc 2 �
11. The issue of access from northbound York Road raises serious questions. Presently, the
westerly northbound lane is a straight thru lane and the easterly northbound lane is a
straight thru/right turn lane. Traffic from the south must turn right and go east into the
Forest Glen/Woodside Estates Subdivision areas to the end of the median, accomplish a
U-turn and go west through the traffic signal and cross York Road, and then turn left to
go south into this site (see attached aerial photo). A northbound left turn is not permitted
at this traffic signal.
This circuitous movement needs to be improved. The Village is currently looking at a
larger north York Road improvement, but that project is very expensive and needs
significant funding.
This issue needs discussion with the applicant.
Since complete site plan drawings were not submitted, there may be other issues that will surface
when a building permit is applied for and a full and complete review is accomplished.
If any submitted drawings are used as exhibits to ordinances, a note should be added within the
ordinance to the effect that:
Notwithstanding the attached exhibits, the applicant shall meet all Village
Ordinance requirements at the time of building permit application except as
specifically varied or waived.
This would prevent an applicant from forcing the Village to issue a permit based on sub-standard
items that may be depicted on the drawings (these types of drawings are usually conceptual in
nature and do not contain the detail necessary for a full review regarding building permit items).
1802&1806 York Development 2nd.doc 3
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•
IRGENS
DlFNE1.01'MFN'1'PAR'1 NERS,LLC Nlihvaukee Chicago I Phoenix
July 13,2009
Mr.Robert Kallien
Village of Oak Brook
1210 Oak Brook Road
Oak Brook,IL 60523
RE: Response to Engineering Department Comments
Dear Mr.Kallien,
We are in receipt of your comments dated July 1,2009 and would like to offer the following
responses.
1. In regards to stormwater management,the storage volume proposed by the
developer seems short of what may be required of a site this size and of this level
of impervious area. We will leave itt up to the developer to provide us with the
calculations now,or wait to address this at the time of permit Also,the amount
of area dedicated to stormwater storage and BMPs seems like it could be enlarged
in the grass section in the rear of the property.
RESPONSE: The developer will submit stormwater detention calculations
along with the full civil engineering drawings at building permit application. This
project will comply with all stormwater requirements and Best Management
Practices as required by the Village of Oak Brook
2. For the zoning issues,site topography is not required. However,grading and
stormwater items may later surface that are not currently identified. The 6/16/09
letter states that the revised ALTA survey win include site topography—it must
utilize at least 2 Village benchmarks.
RESPONSE: The revised ALTA survey includes existing site topography and
includes 2 Oak Brook benchmarks,as requested. Itis understood by the
developer that the Village may have additional comments when the final
engineering plans,including grading and drainage design,are submitted for Village
engineering review. The developer and its consultants will address those
comments when received as part of the engineering review and approval process.
3. There isn t a water main on York Road to service this development However,
there is a main(6" or 8') on Wood Glen Lane that could be utilized.
RESPONSE: Noted. The proximity of water main infrastructure was discussed
with Don Lang(Village Public Works) on 4/27/09. Don indicated there is an 8"
water main located within Woodridge Dr.,which becomes a 6"main within the
adjacent subdivision,which could serve this development. It may be necessary to
bore under York Road to access this water main. The topographic and utility
survey will indicate the location of this water main.
2610 Lake Cook Road I Suite 150 1 Riverwoods,IL 60015 1 tele 847.444.0400 1 fax 847.4410740 toll-tree 866.443.0701 1 wur\v.irgensllc.com
/.
4. An existing 96"storm sewer and easement near the rear of this parcel needs to be
shown.
RESPONSE: The surveyor is reviewing public records to determine the location
of this storm sewer easement If the easement is found to be located on or in
close proximity to the site,the surveyor will update to the ALTA survey to include
the easement
5. We have met with Tollway representatives and have received various documents
which we have forwarded to the developer. The various parcel and easement
information will need to be sorted out with the survey and Final Plat
RESPONSE: As requested by the engineering department,the revised ALTA
includes the tract numbers of surrounding properties owned by the Tollway.
6. Regarding sanitary service, Flagg Creek has indicated the preferred connection
point is located at the north end of the 2000 York Road property.This requires a
directional bore under the Tollway.
RESPONSE: Noted. Pat Giacobbe at Flagg Creek indicated via email on
6/16/09 this connection to their 10"sewer main south of the Tollway would be
acceptable. Additionally,V3 Companies has contacted the Tollway who has
indicated in concept they are agreeable to the sanitary sewer extension to be bored
under their ramp.
7. The site lay-out has several issues:
A. Parking lot screening was requested to be totally removed by a variance
for the north side of the site. There is a possibility that screening could
be provided by a planter box with small shrubs in the median north of
the northernmost parking stalls.
RESPONSE: The developer will consider planter boxes if the village
desires additional screening on the north side of the property.
B. Regarding the maneuverability of trucks entering/exiting the loading
berth area,the response given by the applicant seems reasonable;we will
let Community Development make the final decision on whether 55 foot
long semitrailers are needed as per Section 13-12-7C.
RESPONSE: Noted
8. The land title survey raises several questions:
A. The 96" storm sewer easement needs to be shown.
RESPONSE: The surveyor is reviewing public records to determine the
location of this storm sewer easement. If the easement is found to be
located on or in close proximity to the site,the surveyor will update to
the ALTA survey to include the easement
2610 Lake Cook Road I Suite 150 1 Riverwoods,IL 60015 1 tele 847.444.0400 1 fax 847.444.0740 1 toll-free 866.443.07'01 1 Www.irgensllc.com
B. Two of the perpetual easements for highway and utility purposes may be
able to be vacated.
RESPONSE: We would welcome the vacation of the 15'easements.
C. We understand the "15'parcel condemned for highway purposes per
court case 57-926"note within Parcel 3 was in error.
RESPONSE: The note regarding the 15' condemned parcel was indeed an error.
Accordingly,the note has been removed from the revised survey.
D. Note 3 states that the property lies within Zone X on the floodplain map.
That is incorrect;none of the property is within a floodplain.
RESPONSE: The surveyor persists that the site is indeed located in
Zone"X",an area which is the least affected by flood waters. A
subsequent conversation can arranged with the surveyor if a disagreement
continues.
9. In regards to the access to York Road,with the applicant gaining control of the
northerly parcel,the differentiation of the Village owned frontage road and the
driveway should be easy to discern. Also,there may need to be a vacation of part
of the right-of-way and/or roadway easements. Additionally,the entranceway
width and radii will be checked at the building permit stage.
RESPONSE: The developer is willing to work with the village to determine the best solution
for distinguishing the boundary between the frontage road and the driveway. It is noted that
the width and radii will be confirmed prior to issuance of a building permit.
10. The proposed development is on 5 parcels and a subdivision plat is required,as
none of the parcels are lots of record.This must be completed prior to any
building permits being issued.
RESPONSE: A subdivision plat will be created and the lots will be recorded
prior to permit issuance.
11. The issue of access from northbound York Road raises serious questions.
Presently,the westerly northbound lane is a straight thru lane and the easterly
northbound lane is a straight thru/right tum lane. Traffic from the south must
tum right and go east into the Forest Glen/Woodside Estates Subdivision areas
to the end of the median,accomplish a U-turn and go west through the traffic
signal and cross York Road,and then turn left to go south into this site(see
attached aerial photo). A northbound left turn is not permitted at this traffic
signal.
RESPONSE: The developer acknowledges that the current road configuration is not optimal
for the Forest Glen/Woodside Estates residents or for any future development on this parcel.
2610 Lake Cook Road I Suite 150 1 Riverwoods,IL 60015 1 tele 847.444.0400 1 fax 847.444.0740 1 toll-free 866.443.0701 1 www.irgensllc.com
7,
We are willing to work with the village to make the necessary roadway improvements to
improve access for all parties.
If you have any questions,please contact me at(847)444-0400.
Regards,
IRGENS DEVELOPMENT PARTNERS,LLC
Rick A.Nelson
Vice President
2610 Lake Cook Road I Suite 150 1 Riverwoods,IL 60015 1 tele 847.414.0400 1 fax 847.44.0740 toll-free 866.443.07,01 www.irgensllc.crnn
PGE 0 F 044-
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VILLAGE OF OAK BROOK
Interoffice Memorandum
DATE: June 3, 2009
TO: Robert L. Kallien, Jr. Director of Community Development
FROM: Dale L. Durfey, Jr., P.E., Village Engineer
SUBJECT: York Road Development Partners, LLC — 1802 and 1806 York Road Map
Amendment, Text Amendment, Special Use and Variations
As per your request of May 15, 2009, and the P&Z Policy, Phil and I have reviewed the file you
forwarded. As we understand it, the applicant is seeking a map amendment to rezone the
property from R-3 to 0-4, a text amendment to allow a medical office building as a special use in
the 0-4 district, as well as a special use to construct the building and several variations.
After reviewing the documents, we offer the following comments:
1. In regards to stormwater management, all that was submitted was a proposed location of
an underground detention facility in the lower parking deck. Storm water calculations
need to be submitted to obtain a size for the storage facility to make sure it will fit in the
available space. Also, this development must comply with the new Best Management
Practices requirements. Underground storage does not provide any BMP benefits, so
other practices will need to be installed.
2. Site topography with two Oak Brook benchmarks should be provided so that other
grading/stormwater items may be identified.
3. There isn't a water main on York Road to service this development. However, there is a
main(6" or 8") on Wood Glen Lane that could be utilized.
4. An existing 96" storm sewer and easement near the rear of this parcel needs to be shown.
We are checking further with the Tollway on property limits in this area as well.
1802&1806 York Development.doc 1
5. Regarding sanitary service, Flagg Creek has indicated the preferred connection point is
located at the north end of the 2000 York Road property. This requires a directional bore
under the tollway.
6. The site lay-out has several issues:
A. Parking lot screening needs to be placed around all of the parking areas, and the
screening needs to be on the lot itself. The current exhibit does not meet the
required height. Compliance is required or additional variations needed from
section 13-12-413.
B. There needs to be ten feet between all parking stalls and lot lines or additional
variation needed for section 13-12-3H.
C. There is a question on the maneuverability of trucks entering/exiting the loading
berth area. An exhibit should be provided demonstrating the functionality of the
current configuration. Also, the issue of truck size needs discussion. The code
(section 13-12-7C) requires access for a 55 foot long tractor semitrailer.
7. The land title survey raises several questions:
A. The 96 storm sewer easement needs to be shown.
B. Two of the perpetual easements for highway and utility purposes may be able to
be vacated.
C. Within Parcel 3, the "15' parcel condemned for highway purposes per court case
57-926" should not be part of the property.
D. Note 3 states that the property lies within Zone X on the floodplain map. That is
incorrect; none of the property is within a floodplain.
8. In regards to the access to York Road, where will the Village owned frontage road be
stopped and the private lot begin? There may need to be a vacation of part of the right-of-
way and/or roadway easements. Also, the entranceway should be dimensioned to ensure
that proper width and radii are present per code.
9. The proposed development is on 4 parcels and a subdivision plat is required, as none of
the parcels are lots of record. This must be completed prior to any building permits being
issued.
10. It appears the trash enclosure will be located less than 10 feet from a lot line; however,
this line faces the Tollway property and needs to be discussed.
1802&1806 York Development.doe 2 ,�
11. At the underground parking deck entrance/exit, the exit opening is less that 12 feet wide,
which is typically the minimum width for driveway entrances.
Attached are blank copies of our permit review check sheets so the applicant can be aware of
other smaller items that will need to be addressed by the time of permit. (Nor, /NC-)
Since complete site plan drawings were not submitted, there may be other issues that will surface
when a building permit is applied for and a full and complete review is accomplished.
If any submitted drawings are used as exhibits to ordinances, a note should be added within the
ordinance to the effect that:
Notwithstanding the attached exhibits, the applicant shall meet all Village
Ordinance requirements at the time of building permit application except as
specifically varied or waived.
This would prevent an applicant from forcing the Village to issue a permit based on sub-standard
items that may be depicted on the drawings (these types of drawings are usually conceptual in
nature and do not contain the detail necessary for a full review regarding building permit items).
1802&1806 York Development.doc 3 t
•
P 4
IRGrENS
DEVELOPMENT PARTNERS,LLC Milwaukee I Chicago Phoenix
June 16,2009 E V
Mr.Robert K.allien
Village of Oak Brook JUN 2 9 2009
1200 Oak Brook Road
Oak Brook,IL 60523 -
RE: Response to Engineering Department Comments COfyiIVIUPH Y IDEVEL
Dear Mr.Kallien,
We are in receipt of your comments dated June 3,2009 and would like to offer the following
responses.
1. In regards to stormwater management,all that was submitted was a proposed
location of an underground detention facility in the lower parking deck Storm
water calculations need to be submitted to obtain a size for the storage facility to
make sure it will fit in the available space.Also,this development must comply
with the new Best Management Practices requirements. Underground storage
does not provide any BMP benefits,so other practices will need to be installed
RESPONSE: The stormwater detention calculations have been completed for
the enclosed site plan based on a release rate of 0.10 cfs/acre for the 100-year
storm event It is proposed to provide the detention volume in two separate
systems due to the site topography and proposed building layout The volume
required for the western portion of the site(0.37 acres)is approximately 0.10 ac-ft
(4,356 cubic feet),which is to be accommodated within oversized storm sewer
pipes and/or the stormwater BMP area indicated on the landscape plan. This area
drains to the lower level, so it's proposed to detain it separately to avoid pumping
the stormwater up to the stormwater vault. This stormwater will be treated with a
naturalized area BMP or mechanical system(i.e.Stormceptor or similar)and
restricted prior to discharging at the southwest comer of the property. The
volume required for the eastern portion of the site(2.00 acres including the
building)is approximately 0.75 ac-ft(32,670 cubic feet),which is allocated for the
stormwater vault integral to lower level 1. This vault will incorporate a restrictor
to control the release rate and an overflow pipe will also be provided. This
stormwater will be treated with a mechanical system(i.e.Stormceptor or similar)
prior to discharging at the southwest corner of the property. This project will
comply with all Best Management Practices as required by the Village of Oak
Brook
2. Site topography with two Oak Brook benchmarks should be provided so that
other grading/stormwater items may be identified.
RESPONSE: As discussed with Dale Durfy on 6/10/09,existing and proposed
site topography is not required at this time. It is understood by the developer that
2610 Lake—_-A Road I Suite 150 1 Riverwoods,IL 60015 1 tele 847.=44.0400 1 fax 847.444.0740 1 toll-Free 866.443.0701 1 www.irgensllc.com
the Village may have additional comments when the final engineering plans,
including grading and drainage design,are submitted for Village engineering
review. The developer and its consultants will address those comments when
received as part of the engineering review and approval process. The revised
ALTA survey includes existing site topography.
3. There isn t a water main on York Road to service this development However,
there is a main(6"or 8'D on Wood Glen Lane that could be utilized.
RESPONSE: Noted. The proximity of water main infrastructure was discussed
with Don Lang(Village Public Works)on 4/27/09. Don indicated there is an 8"
water main located within Woodridge Dr.,which becomes a 6"main within the
adjacent subdivision,which could serve this development It may be necessary to
bore under York Road to access this water main. The topographic and utility
survey should indicate the location of this water main.
4. An existing 96"storm sewer and easement near the rear of this parcel needs to be
shown.We are checking further with the Tollway on property limits in this area as
well.
RESPONSE: The surveyor is searching its records to determine the location of
this storm sewer easement and will indicate its location on the revised ALTA
survey.
5. Regarding sanitary service,Flagg Creek has indicated the preferred connection
point is located at the north end of the 2000 York Road property.This requires a
directional bore under the Tollway.
RESPONSE: Noted. Pat Giacobbe at Flagg Creek indicated via email on
6/16/09 this connection to their 10"sewer main south of the Tollway would be
acceptable. Additionally,V3 Companies has contacted the Tollway who has
indicated in concept they are agreeable to the sanitary sewer extension to be bored
under their ramp.
6. The site lay-out has several issues:
A. Parking lot screening needs to be placed around all of the parking areas,
and the screening needs to be on the lot itself.The current exhibit does
not meet the required height Compliance is required or additional
variations needed from section 13-124B.
RESPONSE: L101 has been corrected to reflect this request.
B. There needs to be ten feet between all parking stalls and lot lines or
additional variation needed for section 13-12-3H.
RESPONSE: An additional variance has been applied for.
2610 Lake Cook Road I Suite 150 1 Riverwoods,IL 60015 1 tele 847.444.0400 1 fax 847.444.0740 1 toll-free 866.443.07101 1 ww?"Argensllc.com
C. There is a question on the maneuverability of trucks entering/exiting the
loading berth area.An exhibit should be provided demonstrating the
functionality of the current configuration.Also,the issue of truck size
needs discussion.The code(section 13-12-7C)requires access for a 55
foot long tractor semitrailer.
RESPONSE: Enclosed is a Fire Truck Exhibit which illustrates the
maneuverability of an Oak Brook fire truck to access the property. The
fire truck is 46.4 ft in length,and the developer anticipates all delivery
trucks for this development will be smaller as Medical Office Buildings
do not receive tractor trailers on their premises. The nature of the
tenants is not mercantile or industrial but rather they are small to mid
scale professional practices that have no need for the load sizes or
volumes associated with tractor trailers. Physicians receive small scale
deliveries of medical supplies and normal office materials such as forms,
copy paper,etc. If there is no clinical lab in the building then they will
have pick up of things such as test tubes of blood for off site testing. All
of the delivery or pick ups associated with this physician office building
will handled by panel trucks or vans.
7. The land tithe survey raises several questions:
A. The 96"storm sewer easement needs to be shown.
RESPONSE: The surveyor is reviewing public records to determine the
location of this storm sewer easement.
B. Two of the perpetual easements for highway and utility purposes may be
able to be vacated.
RESPONSE: We would welcome the vacation of the 15'easements.
C. Within Parcel 3,the"15'parcel condemned for highway purposes per
court case 57-926"should not be part of the property.
RESPONSE: The surveyor has reviewed its records and discovered that the note
about the 15'condemned parcel is an error. The note has been removed from the
revised survey and,therefore,should be included as part of the property.
D. Note 3 states that the property lies within Zone X on the floodplain map.
That is incorrect;none of the property is within a floodplain.
RESPONSE: Note 3 will be updated on the revised ALTA survey.
8. In regards to the access to York Road,where will the Village owned frontage road
be stopped and the private lot begin?There may need to be a vacation of part of
2610 Lake Cook Road Suite 150 1 Riverwoods,IL 60015 1 tele 847.444.0400 1 fax 847.4440740 1 toll-free 866.443.0701 1 w w.irrgensllccom
the right-of-way and/or roadway easements.Also,the entranceway should be
dimensioned to ensure that proper width and radii are present per code.
RESPONSE: It is anticipated the village owned frontage road will stop at 15'west of our
property line,at the western boundary of the access easement. If the easement is vacated,we
are willing to work with the village to determine the best possible solution for both parties.
See sheet EX—Fire Truck Exhibit for the dimensioned entrance way.
9. The proposed development is on 4 parcels and a subdivision plat is required,as
none of the parcels are lots of record.This must be completed prior to any
building permits being issued.
RESPONSE: Lots will be recorded prior to permit issuance.
10. It appears the trash enclosure will be located less than 10 feet from a lot line;
however,this line faces the Tollway property and needs to be discussed.
RESPONSE: While it is located within 10 feet from the property line,the trash enclosure
will be adequately screened to minimize any visual impacts.
11. At the underground parking deck entrance/exit the exit opening is less that 12
feet wide,which is typically the minimum width for driveway entrances.
RESPONSE: The drawings have been corrected to show the correct driveway
entrance dimensions.
If you have any questions,please contact me at(847)444-0400.
Regards,
IRGENS DEVELOPMENT PARTNERS,LLC
6*e
Rick A.Nelson
Vice President
2610 Lake Cook Road I Suite 150 1 Riverwoods,IL 60015 1 tele 847.444.0100 fax 842444.0740 toll-free 866.443.0701 WWW.irgensllc.COM
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00UNT1 July 14, 2009
Village of
Oak Brook Dear Resident:
1200 Oak Brook Road
Oak Brook, 60523-2255
Website The Oak Brook Plan Commission, Zoning Board of Appeals and the Village Board will
www.oak-brook.org be considering a Map Amendment, Text Amendment and Special Use at the Plan
Commission, Zoning Board of Appeals and Village Board meetings as scheduled on
Administration the reverse side of this notice. The Zoning Board of Appeals and Village Board will
630368.5000 9 PP 9
FAX 630.368.5045 also be considering Variation requests at its meetings
Community
Development Thea applications have been filed b York Road Development Partners, LLC
630368.5101 PP� Y� P
FAX 630.368.5128 2610 Lake Cook Road, Suite 150
Riverwoods, IL 60015
Engineering
Department The property in question is located at: 1800, 1802 and 1806 York Road
630.368.5130
FAX 630.368.5128
Relationship of applicant to property: Contract Purchaser
Fire Department
630.368.5200
FAX 630.368.5251
Also shown on the reverse side of this notice is a map* of the area to assist you in
Police Department determining your relationship to the property in question.
630.368.8700
FAX 630.368.8739 The petitioner has submitted applications seeking approval of a map amendment,
text amendment and special use in order to rezone the property from R-3 to 0-4 to
Public Works
Department facilitate the construction of a medical office building on the parcels listed above.
630.368.5270 The text amendment is to add medical offices as a special use in the 0-4 District.
FAX 630.368.5295 The special use request is to allow the construction of an approximate 73,600 square
foot medical office.
Oak Brook
Public LibrarX Several variations are also being requested to the front, side and rear setback
requirements as well as variations to the parking, loading berths and landscaping
600 Oak Brook Road requirements.
Oak Brook,IL 60523-2200
630.368.7700
FAX 630.368.7704 The present property owners of the individual parcels support the requests.
Oak Brook Sports Core If you desire more detailed information, please contact the Community Development
at 630-368-5103 between 8-4, Monday through Friday.
Bath&Tennis Club
700 Oak Brook Road Sincerely,
Oak Brook,IL 60523-4600
630368.6420
FAX 630368.6439
Golf Club Robert L. K e P
2606Director of Community Development
IL 605233-4602
605
Oak Brook,,IL
630.368.6400
FAX 630.368.6419
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AGENDA ITEM
Regular Board of Trustees Meeting
of
July 14, 2009
SUBJECT: Referral—York Road Development Partners, LLC— 1800, 1802 and 1806 York
Road—Map Amendment—Text Amendment— Special Use—Variations
FROM: Robert L. Kallien, Jr., AICP, Community Development Directo
BUDGET SOURCE/BUDGET IMPACT: N/A
RECOMMENDED MOTION: I move to refer the requests for a Map Amendment, Text
Amendment and Special Use to the Plan Commission for review and recommendation and
to the Zoning Board of Appeals for public hearing; and to also refer the requested
variations to the Zoning Board of Appeals for public hearing.
BackLyround/History:
York Road Development Partners, LLC, Contractor-Purchaser of the properties located at 1800,
1802 and 1806 York Road has submitted several petitions in order to redevelop the property and
construct an approximate 74,000 square foot medical office building with some structured
parking.
Recommendation:
Please refer the requests for a Map Amendment, Text Amendment and Special Use to the Plan
Commission for review and recommendation and to the Zoning Board of Appeals for public
hearing and to refer the requested variations to the Zoning Board of Appeals for public hearing.
W�
BOT-Referral-York Road Develop-1800 1802 and 1806 York.doc /
IRGENS
DEVELOPMENT PARTNERS,LLC Milwaukee Chicago Phoenix
June 19,2009
Mr.Robert Kallien
Village of Oak Brook
1200 Oak Brook Road
Oak Brook,IL 60523
RE: Letter of Explanation
Dear Mr. Kallien,
York Road Development Partners,LLC (the "Applicant")is the contract purchaser for 1800, 1802 and 1806
York Road(collectively, the"Property").The Property is bounded by York Road on the east,I-88 on the
west and the I-294 feeder ramp on the south. Currently, 1800 and 1802 York Road are single-family
residences and 1806 York Road is a vacant property. The Property is located in the R-3 zoning district.
The Property is largely underutilized and remains one of the last undeveloped sites in the village. The single-
family residences were constructed in the 1950s and have not been well maintained. The Village of Oak
Brook and its residents would benefit significantly from its redevelopment. With the new Elmhurst Memorial
Hospital under construction one-half(1/2) mile to the north,medical office and/or office is the highest and
best use for the site.
Accordingly, the Applicant desires to construct an office/medical office building on the Property. The
proposed building will consist of three levels and approximately 74,000 square feet. Parking will be
accommodated through a three-level structure, two levels of which will be below grade and not visible from
York Road. The building will be constructed in a fashion that is consistent with the typical level of quality in
the Village of Oak Brook. All submitted plans are conceptual in nature and may change depending upon the
needs and requirements of the future tenants.
Several developers have attempted to redevelop the site in the past but were unable to do so due to multiple
site constraints and challenges. Water service is currently located east of York Road and must be extended
across the road. Sanitary sewer service must be extended across the I-294 feeder ramp. The significant costs
associated with these off-site improvement costs have severely hampered the ability to create a financially
viable project.
From a design perspective,the Property also has unique challenges and constraints that limit the ability to
design an efficient, cost-effective building. The Property has an irregular shape and significant site
topography,both due to the location of the tollway. These constraints make it impossible to design the
building in strict accordance with the applicable zoning codes.
In order to ensure a successful redevelopment of the Property, the Applicant is seeking relief from the zoning
ordinance. This application requests the following actions:
1. Map Amendment
2. Text Amendment
3. Special Use
4. Setback Variances
5. Parking/Loading/Landscaping Variances
2610 Lake Cook Road I Suite 150 1 Riverwoods,IL 60015 1 tele 847.4 4.0400 1 fax 847.449.0740 1 toll-free 866.443.0701 1 www.irgensllc.com
Map Amendment
The Applicant requests to change the zoning classification from R-3 to 0-4. The 0-4 district sets forth the
requirements for a commercial property consistent with the proposed use.
Text Amendment
The Text Amendment is necessary to add additional language to the zoning code to allow medical office as a
special use. The Applicant requests to insert"Medical Offices" at the top of Section 13-10E-2 of the zoning
code.
Special Use
The Applicant requests approval to construct a medical office building as a special use on the Property.
Setback Variance
All requested variances are necessary to design and construct a large enough building that is financially
feasible and meets the required number of parking stalls.The Applicant requests relief from the following
setback requirements from Section 13-10E-3.
■ Front yard—Code requires a 100'setback from the property line abutting York Road. Applicant is
requesting a variance to allow the canopy above the building entrance to extend into the front yard
setback area. The building footprint itself is located at or beyond the 100'setback line,with the
exception of the northeast corner of the building,which encroaches slightly into the setback area.
■ Rear yard—Code requires a 40'setback from the west property line. Applicant is requesting a 30'
setback requirement. The adjacent property is vacant land owned by the Illinois Tollway Authority.
The requested setback relief would not negatively impact visibility from York Road or any expansion
plans of the tollway.
■ Side yard—Code requires a 30'setback from the south property line. Applicant is requesting a 5'
setback requirement. The adjacent property to the south is vacant land owned by the Illinois Tollway
Authority. Once again, the requested setback relief would not impact any expansion plans of the
tollway.
Parking/Loading/Landscape Variance
The Applicant requests relief from the following requirements from Section 13-12.
■ Parkine—Section 13-12-3.H.2 of the code requires a maximum of 6 parking stalls within the front
yard and the parking may not be located within 50'of York Road or 10'of the side yards. Applicant
is requesting a variance to allow additional parking in the front yard and for the parking to be setback
30'from the east property line and 5' from the south property line. The significant topography of
the site presented design challenges and required the building to be placed on the western portion of
the Property,necessitating the placement of parking in the front yard. In order to obtain the
required number of parking stalls for medical offices, the parking lots must be located closer to the
east and south property lines than the code allows. However,landscaping berms with plantings are
planned along those property lines to screen the surface parking from York Road.
■ Loading—Section 13-12-7 of the code requires two off street loading berths to be located in the rear
of the building. Applicant is requesting one loading berth to be located along the south property line.
Medical office buildings do not receive tractor trailers on their premises. The nature of the tenants in
a medical office building is not mercantile or industrial but rather they are small to mid scale
professional practices that have no need for the load sizes or volumes associated with tractor trailers.
All of the delivery or pick ups associated with this physician office building will handled by panel
trucks or vans. Accordingly,a single loading berth would be more than sufficient to handle all
required deliveries. There is not sufficient space available along the rear of the building to place the
loading area and to accommodate the required turn radius for truck access. The loading area was
designed to accommodate access for a fire truck with a length of 46.4 feet and smaller delivery
trucks. The proposed location will not interfere with pedestrian or vehicular traffic and the proposed
landscaping berms will screen the visibility from York Road.
■ Interior Parking Lot Landscaping—Section 13-124C of the code requires interior landscaping in
any parking areas wider than one bay of double parking. Applicant is requesting to exempt from
landscaping the interior parking islands. The proposed parking consists of a three-level structured
parking deck with two levels located below grade. Since the parking area in question is the upper
level of the parking structure, there would be significant costs to provide landscaping in the parking
lot islands. The balance of the landscaping exceeds that which is required by code to help address
the lack of landscaping in the interior parking lot islands.
■ Screening and Landscaping—Section 13-12-43 of the code requires permanent peripheral screening
in side yards adjacent to parking areas. Applicant is requesting to exempt from providing
landscaping along the north property line.
The Applicant greatly appreciates your serious consideration of this zoning application. The goal is to create
a successful project for all parties involved. With the approval of the requested amendments, special uses,
and variances, the Applicant can create a feasible project that enhances the vitality of the surrounding
community. The project will provide the Village of Oak Brook with a new state-of-the-art facility for the
benefit of its residents.
Please note that it is the Applicant's intent to construct a medical office building. However,in the event that
market conditions change or a build-to-suit opportunity arises, the Applicant may consider constructing other
permitted uses within the 0-4 zoning classification.
If you have any questions,please contact me at(847) 444-0400.
Regards,
YORK ROAD DEVELOPMENT PARTNERS,LLC
Rick A. Nelson
Vice President
Print fnrm .,
o� ak
VILLAGE: of OAK BROOK
$ 1200 OAK BROOK'ROAD
OAK BROOK, IL 60523
0OK'�v
630.3615-5103
PETITION APPLICATION for
PUBLIC HEARING
ZONING ORDINANCE: ❑ APPEAL ($300) ❑ VARIATION ($750)
AMENDMENT ($750) ❑ SPECIAL USE ($750)
STORMWATER ORDINANCE: ❑ VARIATION ($750)
PUBLIC HEARING SIGNS ($SO-each lot frontage) F -Enter Number of Street Frontages/Per Parcel
APPLICANT TO COMPLETE NOTE:', ALL APPLICATIONS ARE TO BE RECEIVED BY THE DIRECTOR OF COMMUNITY
DEVELOPMENT AND AFTER AN INITIAL REVIEW WILL BE FILED WITH THE VILLAGE CLERK.
LOCATION OF
SUBJECT PROPERTY 1800, 1802 & 1806 York Road PERMANENT PARCEL NO`.
LOT NO. 1 SUBDIVISION Hoehne's Assessment Plat LEGAL ADDRESS" 1800, 1802 & 1806 York Road
ZONING DISTRICT R-3 ZONING ORDINANCE SECTION 13-10E
ACTION REQUESTED Map amendment from R-3 to 0-4
PROPERTY INTEREST OF APPLICANT: OWNER CONTRACT PURCHASER x AGENT
OWNER(S) OF RECORD See attached PHONE
ADDRESS CITY STATE ZIP
BENEFICIARY(IES)OF TRUST See attached PHONE
ADDRESS CITY STATE ZIP
NAME OF APPLICANT(and Billing Information) York Road Development Partners, LLC PHONE (847)444-0672
ADDRESS 2610 Lake Cook Road, Suite 150 CITY Riverwoods STATE IL ZIP 60015
Contact Name and E-mail Address(s) Robert Oldenburg-roldenburg@irgensllc.com
I(we)certify that all of the above statements and the statements contained in any papers or p)anqubmifted 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) the n of the above subject property as
described in the Village Code. In addition to the above fees,applicant agrees to reimbu the blication costs within 30 days�t billi .
See of�+g C, b/�LC11
Signature of Owner Date Signature%of Applicant Date
DO NOT WRITE IN TH13 SPACE—FOR OFFICE USE ONLY
"� ......
Date Filed w/'� � v0 Fee Paid$. 5�.� Receipt No. Received By
Board of Trustees(Referral) 7Y21' O f Notice Published '7-1Y-479 Newspaper Daily Herald Adj.Property Owners Notified 7^'-0
PUBLIC HEARING DATES: Plan Commission o
y Zoning Board of Appeals g' y 0 5
Board of Tru es g 1 r'o Board of Trustees �7
9'- s-o
(Approval of Ordinance)
SIGNED-VILLAGE CLERK Date 7j2-
21
�"j�wrTil-77✓�
ZONING AMENDMENT FACTORS
Map Amendment
a) The character of the neighborhood;
RESPONSE: York Road is a major thoroughfare through the Village of Oak Brook and
the surrounding neighborhood contains a diverse mixture of property types. Due to
location of I-88 and the feeder ramp to I-294, the area surrounding the property is naturally
divided into three sections: the area immediately surrounding the property; the area south of
the I-294 feeder ramp; and the area north of I-88. Each section has different characteristics.
The property itself consists of two single-family residences and vacant land site. The single-
family residences were constructed in the 1950's. The homes have not been well maintained
over the years and are not representative of the typical home quality in Oak Brook. The
vacant land site previously had a single-family residence, which was demolished several years
ago. There is significant vegetation on the site, consisting of small trees and brush.
The Wood Glen and Forest Glen subdivisions, high quality residential neighborhoods, are
located on the east side of York Road. The subdivisions are well landscaped and have a
good presence from York Road.
The area south of the I-294 feeder ramp is a commercial district including a mix of newer
and older office buildings, retail centers, and a hotel, ranging from single-story to six stories
in height. Several property owners within this section have plans to redevelop the older
properties into retail and office buildings.
The area north of I-88 consists exclusively of residential subdivisions. The neighborhood
contains both older, well maintained homes, as well as brand new luxury homes located on
Tuscan Court. All properties located on the east side of York Road and north of I-88 are
located in the City of Elmhurst.
b) The extent to which property values are diminished by the particular zoning restrictions;
RESPONSE: With a prime location at the intersection of York Road and I-88, the
property is significantly undervalued in the R-3 zoning district. The visibility and access to
the interstate system are ideal attributes for a commercial property and would greatly
enhance the value of the property. Accordingly, we believe the highest and best use of the
property is as a commercial use.
c) The extent to which the removal of the existing limitations would depreciate the value of
other property in the area;
RESPONSE: The removal of existing limitations would not depreciate the value of other
properties. The properties are bounded on all sides by major roads, with I-88 on the north
and west, the feeder ramps on the south, and York Road on the east. A change in zoning
and the subsequent redevelopment of the site would only enhance the value of all other
surrounding property by providing a state-of-the-art, class-A medical facility for the
neighborhood and village. The zoning change will facilitate the redevelopment of the
property in a quality level that is consistent with other properties in Oak Brook.
More specifically, the Woodside and Forest Glen subdivisions will directly benefit from
improved access and aesthetics provided by the development.
d) The suitability of the property for the zoned purposes;
RESPONSE: The property is currently zoned as R-3. The property is surrounded by
major roads on all sides, including York Road on the east, I-88 on the north and west and
the I-294 feeder ramps on the south. With the high traffic counts on the surrounding roads,
residential is not the ideal zoning. The tollway frontage is a detriment to value for residential
properties but is an attribute to a commercial property. Therefore, the property is far better
suited for a commercial zoning.
e) The existing uses and zoning of nearby property;
RESPONSE: The Forest Glen and Woodside neighborhoods located on the east side of
York Road are zoned R-3 and consist of single-family residences.
The properties south of the I-294 feeder ramp are zoned 0-4 and ORA-1 and primarily
consist of commercial properties. 2001 York Road is a six-story Class A office building built
in 1999. 2000 York Road is an older office/warehouse building that is planned for
redevelopment. The Clearwater Center at the corner of York Road and 22nd Street consists
of an existing office building and a mixed use complex currently under construction.
The properties located north of I-88 include a community park zoned CR and a residential
subdivisions zoned R-3. All other properties located north of 1-88 are located within the
boundaries of the City of Elmhurst.
f) The length of time under the existing zoning that the property has remained unimproved
considered in the context of land development
RESPONSE: It is unknown how long the property has been zoned R-3. The single-family
homes were constructed in the early 1950's. Similarly, a single-family home was originally
constructed on the 1806 York Road property but that the improvements were demolished
several years ago. The site is currently a vacant piece of land.
g) The relative gain to the public as compared to the hardship imposed on the individual
property owner;
RESPONSE: The public will benefit from the redevelopment of this parcel, which will
significantly improve the overall aesthetics of the neighborhood. The proposed
redevelopment fits in well with the village's commercial revitalization plan for the section of
York Road immediately between 22nd Street and the I-294 feeder ramp. The anticipated
improvements to York Road will greatly improve the access to the adjacent neighborhoods.
Without changing the zoning, the property will remain in its current state and will not be
able to realize its full potential.
h) The extent to which the proposal promotes the health, safety, morals, or general welfare of
the public;
RESPONSE: The project includes the replacement of two older single-family residences
with a brand new, state-of-the-art building. Access to both the existing frontage road and
the neighboring subdivisions will be improved through improvements to York Road and the
reconfiguration of the signalized intersection. Adding turn lanes will significantly improve
the safety for vehicles entering the neighborhood and the proposed development.
Secondly, the general welfare of the public has been considered in the building design. At
the request of the adjacent neighborhoods, the building height was kept to a low rise.
Furthermore, landscaped berms are planned along York Road to minimize the visual impact
on the neighbors.
Thirdly, the proposed project is a medical office building, which is designed to promote
health and wellness. In addition to physician offices, the building could potentially have
diagnostic imaging, lab services and/or a surgery center. The residents will have better
access to their doctor's office without having to travel to Elmhurst or the surrounding
communities.
i) The relationship of the proposed use to the Comprehensive Plan;
RESPONSE: The property and proposed use fit in well with the village's commercial
revitalization plan to improve the York Road corridor between 22nd Street and the I-294
feeder ramp. In that targeted corridor, several redevelopment projects either proposed or
under construction,including the Clearwater Center project.
The redevelopment of this property is a logical extension of that revitalization plan and
medical office is the ideal use to transition between commercial and residential areas.
Medical office provides a convenient service for the residents, while generating significantly
less traffic than retail. 'The redevelopment of this parcel will continue to enhance the
viability of the York Road corridor.
j) The community need for the use proposed by the property owner.
RESPONSE: The Village of Oak Brook does not currently have any newer medical office
buildings in the village limits. Physicians serving the Oak Brook area are primarily located in
medical office buildings in Elmhurst, Oakbrook Terrace, Lombard, Downers Grove and
Hinsdale, forcing residents to travel outside the village limits for healthcare. A newer, state-
of-the-art medical office building will bring physicians from the surrounding communities to
Oak Brook to establish or expand their medical practices.
Print' orrn:
x VILLAGE of OAK BROOK
�+ 1200 OAK BROOKROAD
OAK BROOK, IL 60523
eaooK 630-368.5103
PETITION APPLICATION for
PUBLIC HEARING
ZONING ORDINANCE: ❑ APPEAL ($300) ❑ VARIATION ($750)
0 AMENDMENT ($750) ❑ SPECIAL USE ($750)
STORMWATER ORDINANCE: ❑ VARIATION ($750)
PUBLIC HEARING SIGNS ($50-each lot frontage) F -Enter Number of Street Frontages/Per Parcel
APPLICANT TO COMPLETE NOTE: ALL APPLICATIONS ARE TO BE RECENED BY THE DIRECTOR OF COMMUNITY
DEVELOPMENT AND AFTER AN INITIAL REVIEW WILL BE FILED WITH THE VILLAGE CLERK.
LOCATION OF
SUBJECT PROPERTY 1800, 1802& 1806 York Road PERMANENT PARCEL NO". 4e.cl
LOT NO. 1 SUBDIVISION Hoehne's Assessment Plat LEGAL ADDRESS" 1800, 1802& 1806 York Road
ZONING DISTRICT R-3 ZONING ORDINANCE SECTION 13-10E
ACTION REQUESTED Text amendment to add "Medical Offices"as a permitted use under Section 13-1 OE-2
PROPERTY INTEREST OF APPLICANT: OWNER CONTRACT PURCHASER X AGENT
OWNER(S) OF RECORD See attached PHONE
ADDRESS CITY STATE ZIP
BENEFICIARY(IES)OF TRUST See attached PHONE
ADDRESS CITY STATE ZIP
NAME OF APPLICANT(and Billing Information) York Road Development Partners, LLC PHONE (847)444-0672
ADDRESS 2610 Lake Cook Road, Suite 150 CITY Riverwoods STATE IL ZIP 60015
Contact Name and E-mail Address(s) Robert Oldenburg-roldenburg@irgensllc.com
I(we)certify that all of the above statements and the statements contained in any papers or plans submitted her with are true to the best of my(our)
knowledge and belief.I(we)give permission to the Village to install public hearing sign(s)on the lof frontages he above subject property as
described in the Village Code. In addition to the above fees,applicant agrees to reimburse t ill cation costs within 30 daysof ing��
-50-e--50-e- aI fF^c�� ��V q
Signature of Owner 915nature of Applicant Date
Do NOT WRITE IN THIS SPACE—FOR OFFICE USE ONLY
e 100,
............... ........................ ........ ............:..... ..................................................._........................................:..........................................................._.........._........................... ..............._4 .... ...... ..... .................._.. _.........................._._....
Date Filed Le "� —0.�1 Fee Paid$ �� Receipt No. Received By C
Board of Trustees(Referral) �" l VINotice Published 7«(-a f Newspaper Daily Herald Adj.Property Owners Notified
PUBLIC HEARING DATES: Plan Commission Zoning Board of Appeals 16
G d�
Board of Trus s g• S.a f Board of Trustees
(Approval ofrdinance)
SIGNED-VILLAGE CLERK Date v
ZONING AMENDMENT FACTORS
Text Amendment
a) The character of the neighborhood;
RESPONSE: Not applicable. The character of the neighborhood was previously addressed
in the Map Amendment Factors.
b) The extent to which property values are diminished by the particular zoning restrictions;
RESPONSE: Not applicable to the proposed text amendment.
c) The extent to which the removal of the existing limitations would depreciate the value of
other property in the area;
RESPONSE: Adding medical offices as a special use would only add value to the other
properties in the neighborhood. Given the permitted uses in the 0-4 zoning classification,
medical offices are the ideal use for the property. Medical offices provide a service for the
benefit of the residents,while generating less traffic than retail.
d) The suitability of the property for the zoned purposes;
RESPONSE: The property is ideally suited for medical offices. First, the property has
tremendous acces s and visibility to the tollway, which are highly desirable for medical
offices. Secondly, medical offices provide an amenity to surrounding residents without
creating significant traffic and other nuisances. Third, with the construction of the new
Elmhurst Hospital less than one mile away, there will be significant demand from physicians
for medical office space. There are no other existing medical office buildings located in the
local area to absorb the demand.
e) The existing uses and zoning of nearby property;
RESPONSE: Not applicable. The existing uses were previously addressed in the Map
Amendment Factors.
f) The length of time under the existing zoning that the property has remained unimproved
considered in the context of land development
RESPONSE: Not applicable to the proposed text amendment.
4C•
g) The relative gain to the public as compared to the hardship imposed on the individual
property owner;
RESPONSE: The public will benefit more from the redevelopment of this parcel as
medical offices than other commercial uses. Medical offices are an amenity to the residents
by providing high quality, convenient offices for physicians while generating less traffic than
retail.
In addition to improving the overall aesthetics of the neighborhood, the anticipated
improvements to York Road will greatly improve the access to the adjacent neighborhoods.
With the current state of the economy, it is not feasible to build traditional offices or retail.
Medical offices, on the other hand, are more resistant to recessions and demand remains
strong, particularly with construction of the replacement Elmhurst Hospital. Without the
proposed text amendment, the property will not be developed in the foreseeable future.
h) The extent to which the proposal promotes the health, safety, morals, or general welfare of
the public;
RESPONSE: Not applicable. The existing uses were previously addressed in the Map
Amendment Factors.
i) The relationship of the proposed use to the Comprehensive Plan;
RESPONSE: As previously discussed in the Map Amendment Factors, the property is
immediately adjacent to a corridor targeted for commercial revitalization. The property is a
logical extension of that revitalization plan. With commercial properties located to the south
and single-family residential homes located to the north and east, the property is a buffer
between commercial and residential areas. Medical offices are an ideal use for the transition
area because it provides the community benefits discussed in (g) above while minimizing
traffic.
j) The community need for the use proposed by the property owner.
RESPONSE: As previously discussed in the Map Amendment Factors, there are no class-A
medical office buildings in the Village of Oak Brook. With the construction of the
replacement Elmhurst Hospital, demand for medical offices will only increase. A new
medical office building will bring physicians from the surrounding communities to Oak
Brook to expand or establish offices.
QAk 'b
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD'
OAK BROOK, IL 60523
0��8800K�yy 630-368.5103
PETITION APPLICATION for
PUBLIC HEARING
ZONING ORDINANCE: ❑ APPEAL ($300) ❑ VARIATION ($750)
❑ AMENDMENT ($750) Q SPECIAL USE ($750)
STORMWATER ORDINANCE: ❑ VARIATION ($750)
PUBLIC HEARING SIGNS ($50-each lot frontage) F3� -Enter Number of Street Frontages/Per Parcel
APPLICANT TO COMPLETE NOTE: ALL APPLICATIONS ARE TO BE RECEIVED BY THE DIRECTOR OF COMMUNITY
DEVELOPMENT'AND AFTER AN INITIAL REVIEW WILL BE FILED WITH TWE VILLAGE CLERK.
LOCATION OF
SUBJ ECT PROPERTY 1800, 1802 & 1806 York Road PERMANENT PARCEL NO". 5 e.e— A 44 C�eA
LOT NO. 1 SUBDIVISION Hoehne's Assessment Plat LEGAL ADDRESS" 1800, 1802& 1806 York Road
ZONING DISTRICT R-3 ZONING ORDINANCE SECTION 13-10E
ACTION REQUESTED Allow for the construction of a medical office building as a special use
PROPERTY INTEREST OF APPL(CANT: OWNER CONTRACT PURCHASER x AGENT
OWNER(S) OF RECORD See attached PHONE
ADDRESS CITY STATE ZIP
BENEFICIARY(IES)OF TRUST See attached PHONE
ADDRESS CITY STATE ZIP
NAME OF APPLICANT(and Billing Information) York Road Development Partners, LLC PHONE (847)444-0672
ADDRESS 2610 Lake Cook Road, Suite 150 CITY Riverwoods STATE IL ZIP 60015
Contact Name and E-mail Address(s) Robert Oldenburg-roldenburg@irgensllc.com
I(we)certify that all of the above statements and the statements contained in any papers or planitted herew'th are true to the best of my(our)
knowledge and belief.I(we)give permission to the Village to install public,hearing sign(s)on a lot fr a above subject property as
described in the Village Code. In addition to the above fees,applicant agrees to reimburse a Vil tion costs within 30 d s billin .
,5e-e- g+lAcl�eli ?207
Signature of Owner Date Signature of Applicant Date
DO NOT WRITE IN THIS SPACE—FOR OFFICE USE ONLY
....... ........ .................... ...
I� -/
Date Filed '� �/ Fee Paid$ b Receipt No. Received By �r �'
Board of Trustees(Referral) y*1g%d f Notice Published 7 Newspaper Daily Herald Adj.Property Owners Notified 7 d�
PUBLIC HEARING DATES: Plan Commission Zoning Board of Appeals 0 �l
Board of Trustees �' `Og Board of Trustees
(Approv of Ordinance)
SIGNED-VILLAGE CLERK Date v /
SPECIAL USE FACTORS
1. Is of the type described in subsection Al of this Section, is deemed necessary for the
public convenience at that location;
RESPONSE: Not applicable. The proposed project will not be operated or occupied
by a public agency.
2. Is so designed, located and proposed to be operated that the public health, safety and
welfare will be protected;
RESPONSE: The building will be constructed by highly qualified contractors in
strict accordance with Oak Brook's building codes. The building will consist of high
quality building materials to ensure first-rate aesthetics.
Access to both the existing frontage road and the neighboring subdivisions will be
improved through the anticipated improvements to York Road and the
reconfiguration of the signalized intersection. Adding turn lanes will significantly
improve the safety for vehicles entering the neighborhood and the proposed
development.
The general welfare of the public has been considered in the building design. The
building height was kept to a low rise to minimize the visual impact on the
neighborhood. Furthermore, landscaped berms are planned along York Road to
minimize the visual impact on the neighbors.
3. Would not cause substantial injury to the value of other property in the neighborhood
in which it is located.
RESPONSE: The construction of the proposed project will enhance the vitality of
the neighborhood. Replacing the older single-family residences with a state-of-art
medical office building will only enhance property values of the surrounding
neighbors. The anticipated improvements to York Road will lead to better access for
the residents of the adjacent neighborhoods.
G.
• Pnrit Form '
O'Qk
VILLAGE OF OAK BROOK
1200 OAW BROOK ROAD
OAK BROOK, IL 60523
gaoo�`yv 630.368.5103'.
PETITION APPLICATION for
PUBLIC HEARING
ZONING ORDINANCE: ❑ APPEAL ($300) Q VARIATION ($750)
❑ AMENDMENT ($750) ❑ SPECIAL USE ($750)
STORMWATER ORDINANCE: ❑ VARIATION ($750)
PUBLIC HEARING SIGNS ($50-each lot frontage) 3❑ -Enter Number of Street Frontages/Per Parcel
APPLICANT TO COMPLETE NOTES ALL APPLICATIONS ARE TO BE RECEIVED BY THE DIRECTOR OF COMMUNITY
DEVELOPMENTAND AFTER AN INITIAL REVIEW WILL BE FILED WITH THE VILLAGE CLERK.
LOCATION OF
SUBJECT PROPERTY 1800, 1802 & 1806 York Road PERMANENT PARCEL NO*. 5 e- Ot0-A C
LOT NO. 1 SUBDIVISION Hoehne's Assessment Plat LEGAL ADDRESS* 1800, 1802& 1806 York Road
ZONING DISTRICT R-3 ZONING ORDINANCE SECTION 13-12
ACTION REQUESTED Variances for(1) 100'front yard setback from York Road; (2)40' rear yard setback; and (3) 30'
side yard setback from south property line.
PROPERTY INTEREST OF APPLICANT: OWNER CONTRACT PURCHASER x AGENT
OWNER(S) OF RECORD See attached PHONE
ADDRESS CITY STATE ZIP
BEN EFICIARY(IES)OF TRUST See attached PHONE
ADDRESS CITY STATE ZIP
NAME OF APPLICANT(and Billing Information) York Road Development Partners, LLC PHONE (847)444-0672
ADDRESS 2610 Lake Cook Road, Suite 150 CITY Riverwoods STATE IL ZIP 60015
Contact Name and E-mail Address(s) Robert Oldenburg-roldenburg@irgensllc.com
I(we)certify that all of the above statements and the statements contained in any papers or pl sub itted h r with are true to the best of my(our)
knowledge and belief.I(we)give permission to the Village to install public hearing sign(s)o e to f he above subject property as
described in the Village Code. In addition to the above fees,applicant agrees to reimburs the V' ation costs within 30 days illin
5e� ot t4-etc�ed
Signature of Owner Date Signature of Applicant Date
DO NOT WRITE IN THIS SPACE—FOR OFFICE,USE ONLY
_......../__� ... . G..:. ...- ......
Date Filed G0�2 � Fee Paid$ 7.�d � Receipt No Received By
Board of Trustees(Referral) 7 1V'O f Notice Published 7'/K 0 Newspaper Daily Herald Adj.Property Owners Notified ? Ay a7
PUBLIC HEARING DATES: Plan Commission 7 ;to• d Zoning Board of Appeals u y y
Board of Tru ees .0' a S Board of Trustees %' •O g
(Approv f Ordinance)
SIGNED-VILLAGE CLERK Date ��
VARIATION STANDARDS
Building Setbacks
1. a. The property in question cannot yield a reasonable return if permitted to be used only
under the conditions allowed by the regulations governing the district in which it is located.
RESPONSE: There are three limiting factors or hardships that significantly impact the
design of the property: size, shape and topography. These factors severely limit our ability to
design a reasonable sized building for the property.
First, the property is approximately 2.0 acres. The mandated setback requirements are
significantly more onerous on a smaller property of this size than a larger property. The 100'
setback on the front yard takes away a significant portion of the property in which the
building footprint can be located, making it impractical to design the site in strict accordance
with the code.
Secondly, the property has a very irregular shape due to the construction of I-88 and the I-
294 feeder ramp, the property's west and south boundaries, respectively. These artificial
boundaries led to a triangular shaped property, which limits our ability to efficiently design
the site.
Thirdly, there is significant topography on the property, sloping down from York Road
towards the tollway. The topography creates challenges in designing the site, as well as
significant costs to remove excess fill to balance the site.
The requested variances are sought for the sole purpose of allowing a large enough building
to make the project financially feasible. Without the variances, a positive return cannot be
achieved.
1. b. The plight of the owner is due to unique circumstances.
RESPONSE: The site is extremely unique relative to the other properties in the area. No
other properties are bounded on two sides of the tollway. The adjacency to the tollway is
directly responsible for the irregular shape and the topography of the property. In addition,
most of the other properties in commercial zoning districts are larger in size, more regularly
shaped and have less topography. They, therefore, would be less impacted by the unique
circumstance stated in 1a.
1. C. The variation,if granted,will not alter the essential character of the locality.
RESPONSE: The proposed project will fit in well with the character of the locality. The
requested variances are necessary to facilitate the redevelopment of the property in a similar
manner in which normal conditions were present. The requested variances would not alter
the project in any way that would impact the character of the area.
2. a.The particular physical surroundings, shape, or topographical conditions of the specific
property involved would bring a particular hardship upon the owner as distinguished from a
mere inconvenience if the strict letter of the regulation were to be carried out.
RESPONSE: If the proposed project was designed in strict accordance with the zoning
code,we could not fit enough building area onto the property to make the project financially
feasible. There are significant site improvements costs associated with the redevelopment of
this property, including road improvements to York Road and extending utilities to the site.
Due to the size, shape, and topography of the property, building setback relief is essential to
getting a building size that can absorb these unique costs.
2. b.The condition upon which the petition for variation is based would not be applicable
generally to the other property within the same zoning classification.
RESPONSE: No other properties in the 0-4 zoning classification face the same challenges
as our property. Each of the other properties is larger in size, has less site topography,and is
more regularly shaped. The physical site constraints are absolutely unique to our property.
2. c.The granting of the variation will not be detrimental to the public welfare or injurious to
other property or improvements in the neighborhood in which the property is located.
RESPONSE: The requested variances will not adversely affect the public welfare of the
neighborhood. The requested setback variances on the rear yard (west property line) and
side yard (south property line) abut land owned by the Illinois Tollway Authority. These
yards are adjacent to I-88 and the I-294 feeder ramp, respectively. The variances are not
visible from York Road and would not impact the Tollway Authority's ability to improve the
tollway.
The requested setback variance on the east property line is a minor encroachment into the
front yard to allow for the installation of a canopy above the building entrance. The physical
building footprint is located at or beyond the 100 foot setback line with the exception of the
canopy,which extends slightly into the setback area. A landscaping berm with plantings will
be provided along the east and south property lines to minimize the visual impact of the
variances.
2. d.The proposed variation will not impair an adequate supply of light and air to adjacent
property, or substantially increase the danger of fire, or otherwise endanger the public safety
or substantially diminish or impair property values within the neighborhood.
RESPONSE: All four sides of the property are immediately adjacent to either roads or
rights-of-way, which will not be negatively impacted by our requested variances in any way.
The height of the building is minimized and the building is setback far enough from the east
property line to not impair the supply of light and air to the residential neighborhoods on
the east side of York Road. The building will be constructed in strict accordance to the fire -�
T /�
codes and will be fully equipped with a "wet" sprinkler system to ensure there is no
increased danger of fire. Overall, the proposed project will not negatively impact property
values within the neighborhood due to the requested variances.
2. e.That the purpose of the variation is not based exclusively upon a desire to make more
money out of the property.
RESPONSE: The variances are requested for the sole purpose of allowing a large enough
building for the project to be financially feasible, not to generate excess profits. Without the
variances, the project cannot absorb all of the off-site improvement costs and premium
construction costs directly attributed to the property's unique circumstances.
2. f. That the alleged difficulty or hardship has not been created by any person presently having
an interest in the property.
RESPONSE: The applicant is currently the contract purchaser of the properties. The
natural topography of the site and the irregular shape are both due to the location of the
tollway. Neither the applicant nor the present land owners are responsible for the hardship.
Gail Polanek
From: Robert Oldenburg [ROldenburg@irgensllc.com]
Sent: Tuesday, July 14, 2009 4:11 PM
To: Gail Polanek
Subject: Clarification on Variance requests
Gail,
Per your voice message,please see my responses below.
1. Front Yard Setback—The canopy extends approximately 18ft into the York Road 100' setback line.
2. Parking Stalls in Front Yard—This depends upon whether front yard is defined as 100' from the property line or all
property between the building and York Road. There are 46 stalls in front of the 100' setback line and 5 more (total
51) that have partial overlaps with the line. Otherwise,we have 106 total parking stalls on the grade level,
approximately 8 stalls of which are located west of the most easterly point of the building. As the building is on an
angle it's a bit hard to define front yard.
3. Landscaping along north property—We are requesting to be exempt from providing landscaping along the north
property because, due to the required location and slope of the underground parking and access drive, there is not
sufficient space along the north property line to provide a landscaped berm.
4. Elevator-We have two proposed for the three story building and two levels of parking, one is passenger size and one
is a service size to allow a stretcher inside. The larger one has a platform size of—6'-6"wide by T-0" deep. The
passenger elevator has a platform size of— T-0"wide by 6'-0" deep.
Please call if you need any further clarification.
Thanks.
Rob
Robert A. Oldenburg
Development Director
IRGENS DEVELOPMENT PARTNERS,LLC
2610 Lake Cook Road, Suite 150
Riverwoods, IL 60015
Direct: 847.444.0672
Office: 847.444.0400
Facsimile: 847.444.0740
Toll Free: 866.443.0701
www.irgensllc.com
roldenbur a,irgensllc.com
CONFIDENTIALITY NOTICE: This transmission contains confidential and privileged
information only for the use of the intended recipient. If you are not the
intended recipient, any disclosure, distribution, use or copying of the
contents herein is strictly prohibited. If you have received this transmission
in error, please destroy it and immediately notify the sender by reply e-mail.
WARNING: Irgens Development Partners, LLC (Irgens) is acting,'solely in the
capacity of soliciting, providing and receiving information and proposals and
negotiating the same on behalf of its principals. Irgens does not have any
authority to bind its principals. Irgens makes no representation or warranty,
express, implied or otherwise, that acceptance of any terms contained herein
1
- 3 .
. • � '. Pont dorm �`
�pqk
VILLAGE OF OAK BROOK.
1200 OAK BROOK ROAD'.
OAK BROOK,,IL 60525
QAoot��yy 630-368.5103
PETITION APPLICATION for
PUBLIC HEARING
ZONING ORDINANCE: ❑ APPEAL ($300) ❑X VARIATION ($750)
❑ AMENDMENT ($750) ❑ SPECIAL USE ($750)
STORMWATER ORDINANCE: ❑ VARIATION ($750)
PUBLIC HEARING SIGNS ($50-each lot frontage) [ -Enter Number of Street Frontages/Per Parcel
APPLJCANTTO COMPLETE NOTE: ALLAPPLICATIONSAREJOBERECEIVED BYTHE DIRECTOR OFCOMMUNITY
DEVELOPMENT AND AFTER AN INITIAL REVIEW WILL BE FILED WITH THE VILLAGE CLERK.
LOCATION OF
SUBJECT PROPERTY 1800, 1802 & 1806 York Road PERMANENT PARCEL NO*. g#- 01
LOT NO. 1 SUBDIVISION Hoehne's Assessment Plat LEGAL ADDRESS" 1800, 1802& 1806 York Road
ZONING DISTRICT R-3 ZONING ORDINANCE SECTION 13-12
ACTION REQUESTED Variances for(1) parking in the front yard and distance from the east property line; (2) parking
setback from south property line; (3)#of loading berths and location; (4) interior landscaping of parking areas; and
S Qn SCQ .h q en �1b r0 e / i"e,
PRO TY INTEREST OFAPPLICANT: OWNER CONTRACT PURCHASER x AGENT
OWNER(S) OF RECORD See attached PHONE
ADDRESS CITY STATE ZIP
BEN EFICIARY(IES)OF TRUST See attached PHONE
ADDRESS CITY STATE ZIP
NAME OF APPLICANT(and Billing Information) York Road Development Partners, LLC PHONE (847)444-0672
ADDRESS 2610 Lake Cook Road, Suite 150 CITY Riverwoods STATE IL ZIP 60015
Contact Name and E-mail Address(s) Robert Oldenburg-roldenburg@irgensllc.com
I(we)certify that all of the above statements and the statements contained in any papers or p1gosAubmitted herewith are true to the best of my(our)
knowledge and belief.I(we)give permission to the Village to install public hearing signs) e I s the above subject property as
described in the Village Code. In addition to the above fees,applicant agrees to reimb a th kation costs within 30 days billin .
stc al�'taclned
Signature of Owner Date Signature of Applicant Date
DO NOT WRITE IN TH13 SPACE--FOR OFFICE USE ONLY
..:.... ........... _......... ............O _.......
Date Filed
.........._
Fee Paid$ �� Receipt No Received By
Board of Trustees(Referral) 7-IV-Of Notice Published 7 Newspaper Daily Herald Adj.Property Owners Notified
PUBLIC HEARING DATES: Plan Commission ?' D 9 Zoning Board of Appeals
Board of Tru es 8� g2.S- O 9 Board of Trustees
(Approv f Ordinance)
SIGNED-VILLAGE CLERK Date
0 v?i Zo
• •
VARIATION STANDARDS
Parking/Loading/Landscaping Setbacks
1. a. The property in question cannot yield a reasonable return if permitted to be used only
under the conditions allowed by the regulations governing the district in which it is located.
RESPONSE: Not applicable. This was previously addressed in the Variation Standards for
building setbacks.
1. b. The plight of the owner is due to unique circumstances.
RESPONSE: Not applicable. This was previously addressed in the Variation Standards for
building setbacks.
1. C. The variation,if granted,will not alter the essential character of the locality.
RESPONSE: The proposed project will fit in well with the character of the locality. The
requested parking, loading and landscape variances are necessary to facilitate the
redevelopment of the property in a similar manner in which normal conditions were present.
The requested variances would not alter the project in any way that would impact the
character of the area.
2. a.The particular physical surroundings, shape, or topographical conditions of the specific
property involved would bring a particular hardship upon the owner as distinguished from a
mere inconvenience if the strict letter of the regulation were to be carried out.
RESPONSE: Not applicable. This was previously addressed in the Variation Standards for
building setbacks.
2. b.The condition upon which the petition for variation is based would not be applicable
generally to the other property within the same zoning classification.
RESPONSE: Not applicable. This was previously addressed in the Variation Standards for
building setbacks.
2. c.The granting of the variation will not be detrimental to the public welfare or injurious to
other property or improvements in the neighborhood in which the property is located.
RESPONSE: The requested variances will not adversely affect the public welfare of the
neighborhood. The parking in the front and side yards will be heavily screened by
landscaping berms, minimizing the visibility from York Road.
Medical office buildings typically receive infrequent deliveries. A single loading berth will be
sufficient to handle all required deliveries. The largest truck that will require access to the
site is a garbage truck. The loading berth is located in the front yard of the building but will
be screened by the landscaping berms on the south and east property lines.
With structured parking located directly below the surface parking lot, there would be
significant costs to provide landscaping built into the parking lot islands. The overall
landscaping exceeds that which is required by code. This is done to help address the lack of
landscaping in the interior parking lot islands.
2. d.The proposed variation will not impair an adequate supply of light and air to adjacent
property, or substantially increase the danger of fire, or otherwise endanger the public safety
or substantially diminish or impair property values within the neighborhood.
RESPONSE: The parking, loading and landscape variances will not impact the supply of
light and air to any of the neighboring property owners. Similarly, there is no increased
danger of fire or public endangerment. The request variances are benign in nature and are
partially mitigated by excess landscaping.
Overall, the proposed project will not negatively impact property values within the
neighborhood due to the requested variances.
2. e.That the purpose of the variation is not based exclusively upon a desire to make more
money out of the property.
RESPONSE: The variances are requested for the sole purpose of allowing a large enough
project to be financially feasible, not generate excess profits. Without the variances, the
property cannot be redeveloped.
2. f. That the alleged difficulty or hardship has not been created by any person presently having
an interest in the property.
RESPONSE: The applicant is currently the contract purchaser of the property. The
natural topography of the site and the irregular shape are both due to the location of the
tollway. Neither the applicant nor the present land owners are responsible for the hardship.
rr
� 1
IRGENS_
DFVFLOPMENT PARTNERS,1.1 C Vilxxaukcc Chic.te(, I lmoli\
MEMORANDUM
TO: Mr. Robert Kalben
FROM: York Road Development Partners,LLC
DATE: June 18, 2009
RE: Traffic Impact Analysis
The enclosed traffic impact analysis provides supporting information for the zoning application for 1800,
1802 and 1806 York Road in Oak Brook. We have compiled information on the existing infrastructure and
traffic information and analyze the estimated traffic impact of a 74,000 square foot medical office building.
Existing Conditions
Site Location and Lund Use
The site is located on the west side of York Road,midway between Interstate 88 ("I-88") and the Interstate
294 feeder ramps "feeder ramps") in the Village of Oak Brook. The Forest Glen and Woodside subdivisions
are located on the east side of York Road. Two single-family homes and one vacant land parcel are located
on the west side.
Site Accessibility
The section of York Road between 1-88 and the feeder ramps is a four lane road with a posted speed limit of
45 miles per hour. There is signalized intersection located at York Road and Wood Glen Lane. The Wood
Glen Lane intersection provides the sole access point to the Forest Glen and Woodside neighborhoods. The
intersection also provides access to a frontage road for the three parcels on the west side of York Road.
There are no dedicated turn lanes provided in either the northbound or southbound lanes for left or right
turns onto Wood Glen Lane or the frontage road. Left turns are prohibited and are marked by signs. The far
eastern lane of the northbound lanes allows both through traffic and right turns onto Wood Glen Lane.
Right turns onto the frontage road are provided through a "jug handle" configuration. An off-ramp is
provided on the southbound lanes. This allows southbound vehicles to access the frontage road or turn left
onto Wood Glen Lane without making the turns on York Road. Exhibit A is an aerial photo of the existing
intersection.
Existing Traffic, Volumes
According to the Illinois Department of Transportation,an average of approximately 14,300 vehicles pass the
site each day. The traffic counts on York Road are greater north of Roosevelt Road where there are more
commercial uses and less south of the 35th Street,which is primarily a residential district.
A larger percentage of the current traffic comes from the north than the south. This is due to the residential
subdivisions located on the west side of York Road and north of I-88 that use Harger Road to access York
Road. The Harger Road intersection is not signalized and has a right in/right out only. Vehicles that desire
to go northbound on York Road frequently use the Wood Glen Lane intersection to turn around.
'610 1.tkc(;wik 16nac1 Suitt lin I RkLI-vvv'OdS_11.6tHI15 I mlc 847.444.040u j f.i\847.44 1.074() 866.443 A)MI I nsllr.cmi)
L .
r � �
Since Oak Brook and Elmhurst are both mature,established communities,it is not anticipated that there will
be future residential growth that will substantially impact the current traffic volumes.
Estimated Traffic Generation
Development Characteristics
The proposed use is a medical office building consisting of 74,000 square feet. The building is anticipated to
be occupied by physicians for general patient visits.
Trip Generation Estimates
According to the Trip Generation Manual, 711,Edition,an approximate 74,000 square foot medical office building
will generate the following traffic during peak times:
Inbound Outbound Total
Morning Peak Hour 150 40 190
Evening Peak Hour 70 190 260
Daily Trips 1,380 1,380 2,760
Trip Distribution
The estimated traffic that will be generated from the proposed development is expected to be equally
distributed between the areas north and south of the site. Both areas contain an approximately equal amount
of residential homes within a close proximity of the site. Additionally,a small percentage of the generated
traffic will come from the Forest Glen and Woodside subdivisions via Wood Glen Lane.
Evaluation
The proposed medical office building will generate an additional 2,760 vehicles to and from the site each day,
including 190 vehicles in the morning peak hour and 260 vehicles in the evening peak hour. This estimated
traffic will be in addition to the approximately 14,300 vehicles that currently pass the site each day.
Civiltech Engineering is currently engaged by the village to conduct a comprehensive planning study of York
Road and will,in all likelihood,recommend roadway improvements to York Road,including the addition of
left turn lanes. It is recommended that any improvements to York Road should be designed to adequately
support the additional traffic to be generated by the project.
L -�
Exhibit A
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MISCELLANEOUS PAYMENT RECPT#: 37274
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK IL 60523
DATE: 06/24/09 TIME: 15:12
CLERK: pfinaldi DEPT:
CUSTOMER#: 0
INFO: 1800-06 YORK RD.
4302 ZONING/SUBDIVIS 3900.00
AMOUNT PAID: 3900.00
PAID BY: IRGENS/OLDENBURG
PAYMENT METH: MULTIPLE
METH: CH CHECK/REF: 030758
QTY: 1 ADD'L REF:
AMT: 3850.00
METH: CH CHECK/REF: 1241
QTY: 1 ADD'L REF:
AMT: 50.00
REFERENCE:
AMT TENDERED: 3900.00
AMT APPLIED: 3900.00
CHANGE: .00
Owner Information- Parcel 3
Permanent Parcel #: 06-24-303-002
Legal Address: 1800 York Road
Oak Brook, Illinois 60523
Owner of Record: US Sank Lgnd
Owner's Address: 1800 York Road
Oak Brook, Illinois 60523
Beneficiary of Trust: iNeae Lorraine_ Kolodz�ejsk�
Signature of Owner:
j
Date: ���0�
06/18/2009 13:46 FAX 630 665 7609 iIKFM IM0003/0004
June 10,2009
Mr. Robert Kallien
Village of Oak Brook
Department of Community Development
1200 Oak Brook Road
Oak Brook, IL 60523
Re: Parcel Number 06-24-303-002
1800 York Road, Oak Brook, IL
Dear Mr. Kallien,
I am the recorded owner of the above referenced property located in the Village of Oak
Brook. Irgens Development Partners, LLC C Irgens") is the contract purchaser of this
parcel.
I hereby authorize Irgens to submit a formal application to rezone the property from a
residential to a commercial zoning classification and am supportive of their plans to
rezone the property and construct a medical office building on the site.
Sincerely,
>�
Lorraine Kolodziejski
Owner Information- Parcel 1
Permanent Parcel#: 06-24-303-009
Legal Address: 1802 York Road
Oak Brook, Illinois 60523
Owner of Record: James J. Smith
Owner's Address: 115 East Maple St
Lombard, IL 60148
Phone Number: 630-643-6666
Beneficiary of Trust: None
Signature of Owner:
Date: N I
Mr. Robert Kallien
Village of Oak Brook
Department of Community Development
1200 Oak Brook Road
Oak Brook, IL 60523
Re: Parcel Number 06-24-303-009
1802 York Road, Oak Brook, IL
Dear Mr. Kallien,
I am the recorded owner of the above referenced property located in the Village of Oak
Brook. Irgens Development Partners, LLC ("Irgens"), through an agreement with 1806
York Road, LLC, is the contract purchaser of this parcel.
I hereby authorize Irgens to submit a formal application to rezone the property from a
residential to a commercial zoning classification.
Sincerely,
J'--'J� �?�' 'Q
James J. Smith
� -3,
Owner Information- Parcel 2
Permanent Parcel#: 06-24-303-011
Legal Address: 1806 York Road
Oak Brook, Illinois 60523
Owner of Record: 1806 York Road,LLC
Owner's Contact: Anthony Perino
Owner's Address: 2205 Enterprise Drive, Suite 520
Westchester, IL 60154
Phone Number: (708) 562-1800
Beneficiary of Trust: None
\�\)Signature of Owner:
Date: "S �' 7
Qy
Mr. Robert Kallien
Village of Oak Brook
Department of Community Development
1200 Oak Brook Road
Oak Brook, IL 60523
Re: Parcel Number 06-24-303-011
1806 York Road, Oak Brook, IL
Dear Mr. Kallien,
I am the president of 1806 York Road, LLC,the recorded owner of the above referenced
property located in the Village of Oak Brook. Irgens Development Partners, LLC
("Irgens") is the contract purchaser of this parcel.
I hereby authorize Irgens to submit a formal application to rezone the property from a
residential to a commercial zoning classification and am supportive of their plans to
develop a medical office building on the site.
If you have any questions,please contact me at(708) 562-1800.
Sincerely,
ony erino
President
1806 York Road, LLC
C� s,
Namfoof Surrounding P I'tY Pro a *ers
Following are the names and addresses of all surrounding property owners from the property in question for a distance of approximately 250
feet in all directions. The number of feet occupied by all public roads,streets,alleys and Public ways have been excluded in computinq the
250-toot requirement. Said names are as recorded in the office of the county Recorder of Deeds(or the Registrar of Titles of the County)and as
they appear from the authentic tax records of this County within 30 days of the filing of this application. Provide a mailing label for
each Property Owner Listed.
Note: The people on this list will be notified by mail with the information about your request and the meeting schedule.
Name of Property Mailing Address of Property Address Parcel Number
Owner Property Owner
10 Woodridge Drive
ShirleyHuffer Oak Brook,IL 60523 10 Woodridge Drive 06-24-401-003
11 Woodridge Drive
Giedrius Simanskis Oak Brook,IL 60523 11 Woodridge Drive 06-24-401-002
12 Woodridge Drive
Denise Orrico Oak Brook,IL 60523 12 Woodridge Drive 06-24-401-001
2 Woodridge Drive
Arther Mullens Oak Brook,IL 60523 2 Woodridge Drive 06-24-400-002
3 Woodridge Drive
Sanora Cubas Oak Brook,IL 60523 3 Woodridge Drive 06-24-400-003
4 Woodridge Drive
Barbara Nichol Oak Brook,IL 60523 4 Woodridge Drive 06-24-400-004
9 Woodridge Drive
John Fanelli Oak Brook,IL 60523 9 Woodridge Drive 06-24-401-004
4 Yorkshire Woods
Fred Vazquez Oak Brook,IL 60523 4 Yorkshire Woods 06-24-105-023
3 Yorkshire Woods
Robert Oliver Oak Brook,IL 60523 3 Yorkshire Woods 06-24-106-002
2 Yorkshire Woods
Michael Nnam Oak Brook,IL 60523 2 Yorkshire Woods 06-24-302-003
1 Yorkshire Woods
Thomas Moore Oak Brook,IL 60523 1 Yorkshire Woods 06-24-302-002
5 Yorkshire Woods
Dante Pelluso Oak Brook,IL 60523 5 Yorkshire Woods 06-24-105-003
7 Yorkshire Woods
John Stob Oak Brook,IL 60523 7 Yorkshire Woods 06-24-106-001
25 Yorkshire Woods
Dino Delicato Oak Brook,IL 60523 Yorkshire Woods 06-24-101-019
5435 Grand Ave.
Nicholas Giuliaon Western Springs,IL 60558 Tuscan Court 06-24-105-017
16 Tuscan Ct.
Salim Burgos Oak Brook,IL 60523 16 Tuscan Court 06-24-105-018
17 Tuscan Ct.
An ieszka Lucz nski Oak Brook,IL 60523 17 Tuscan Court 06-24-105-022
18 Tuscan Ct.
Thomas Brad Oak Brook,IL 60523 18 Tuscan Court 06-24-105-019
19 Tuscan Ct.
Glen Yorkshire Oak Brook,IL 60523 19 Tuscan Court 06-24-105-021
20 Tuscan Ct.
AnthonyCasaccio Oak Brook,IL 60523 20 Tuscan Court. 06-24-105-020
P.O.Box 40509
Real Estate Tax Advisors Indianapolis,IN 46240 2000 York Road 06-24-307-023
2233 West Street
Pollett Enterprises River Grove,IL 60171 1818 Swift Ave. 06-24-402-029
1715 S.York Road
Zamir Siddi i Oak Brook,IL 60523 1715 S.York Road 06-24-203-007
1719 S.York Road
Maria Maciaf Oak Brook,IL 60523 1719 S.York Road 06-24-203-008
1721 S.York Road
Ismet Feratovic Oak Brook,IL 60523 1721 S.York Road 06-24-203-009
06/18/2009 13:46 FAX 630 665 7609 MKFM IM0002/0004
0
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
i)roperty 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.
i / Y` kde�el��,p
or
Printed Na of Owner P ' e ntApplicant
IZL7/0
Signature of Owner ate Signature of Applicant Date
BILL TO INFORMATION:
lorl- Qsgd Deye6pW%ya+ Fgy,+ Ks� Lfl R-06 0 Ids„ I.M r0. 141,14+-Oco - Z
Print Name/Company Contact Person T- Contact Phone
%(o 1 o to k-e- Cook , S u;{L 1" (L o vQ l-'0eo a-s) it- A0011' 1+1-4 4,--t Pr+7L C
Address To be Billed Aftemate 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.
S
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.
Printed Name of Owner Printeulame of Applicant
J.•s� e9uw� ;W Wate'r V�
Si ature of Owner Date Sign of Ap licant
BILL TO INFORMATION:
1'or(t- React fay-En��.
Print Name/Company Contact Person Contact Phone
SCOla HcaL-e CC) 0o�J S i ISS+ �iv2rvtX�ycQS, (L zot�" &qj
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.
0
Certification 0
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.
6pe kdad /-/- C ROCU �lyatoe My. {C1r'�-ne6,LLC
Pri Name f Owner P . ed N of Applicant
/Z Gj
i nature of—Owner A��tiav� Peas Q�Date i ature f Applicant ate
9 PP
BILL TO INFORMATION:
Yort2 d v�to�Me�.t Favfher'L SLC 9-0\0 0(Ae
Print Name/Company Contact Person Contact Phone
Llo �u f_o,k� 6:.cCAe i2y G�, S'�z (SZ (���Jt�rar,�ds� IL 6w15- S4- 'i+4y-G`4OG
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.
SZ.
Su ject Property Verification
(Complete a separate form for each P.I.N.)
1. Permanent Index Number(P.I.N. from Real Estate Tax Bill): 0 ('0 a 303 002
2. Common Address: IeOO York E.OQrd 1, yak b a � L. (a0y6X
3. Type the Complete Legal Description Below. (Attach a separate page if longer than the area provided)
4. Email the Legal Description to gpolanek(a--)oak-brook.orq
See a4'--ae-KC4
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: LeyI I
Date called: (,
I verify that the information provided above is accurate.
Su sq n /2osso -
Printed Name Signature
Date: (�l/b /0 9 Relationship to Applicant: Ereev��ie /4fljs�e, f
._._.._........ ..._................___._.___..................._-___.._.........._.._.._....._..._............................-
_ DO NOT WRITE IN THIS SPACE-FOR OFFICE USE ONLY
Legal Description Review
Corrections Required Yes No
Approved By: Date
LEGAL DESCRIPTION
PIN: 06-24-303-002
Address: 1800 York Road, Oak Brook,Illinois 60426
PARCEL 1:
THE NORTH 65 FEET OF THE EAST 428.8 FEET OF LOT 1 IN HOEHN'S ASSESSMENT PLAT,
OF PART OF THE SOUTHWEST 1/4 OF SECTION 24,TOWNSHIP 39 NORTH,RANGE 11,EAST
OF THE THIRD PRINCIPAL MERIDIAN, (EXCEPT THAT PART OF THE NORTH 65 FEET OF
THE EAST 428.8 FEET OF SAID LOT 1,WHICH LIES EASTERLY OF A STRAIGHT LINE DRAWN
FROM A POINT IN THE NORTH LINE OF SAID LOT 1,A DISTANCE OF 70.0 FEET WEST OF
THE NORTHEAST CORNER THEREOF,TO A POINT IN THE SOUTH LINE OF THE NORTH 65
FEET OF THE EAST 428.8 FEET OF SAID LOT 1,A DISTANCE OF 67.36 FEET WEST OF THE
SOUTHEAST CORNER THEREOF),AND (EXCEPT THAT PART OF THE NORTH 65 FEET OF
THE EAST 428.8 FEET OF SAID LOT 1,WHICH LIES WESTERLY OF A STRAIGHT LINE
DRAWN FROM A POINT IN THE NORTH LINE OF SAID LOT 1,A DISTANCE OF 175.98 FEET
EAST OF THE NORTHWEST CORNER THEREOF,TO A POINT IN THE SOUTH LINE OF THE
NORTH 65 FEET OF THE EAST 428.8 FEET OF SAID LOT 1,A DISTANCE OF 119.61 FEET EAST
OF THE SOUTHWEST CORNER THEREOF),AND (EXCEPT THAT PART OF THE NORTH 65
FEET OF THE EAST 428.8 FEET OF SAID LOT 1,LYING BETWEEN A LINE JOINING A POINT
IN THE NORTH LINE OF SAID LOT 1,A DISTANCE OF 70.0 FEET WEST OF THE NORTHEAST
CORNER,WITH A POINT IN THE SOUTH LINE OF SAID NORTH 65 FEET OF THE EAST 428.8
FEET OF SAID LOT 1,A DISTANCE OF 67.36 FEET WEST OF THE SOUTHEAST CORNER
THEREOF,AND A LINE PARALLEL TO,AND 15.00 FEET WEST OF THE AFORESAID LINE,
AND ALL GRANTORS'INTEREST IN AND TO THAT PART OF YORK ROAD ABUTTING ON
SAID PROPERTY),ACCORDING TO THE PLAT THEREOF RECORDED MARCH 19, 1947 AS
DOCUMENT 517542,IN DUPAGE COUNTY,ILLINOIS.
PARCEL 2:
THAT PART OF THE NORTH 65 FEET OF THE EAST 428.8 FEET OF LOT 1 OF HOEHNE'S
ASSESSMENT PLAT OF PART OF THE SOUTHWEST QUARTER OF SECTION 24,TOWNSHIP 39
NORTH,RANGE 11,EAST OF THE THIRD PRINCIPAL MERIDIAN,IN DUPAGE COUNTY,
ILLINOIS;LYING BETWEEN A LINE ADJOINING A POINT IN THE NORTH LINE OF SAID
LOT 1,A DISTANCE OF 70.0 FEET WEST OF THE NORTHEAST CORNER,WITH A POINT IN
THE SOUTH LINE OF SAID NORTH 65 FEET OF THE EAST 428.8 FEET OF SAID LOT 1,A
DISTANCE OF 67.36 FEET WEST OF THE SOUTHEAST CORNER THEREOF,AND A LINE
PARALLEL TO AND 15.00 FEET WEST OF THE AFORESAID LINE,AND ALL GRANTORS'
INTEREST IN AND TO THAT PART OF YORK ROAD ABUTTING ON SAID PROPERTY;IN
DUPAGE COUNTY,ILLINOIS.
Subject Property Verification
(Complete a separate form for each P.I.N.)
()(4 a(L 30g at
1. Permanent Index Number(P.I.N. from Real Estate Tax Bill): Q a y 16.3 00!'
2. Common Address: 1 017 � l80(11 yor 1(� qZd. 041c' SrbaK, :E7L. . 1005.23
3. Type the Complete Legal Description Below. (Attach a separate page if longer than the area provided)
4. Email the Legal Description to gpolanek(Qoak-brook.ora
S e k 0% AA-t1 C ,e CA
The Permanent Index Number, Common Address and Legal information provided has Lbeen verified as follows:
DuPage County Records/Research Room: (630-682-7398) Contact Person:
Date called:
I verify that the information provided above is accurate.
4:7,, )) Rosso
Printed Name Signature
Date........ _----___..__......_., Relationshi.p..to..APp...licant:.....CKeguf�llc AS-3iS�w
DO NOT WRITE IN THIS SPACE—FOR OFFICE USE ONLY
Legal Description Review
Corrections Required Yes No
Approved By: Date
Variation Packet-2/4/2008
T4
PIN: 06-24-303-009
Address: 1802 York Road, Oak Brook,Illinois 60426
PARCEL 1:
THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428.8 FEET OF LOT 1 IN
HOEHNE'S ASSESSMENT PLAT OF PART OF THE SOUTHWEST QUARTER OF SECTION 24,
TOWNSHIP 39 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN (EXCEPT
THAT PART OF THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428.8 FEET OF
SAID LOT 1 WHICH LIES EASTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN THE
NORTH LINE OF THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428.8 FEET
OF SAID LOT 1, DISTANT 67.36 FEET WEST OF THE NORTHEAST CORNER THEREOF, TO A
POINT IN THE SOUTH LINE OF THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE
EAST 428.8 FEET OF SAID LOT 1, DISTANT 64.72 FEET, MORE OR LESS, WEST OF THE
SOUTHEAST CORNER THEREOF) AND (EXCEPT THAT PART OF THE SOUTH 65 FEET OF
THE NORTH 130 FEET OF THE EAST 428.8 FEET OF SAID LOT 1 WHICH LIES WESTERLY OF
A STRAIGHT LINE DRAWN FROM A POINT IN THE NORTH LINE OF THE SOUTH 65 FEET
OF THE NORTH 130 FEET OF THE EAST 428.8 FEET OF SAID LOT 1, DISTANT 119.61 FEET
EAST OF THE NORTHWEST CORNER TO A POINT IN THE SOUTH LINE OF THE SOUTH 65
FEET OF THE NORTH 130 FEET OF THE EAST 428.8 FEET OF SAID LOT 1, DISTANT 63.24
FEET, MORE OR LESS, EAST OF THE SOUTHWEST CORNER THEREOF) ACCORDING TO
THE PLAT THEREOF RECORDED MARCH 19, 1947 AS DOCUMENT NUMBER 517542 IN
DUPAGE COUNTY,ILLINOIS.
PARCEL 2:
THE SOUTH 5 FEET OF THE NORTH 135 FEET OF THE EAST 428.8 FEET OF LOT 1 IN
HOEHNE'S ASSESSMENT PLAT OF PART OF THE SOUTHWEST QUARTER OF SECTION 24,
TOWNSHIP 39, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN (EXCEPT THAT PART
THEREOF LYING WESTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT A
POINT ON THE NORTH LINE OF SAID SOUTHWEST QUARTER THAT IS 252.52 FEET WEST,
AS MEASURED ALONG SAID NORTH LINE OF THE NORTHEAST CORNER OF SAID
SOUTHWEST QUARTER AND IN THE ESTABLISHED SOUTHEASTERLY RIGHT OF WAY LINE
OF FEDERAL AID ROUTE 131; THENCE SOUTHWESTERLY, ALONG SAID SOUTHEASTERLY
RIGHT OF WAY LINE WHICH FORMS AN ANGLE OF 49 DEGREES 10 MINUTES 30 SECONDS
(IN THE SOUTHWEST QUADRANT), 979.86 FEET TO A POINT IN THE EASTERLY LINE OF
THE TORODE ESTATE AND THE TERMINATION POINT OF SAID LINE ALSO EXCEPT THAT
PART THEREOF LYING EASTERLY OF THE FOLLOWING DESCRIBED LINE: BEGINNING AT
A POINT ON THE NORTH LINE OF SAID SOUTHWEST QUARTER THAT IS 70 FEET WEST,AS
MEASURED ALONG SAID NORTH LINE OF THE NORTHEAST CORNER OF SAID
SOUTHWEST QUARTER;THENCE SOUTHERLY 295.82 FEET,MORE OR LESS,TO A POINT ON
THE NORTH LINE OF THE SCHOOL LOT THAT IS 58 FEET WEST OF THE EAST LINE OF
SAID SOUTHWEST QUARTER AND THE TERMINATION POINT OF SAID LINE) ACCORDING
TO THE PLAT RECORDED MARCH 19, 1947 AS DOCUMENT NUMBER 517542, IN DUPAGE
COUNTY,ILLINOIS.
PIN: 06-24-303-011
Address: 1806 York Road, Oak Brook,Illinois 60426
PARCEL 1:
THAT PART OF LOT 1 IN HOEHNE'S ASSESSMENT PLAT OF PART OF THE SOUTHWEST 1/4
OF SECTION 24, TOWNSHIP 39 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MARCH 19, 1947 AS
DOCUMENT 517542,DESCRIBED BY COMMENCING AT THE NORTHEAST CORNER OF SAID
LOT 1 AND RUNNING THENCE SOUTH ON SAID EAST LINE, 135.0 FEET; THENCE
CONTINUING SOUTH ON SAID EAST LINE, 160.87 FEET TO THE NORTHEAST CORNER OF
SCHOOL LOT; THENCE WEST ON THE NORTH LINE OF SCHOOL LOT, 58.0 FEET TO THE
SOUTHWEST CORNER OF A TRACT OF LAND CONVEYED TO OAK PARK NATIONAL BANK
BY DEED RECORDED AS DOCUMENT 782579 FOR A POINT OF BEGINNING; THENCE
CONTINUING WEST ON SAID NORTH LINE OF SCHOOL LOT, 74.0 FEET TO THE
NORTHWEST CORNER OF SAID SCHOOL LOT; THENCE SOUTH ON THE WEST LINE OF
SAID SCHOOL LOT, 65.0 FEET TO THE NORTH LINE OF PROPERTY CONVEYED TO THE
ILLINOIS STATE TOOL ROAD COMMISSION BY WARRANTY DEED RECORDED SEPTEMBER
26, 1957 AS DOCUMENT 857785, THENCE WESTERLY ON SAID NORTH LINE, 361.32 FEET TO
ITS INTERSECTION WITH THE EAST LINE OF A SECOND TRACT OF LAND CONVEYED TO
THE OAK PARK NATIONAL BANK BY SAID DEED RECORDED AS DOCUMENT 792579;
THENCE NORTHEASTERLY ON SAID EAST LINE, 168.37 FEET TO THE POINT OF
INTERSECTION OF SAID EAST LINE WITH THE SOUTH LINE OF THE NORTH 135.0 FEET OF
SAID LOT 1; THENCE EASTERLY ON SAID SOUTH LINE OF THE NORTH 135.0 FEET, AS
DISTANCE OF 305.38 FEET TO THE NORTHWEST CORNER OF SAID FIRST TRACT OF LAND,
SAID POINT BEING 64.5 FEET WEST OF THE EAST LINE OF SAID LOT1;THENCE SOUTH OF
THE WEST LINE OF SAID FIRST TRACT OF LAND, 160.86 FEET TO THE POINT OF
BEGINNING, IN DU PAGE COUNTY,ILLINOIS.
PARCEL 2:
THAT PART OF THE SOUTHWEST'A OF SECTION 24,TOWNSHIP 39 NORTH,RANGE 11 EAST
OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED BY COMMENCING AT THE
NORTHEAST CORNER OF LOT 1 OF HOEHNE'S ASSESSMENT PLAT OF SAID SOUTHWEST'A,
ACCORDING TO THE PLAT THEREOF RECORDED MARCH 19, 1947 AS DOCUMENT 517542;
RUNNING THENCE SOUTH ON THE EAST LINE OF SAID LOT 1, (BEING ALSO THE EAST
LINE OF SAID QUARTER SECTION) 135.0 FEET; THENCE CONTINUING SOUTH ON SAID
EAST LINE, 160.87 FEET TO THE NORTHEAST CORNER OF SCHOOL LOT; THENCE WEST
ON THE NORTH LINE OF SCHOOL LOT 58.0 FEET TO THE SOUTHWEST CORNER OF A
TRACT OF LAND CONVEYED TO THE OAK PARK NATIONAL BANK BY DEED RECORDED
AS DOCUMENT 782579; THENCE CONTINUING WEST ON SAID NORTH LINE OF SAID
SCHOOL LOT, 74.0 FEET TO THE NORTHWEST CORNER OF SAID SCHOOL LOT, FOR A
POINT OF BEGINNING; RUNNING THENCE SOUTH ALONG THE WEST LINE OF SAID
SCHOOL LOT, 65.0 FEET TO THE NORTH LINE OF PROPERTY CONVEYED TO THE
ILLINOIS STATE TOLL ROAD COMMISSION BY WARRANTY DEED RECORDED SEPTEMBER
26, 1957 AS DOCUMENT 857785; THENCE SOUTHEASTERLY ALONG SAID NORTH LINE OF
SAID TOLL COMMISSION PROPERTY, 66.14 FEET TO A POINT 94.95 FEET SOUTH OF THE
NORTH LINE OF SAID SCHOOL LOT;THENCE NORTH 94.95 FEET TO SAID NORTH LINE OF
SAID SCHOOL LOT; THENCE WEST ALONG THE NORTH LINE OF SAID SCHOOL LOT, 59.0
FEET TO THE POINT OF BEGINNING, IN DU PAGE COUNTY,ILLINOIS.
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IRGENS
DEVIJ011MENTPARTNHIS,LLC- Milwaukee Chicago Phoenix
June 9,2009
Mr.Robert Kallien
Village of Oak Brook
1200 Oak Brook Road
Oak Brook,IL 60523
Dear Mr.Kallien:
York Road Development Partners,LLC ("Applicant's submitted an application on May 15,2009 to rezone
the properties located at 1802 and 1806 York Road to an 04 zoning district The application was originally
scheduled for consideration at the June plan commission meeting. The Applicant formally requests a
continuance to the July plan commission meeting to allow the Applicant to amend the application. If you
have any questions,I can be reached directly at(847)444-0674.
Sincerely,
IRGENS DEVELOPMENT PARTNERS,LLC
64r
Rick A.Nelson
Vice President
Enclosure
2610 Lake Cook Road I Suite 150 1 Riverwoods,IL 60015 1 tele 847.444.0400 1 lax 847.444.0740 1 toll-free 866.443.0701 1 www.irgensllc.coin
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IRGENS
DEVELOPMENT PARTNEM,LLC 1802 S York Road; Oak Brook, Illinois 60523
MEDICAL OFFICE BUILDING DRAWING INDEX
G000 COVER SHEET
G100 PLAT OF SURVEY(ALTA)
1-101 LANDSCAPE PLAN
A000 RENDERINGS
A100 LOWER LEVEL 2 SITE PLAN
- A101 LOWER LEVEL 1 SITE PLAN
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A102 FIRST FLOOR SITE PLAN
A200 PROPOSED LOWER LEVEL 2
® A201 PROPOSED LOWER LEVEL 1
.� 7 A202 PROPOSED FIRST FLOOR
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A302 PROPOSED 2ND FLOOR PLAN
A303 PROPOSED 3RD FLOOR PLAN
A401 SITE SECTION
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Hitchcock IRGENS
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9 Creating Better Ptd• 2610 Lake Cook Road
g ArcAirenure 113'NeztEne,Suite6W 221 West Jefferson Ave. Suite#150
i Interim Design 312337,7800 l�IL 60610
Engineering 311.337. Na rville,Dlinois 60540 Riverwoods,EL 60015
(630)961-1787 847.444.0400
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ZONING SUBMITTAL : June 22, 2009 09-028 G000
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Ordinance 2009- ZO- MA -EX1 -S -1274
1800, 1802 and 1806 York Road
Map Amendment R -3 to 0 -4
Page 4 of 5
1 WHICH LIES WESTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN THE NORTH LINE OF
THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF SAID LOT 1,
DISTANT 119 61 FEET EAST OF THE NORTHWEST CORNER TO A POINT IN THE SOUTH LINE OF
THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF SAID LOT 1,
DISTANT 63 24 FEET, MORE OR LESS, EAST OF THE SOUTHWEST CORNER THEREOF)
ACCORDING TO THE PLAT THEREOF RECORDED MARCH 19, 1947 AS DOCUMENT NUMBER
517542 IN DUPAGE COUNTY, ILLINOIS
PARCEL 2
THE SOUTH 5 FEET OF THE NORTH 135 FEET OF THE EAST 428 8 FEET OF LOT 1 IN HOEHNE'S
ASSESSMENT PLAT OF PART OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 39,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN (EXCEPT THAT PART THEREOF LYING
WESTERLY OF THE FOLLOWING DESCRIBED LINE. BEGINNING AT A POINT ON THE NORTH LINE
OF SAID SOUTHWEST QUARTER THAT IS 252 52 FEET WEST, AS MEASURED ALONG SAID
NORTH LINE OF THE NORTHEAST CORNER OF SAID SOUTHWEST QUARTER AND IN THE
ESTABLISHED SOUTHEASTERLY RIGHT OF WAY LINE OF FEDERAL AID ROUTE 131, THENCE
SOUTHWESTERLY, ALONG SAID SOUTHEASTERLY RIGHT OF WAY LINE WHICH FORMS AN
ANGLE OF 49 DEGREES 10 MINUTES 30 SECONDS (IN THE SOUTHWEST QUADRANT), 979 86
FEET TO A POINT IN THE EASTERLY LINE OF THE TORODE ESTATE AND THE TERMINATION
POINT OF SAID LINE ALSO EXCEPT THAT PART THEREOF LYING EASTERLY OF THE
FOLLOWING DESCRIBED LINE BEGINNING AT A POINT ON THE NORTH LINE OF SAID
SOUTHWEST QUARTER THAT IS 70 FEET WEST, AS MEASURED ALONG SAID NORTH LINE OF
THE NORTHEAST CORNER OF SAID SOUTHWEST QUARTER; THENCE SOUTHERLY 295 82 FEET,
MORE OR LESS, TO A POINT ON THE NORTH LINE OF THE SCHOOL LOT THAT IS 58 FEET WEST
OF THE EAST LINE OF SAID SOUTHWEST QUARTER AND THE TERMINATION POINT OF SAID
LINE) ACCORDING TO THE PLAT RECORDED MARCH 19, 1947 AS DOCUMENT NUMBER 517542,
IN DUPAGE COUNTY, ILLINOIS
Address 1806 York Road PIN- 06 -24- 303 -011
PARCEL 1
THAT PART OF LOT 1 IN HOEHNE'S ASSESSMENT PLAT OF PART OF THE SOUTHWEST Y4 OF
SECTION 24, TOWNSHIP 39 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED MARCH 19, 1947 AS DOCUMENT 517542,
DESCRIBED BY COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 1 AND RUNNING
THENCE SOUTH ON SAID EAST LINE, 135 0 FEET, THENCE CONTINUING SOUTH ON SAID EAST
LINE, 160 87 FEET TO THE NORTHEAST CORNER OF SCHOOL LOT, THENCE WEST ON THE
NORTH LINE OF SCHOOL LOT, 58 0 FEET TO THE SOUTHWEST CORNER OF A TRACT OF LAND
CONVEYED TO OAK PARK NATIONAL BANK BY DEED RECORDED AS DOCUMENT 782579 FOR A
POINT OF BEGINNING, THENCE CONTINUING WEST ON SAID NORTH LINE OF SCHOOL LOT, 74 0
FEET TO THE NORTHWEST CORNER OF SAID SCHOOL LOT; THENCE SOUTH ON THE WEST
LINE OF SAID SCHOOL LOT, 65 0 FEET TO THE NORTH LINE OF PROPERTY CONVEYED TO THE
ILLINOIS STATE TOOL ROAD COMMISSION BY WARRANTY DEED RECORDED SEPTEMBER 26,
1957 AS DOCUMENT 857785, THENCE WESTERLY ON SAID NORTH LINE, 361 32 FEET TO ITS
INTERSECTION WITH THE EAST LINE OF A SECOND TRACT OF LAND CONVEYED TO THE OAK
PARK NATIONAL BANK BY SAID DEED RECORDED AS DOCUMENT 792579, THENCE
NORTHEASTERLY ON SAID EAST LINE, 168 37 FEET TO THE POINT OF INTERSECTION OF SAID
EAST LINE WITH THE SOUTH LINE OF THE NORTH 135 0 FEET OF SAID LOT 1, THENCE
EASTERLY ON SAID SOUTH LINE OF THE NORTH 135 0 FEET, AS DISTANCE OF 305 38 FEET TO
THE NORTHWEST CORNER OF SAID FIRST TRACT OF LAND, SAID POINT BEING 64 5 FEET
WEST OF THE EAST LINE OF SAID LOT1; THENCE SOUTH OF THE WEST LINE OF SAID FIRST
TRACT OF LAND, 160 86 FEET TO THE POINT OF BEGINNING, IN DU PAGE COUNTY, ILLINOIS
Ordinance 2009- ZO- MA -EX1 -S -1274
1800, 1802 and 1806 York Road
Map Amendment R -3 to 0-4
Page 5 of 5
PARCEL 2:
THAT PART OF THE SOUTHWEST % OF SECTION 24, TOWNSHIP 39 NORTH, RANGE 11 EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED BY COMMENCING AT THE NORTHEAST CORNER
OF LOT 1 OF HOEHNE'S ASSESSMENT PLAT OF SAID SOUTHWEST %, ACCORDING TO THE
PLAT THEREOF RECORDED MARCH 19, 1947 AS DOCUMENT 517542; RUNNING THENCE SOUTH
ON THE EAST LINE OF SAID LOT 1, (BEING ALSO THE EAST LINE OF SAID QUARTER SECTION)
135 0 FEET, THENCE CONTINUING SOUTH ON SAID EAST LINE, 160 87 FEET TO THE
NORTHEAST CORNER OF SCHOOL LOT, THENCE WEST ON THE NORTH LINE OF SCHOOL LOT
58 0 FEET TO THE SOUTHWEST CORNER OF A TRACT OF LAND CONVEYED TO THE OAK PARK
NATIONAL BANK BY DEED RECORDED AS DOCUMENT 782579, THENCE CONTINUING WEST ON
SAID NORTH LINE OF SAID SCHOOL LOT, 74 0 FEET TO THE NORTHWEST CORNER OF SAID
SCHOOL LOT, FOR A POINT OF BEGINNING, RUNNING THENCE SOUTH ALONG THE WEST LINE
OF SAID SCHOOL LOT, 65 0 FEET TO THE NORTH LINE OF PROPERTY CONVEYED TO THE
ILLINOIS STATE TOLL ROAD COMMISSION BY WARRANTY DEED RECORDED SEPTEMBER 26,
1957 AS DOCUMENT 857785, THENCE SOUTHEASTERLY ALONG SAID NORTH LINE OF SAID
TOLL COMMISSION PROPERTY, 66 14 FEET TO A POINT 94 95 FEET SOUTH OF THE NORTH LINE
OF SAID SCHOOL LOT, THENCE NORTH 94.95 FEET TO SAID NORTH LINE OF SAID SCHOOL LOT,
THENCE WEST ALONG THE NORTH LINE OF SAID SCHOOL LOT, 59 0 FEET TO THE POINT OF
BEGINNING, IN DU PAGE COUNTY, ILLINOIS
I'T'EM 6.F.2.cj
ORDINANCE 2010- ZO- MA -EX1 -S -1275
AN ORDINANCE APPROVING A SPECIAL USE AND VARIATIONS
FOR DEVELOPMENT OF A MEDICAL OFFICE BUILDING ON THE PROPERTY
COMMONLY KNOWN AS 1800, 1802 AND 1806 YORK ROAD
IN THE VILLAGE OF OAK BROOK
(PIN 06 -24- 303 -002, 06 -24- 303 -009 and 06 -24- 303 -011)
WHEREAS, an application has been filed by York Road Development Partners, LLC (the
"Petitioner "), the contract purchaser of certain property commonly known as 1800, 1802 and 1806 York
Road (the "Subject Property ") which is legally described in Exhibit A attached hereto and incorporated
herein by reference, and
WHEREAS, the Petitioner filed a petition requesting the Village to grant a special use, and to
grant various variations to allow the development of a medical office building on the Subject Property, and
WHEREAS, at its meeting on October 15, 2009, the Plan Commission reviewed the request for
the special use and found that the applicant had addressed and satisfied the requirements for the
requested relief, and
WHEREAS, by a vote of 7 to 0, the Plan Commission recommended approval of the proposed
special use, and
WHEREAS, on November 3, 2009, the Zoning Board of Appeals conducted a public hearing on
the request for the special use and variations, pursuant to due and appropriate legal notice and found that
the applicant had addressed and satisfied the requirements for the requested relief, and
WHEREAS, by a vote of 7 to 0 the Zoning Board of Appeals recommended approval of the
proposed map amendment, and
WHEREAS, the Village President and Board of Trustees have reviewed the recommendation of
the Plan Commission and Zoning Board of Appeals and deem the special use and variations, as set forth
below, to be in the best interests of the Village
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 The foregoing preambles are restated and incorporated herein by reference as though
fully set forth herein
Section 2 The Petitioner is granted a special use to allow the development of the Subject
Property with an approximately 74,000 square foot Medical Office Building subject to the following
conditions
a The parcels that constitute the Subject Property shall be consolidated prior to the
issuance of a building permit
b The Medical Office Building shall not contain a surgical center
c The Petitioner shall comply with Section 3002 4 of the 2006 International Building
Code with respect to the specifications for the elevator car to "be of such size
Ordinance 2009- ZO -SU- VAR -EX1 -S -1275
1800, 1802 and 1806 York Road
Special Use and Variations — Medical Office Building
Page 2 of 6
and arrangement to accommodate a 24 -inch by 84 -inch ambulance stretcher in
the horizontal, open position "
d The accessory traffic control and access improvements shall be sufficient for fire
apparatus access, public safety access and general public access and are to be
included in the building permit application
e The development of the Subject Property shall be in substantial conformance
with the site plan and landscape plans as submitted by the Petitioner and
approved
f The Petitioner shall meet all Village ordinance requirements at the time of
building permit application except as specifically varied or waived by this
ordinance
Section 3- The Petitioner is granted the following variations with respect to the development of
the Subject Property with a Medical Office Building
a A variation to section 13 -10E -3 of the Zoning Ordinance to permit an
encroachment of approximately 15 feet into the 100 foot front yard setback to
accommodate a building canopy
b A variation to section 13 -10E -3 of the Zoning Ordinance to permit a reduction of
the required 40 foot rear yard setback along 1 -88 to 20 feet.
c A variation to section 13 -10E -3 of the Zoning Ordinance to permit a reduction in
the required 30 foot side yard setback to 5 feet along the south property line
which abuts Illinois Toll Authority right -of -way
d A variation to section 13-12-3.1-12 of the Zoning Ordinance to permit more than 6
parking spaces to be located 30 feet from the east property line and 5 feet from
the south property line (approximately 51 spaces)
e. A variation to section 13 -12 -7 of the Zoning Ordinance to reduce the number of
required loading berths from 2 to 1 that shall be located along the south property
line
f A variation to 13 -12 -4 C of the Zoning Ordinance to reduce the requirement for
landscaped parking lot islands located above a structured parking facility
g A variation to 13 -12 -4 B of the Zoning Ordinance to eliminate the required
landscaping along the north property line of the Subject Property
Section 4 The variations described in Section 3 are subject to the following conditions
a The project will be developed in substantial conformance with the plans as
depicted in the case file
b The Petitioner shall meet all Village ordinance requirements at the time of
building permit application except as specifically varied or waived by this
ordinance
Section 5. If any section, paragraph, clause or provision of this ordinance shall be held invalid,
the invalidity thereof shall not affect any of the other provisions of this ordinance
Ordinance 2009-ZO-SU-VAR-EX1 -S-1 275
1800, 1802 and 1806 York Road
Special Use and Variations — Medical Office Building
Page 3 of 6
Section 6 All ordinances or parts thereof in conflict with the provisions of this ordinance are
hereby repealed to the extent of such conflict
Section 7 This ordinance shall be in full force and effect from and after its passage, approval
and publication as required by law
APPROVED THIS 12th day of January, 2010
PASSED THIS 12th day of January, 2010.
Ayes
Nays
Absent
John W Craig
Village President
ATTEST:
Charlotte K Pruss
Village Clerk
Ordinance 2009- ZO -SU- VAR -EX1 -S -1275
1800, 1802 and 1806 York Road
Special Use and Variations — Medical Office Building
Page 4 of 6
Exhibit A
The subject property located at 1800, 1802 and 1806 York Road is legally described as follows
Address 1800 York Road PIN 06 -24- 303 -002
PARCEL 1
THE NORTH 65 FEET OF THE EAST 428 8 FEET OF LOT 1 IN HOEHN'S ASSESSMENT PLAT, OF
PART OF THE SOUTHWEST 1/4 OF SECTION 24, TOWNSHIP 39 NORTH, RANGE 11, EAST OF THE
THIRD PRINCIPAL MERIDIAN, (EXCEPT THAT PART OF THE NORTH 65 FEET OF THE EAST 428 8
FEET OF SAID LOT 1, WHICH LIES EASTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN
THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 70 0 FEET WEST OF THE NORTHEAST
CORNER THEREOF, TO A POINT IN THE SOUTH LINE OF THE NORTH 65 FEET OF THE EAST
428 8 FEET OF SAID LOT 1, A DISTANCE OF 67.36 FEET WEST OF THE SOUTHEAST CORNER
THEREOF), AND (EXCEPT THAT PART OF THE NORTH 65 FEET OF THE EAST 428 8 FEET OF
SAID LOT 1, WHICH LIES WESTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN THE
NORTH LINE OF SAID LOT 1, A DISTANCE OF 175 98 FEET EAST OF THE NORTHWEST CORNER
THEREOF, TO A POINT IN THE SOUTH LINE OF THE NORTH 65 FEET OF THE EAST 428 8 FEET
OF SAID LOT 1, A DISTANCE OF 119.61 FEET EAST OF THE SOUTHWEST CORNER THEREOF),
AND (EXCEPT THAT PART OF THE NORTH 65 FEET OF THE EAST 428 8 FEET OF SAID LOT 1,
LYING BETWEEN A LINE JOINING A POINT IN THE NORTH LINE OF SAID LOT 1, A DISTANCE OF
70 0 FEET WEST OF THE NORTHEAST CORNER, WITH A POINT IN THE SOUTH LINE OF SAID
NORTH 65 FEET OF THE EAST 428 8 FEET OF SAID LOT 1, A DISTANCE OF 67 36 FEET WEST OF
THE SOUTHEAST CORNER THEREOF, AND A LINE PARALLEL TO, AND 15 00 FEET WEST OF THE
AFORESAID LINE, AND ALL GRANTORS' INTEREST IN AND TO THAT PART OF YORK ROAD
ABUTTING ON SAID PROPERTY), ACCORDING TO THE PLAT THEREOF RECORDED MARCH 19,
1947 AS DOCUMENT 517542, IN DUPAGE COUNTY, ILLINOIS
PARCEL 2
THAT PART OF THE NORTH 65 FEET OF THE EAST 428 8 FEET OF LOT 1 OF HOEHNE'S
ASSESSMENT PLAT OF PART OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 39
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN DUPAGE COUNTY, ILLINOIS,
LYING BETWEEN A LINE ADJOINING A POINT IN THE NORTH LINE OF SAID LOT 1, A DISTANCE
OF 70 0 FEET WEST OF THE NORTHEAST CORNER, WITH A POINT IN THE SOUTH LINE OF SAID
NORTH 65 FEET OF THE EAST 428 8 FEET OF SAID LOT 1, A DISTANCE OF 67.36 FEET WEST OF
THE SOUTHEAST CORNER THEREOF, AND A LINE PARALLEL TO AND 15 00 FEET WEST OF THE
AFORESAID LINE, AND ALL GRANTORS' INTEREST IN AND TO THAT PART OF YORK ROAD
ABUTTING ON SAID PROPERTY, IN DUPAGE COUNTY, ILLINOIS
Address 1802 York Road PIN.06 -24- 303 -009
PARCEL 1
THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF LOT 1 IN HOEHNE'S
ASSESSMENT PLAT OF PART OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 39
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN (EXCEPT THAT PART OF THE
SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF SAID LOT 1 WHICH LIES
EASTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN THE NORTH LINE OF THE SOUTH 65
FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF SAID LOT 1, DISTANT 67 36 FEET
WEST OF THE NORTHEAST CORNER THEREOF, TO A POINT IN THE SOUTH LINE OF THE SOUTH
65 FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF SAID LOT 1, DISTANT 64 72
FEET, MORE OR LESS, WEST OF THE SOUTHEAST CORNER THEREOF) AND (EXCEPT THAT
PART OF THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF SAID LOT
Ordinance 2009- ZO -SU- VAR -EX1 -S -1275
1800, 1802 and 1806 York Road
Special Use and Variations — Medical Office Building
Page 5of6
1 WHICH LIES WESTERLY OF A STRAIGHT LINE DRAWN FROM A POINT IN THE NORTH LINE OF
THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF SAID LOT 1,
DISTANT 119 61 FEET EAST OF THE NORTHWEST CORNER TO A POINT IN THE SOUTH LINE OF
THE SOUTH 65 FEET OF THE NORTH 130 FEET OF THE EAST 428 8 FEET OF SAID LOT 1,
DISTANT 63 24 FEET, MORE OR LESS, EAST OF THE SOUTHWEST CORNER THEREOF)
ACCORDING TO THE PLAT THEREOF RECORDED MARCH 19, 1947 AS DOCUMENT NUMBER
517542 IN DUPAGE COUNTY, ILLINOIS.
PARCEL 2
THE SOUTH 5 FEET OF THE NORTH 135 FEET OF THE EAST 428 8 FEET OF LOT 1 IN HOEHNE'S
ASSESSMENT PLAT OF PART OF THE SOUTHWEST QUARTER OF SECTION 24, TOWNSHIP 39,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN (EXCEPT THAT PART THEREOF LYING
WESTERLY OF THE FOLLOWING DESCRIBED LINE BEGINNING AT A POINT ON THE NORTH LINE
OF SAID SOUTHWEST QUARTER THAT IS 252 52 FEET WEST, AS MEASURED ALONG SAID
NORTH LINE OF THE NORTHEAST CORNER OF SAID SOUTHWEST QUARTER AND IN THE
ESTABLISHED SOUTHEASTERLY RIGHT OF WAY LINE OF FEDERAL AID ROUTE 131, THENCE
SOUTHWESTERLY, ALONG SAID SOUTHEASTERLY RIGHT OF WAY LINE WHICH FORMS AN
ANGLE OF 49 DEGREES 10 MINUTES 30 SECONDS (IN THE SOUTHWEST QUADRANT), 979 86
FEET TO A POINT IN THE EASTERLY LINE OF THE TORODE ESTATE AND THE TERMINATION
POINT OF SAID, LINE ALSO EXCEPT THAT PART THEREOF LYING EASTERLY OF THE
FOLLOWING DESCRIBED LINE. BEGINNING AT A POINT ON THE NORTH LINE OF SAID
SOUTHWEST QUARTER THAT IS 70 FEET WEST, AS MEASURED ALONG SAID NORTH LINE OF
THE NORTHEAST CORNER OF SAID SOUTHWEST QUARTER, THENCE SOUTHERLY 295 82 FEET,
MORE OR LESS, TO A POINT ON THE NORTH LINE OF THE SCHOOL LOT THAT IS 58 FEET WEST
OF THE EAST LINE OF SAID SOUTHWEST QUARTER AND THE TERMINATION POINT OF SAID
LINE) ACCORDING TO THE PLAT RECORDED MARCH 19, 1947 AS DOCUMENT NUMBER 517542,
IN DUPAGE COUNTY, ILLINOIS
Address 1806 York Road PIN 06 -24- 303 -011
PARCEL 1
THAT PART OF LOT 1 IN HOEHNE'S ASSESSMENT PLAT OF PART OF THE SOUTHWEST Y4 OF
SECTION 24, TOWNSHIP 39 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED MARCH 19, 1947 AS DOCUMENT 517542,
DESCRIBED BY COMMENCING AT THE NORTHEAST CORNER OF SAID LOT 1 AND RUNNING
THENCE SOUTH ON SAID EAST LINE, 135 0 FEET, THENCE CONTINUING SOUTH ON SAID EAST
LINE, 160 87 FEET TO THE NORTHEAST CORNER OF SCHOOL LOT; THENCE WEST ON THE
NORTH LINE OF SCHOOL LOT, 58.0 FEET TO THE SOUTHWEST CORNER OF A TRACT OF LAND
CONVEYED TO OAK PARK NATIONAL BANK BY DEED RECORDED AS DOCUMENT 782579 FOR A
POINT OF BEGINNING, THENCE CONTINUING WEST ON SAID NORTH LINE OF SCHOOL LOT, 74 0
FEET TO THE NORTHWEST CORNER OF SAID SCHOOL LOT, THENCE SOUTH ON THE WEST
LINE OF SAID SCHOOL LOT, 65 0 FEET TO THE NORTH LINE OF PROPERTY CONVEYED TO THE
ILLINOIS STATE TOOL ROAD COMMISSION BY WARRANTY DEED RECORDED SEPTEMBER 26,
1957 AS DOCUMENT 857785, THENCE WESTERLY ON SAID NORTH LINE, 361 32 FEET TO ITS
INTERSECTION WITH THE EAST LINE OF A SECOND TRACT OF LAND CONVEYED TO THE OAK
PARK NATIONAL BANK BY SAID DEED RECORDED AS DOCUMENT 792579, THENCE
NORTHEASTERLY ON SAID EAST LINE, 168 37 FEET TO THE POINT OF INTERSECTION OF SAID
EAST LINE WITH THE SOUTH LINE OF THE NORTH 135 0 FEET OF SAID LOT 1, THENCE
EASTERLY ON SAID SOUTH LINE OF THE NORTH 135 0 FEET, AS DISTANCE OF 305 38 FEET TO
THE NORTHWEST CORNER OF SAID FIRST TRACT OF LAND, SAID POINT BEING 64 5 FEET
WEST OF THE EAST LINE OF SAID LOT1, THENCE SOUTH OF THE WEST LINE OF SAID FIRST
TRACT OF LAND, 160 86 FEET TO THE POINT OF BEGINNING, IN DU PAGE COUNTY, ILLINOIS
Ordinance 2009- ZO -SU- VAR -EX1 -S -1275
1800, 1802 and 1806 York Road
Special Use and Variations — Medical Office Building
Page 6 of 6
PARCEL 2-
THAT PART OF THE SOUTHWEST % OF SECTION 24, TOWNSHIP 39 NORTH, RANGE 11 EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED BY COMMENCING AT THE NORTHEAST CORNER
OF LOT 1 OF HOEHNE'S ASSESSMENT PLAT OF SAID SOUTHWEST %, ACCORDING TO THE
PLAT THEREOF RECORDED MARCH 19, 1947 AS DOCUMENT 517542, RUNNING THENCE SOUTH
ON THE EAST LINE OF SAID LOT 1, (BEING ALSO THE EAST LINE OF SAID QUARTER SECTION)
135 0 FEET, THENCE CONTINUING SOUTH ON SAID EAST LINE, 160 87 FEET TO THE
NORTHEAST CORNER OF SCHOOL LOT, THENCE WEST ON THE NORTH LINE OF SCHOOL LOT
58 0 FEET TO THE SOUTHWEST CORNER OF A TRACT OF LAND CONVEYED TO THE OAK PARK
NATIONAL BANK BY DEED RECORDED AS DOCUMENT 782579, THENCE CONTINUING WEST ON
SAID NORTH LINE OF SAID SCHOOL LOT, 74 0 FEET TO THE NORTHWEST CORNER OF SAID
SCHOOL LOT, FOR A POINT OF BEGINNING, RUNNING THENCE SOUTH ALONG THE WEST LINE
OF SAID SCHOOL LOT, 65 0 FEET TO THE NORTH LINE OF PROPERTY CONVEYED TO THE
ILLINOIS STATE TOLL ROAD COMMISSION BY WARRANTY DEED RECORDED SEPTEMBER 26,
1957 AS DOCUMENT 857785; THENCE SOUTHEASTERLY ALONG SAID NORTH LINE OF SAID
TOLL COMMISSION PROPERTY, 66 14 FEET TO A POINT 94 95 FEET SOUTH OF THE NORTH LINE
OF SAID SCHOOL LOT, THENCE NORTH 94 95 FEET TO SAID NORTH LINE OF SAID SCHOOL LOT,
THENCE WEST ALONG THE NORTH LINE OF SAID SCHOOL LOT, 59 0 FEET TO THE POINT OF
BEGINNING, IN DU PAGE COUNTY, ILLINOIS