S-1608 - 09/22/2020 - PLANNED DEVELOPMENT - Ordinances (2) THE VILLAGE OF OAK BROOK
COOK AND DUPAGE COUNTIES, ILLINOIS
ORDINANCE
NUMBER 2020-ZO-PUD-EX-S-1608
AN ORDINANCE APPROVING AN AMENDMENT TO THE
OAK BROOK COMMONS PLANNED DEVELOPMENT
ORDINANCE 2019-ZO-PUD-EX-S-1568 FOR THE PROPERTY
LOCATED AT 1120 22nd STREET AND 2111 MCDONALD'S DR
IN THE VILLAGE OF OAK BROOK, ILLINOIS
(PINS: 06-23-406-015; 06-23-406-017; 06-23-407-006; and 06-
23-407-007)
GOPAL G. LALMALANI, Village President
CHARLOTTE K. PRUSS, Village Clerk
JOHN BAAR
PHILIP CUEVAS
MICHAEL MANZO
MOIN SAIYED
EDWARD TIESENGA
ASIF YUSUF
Village Board
Published in pamphlet form by authority of the
President and the Board of Trustees of the Village of Oak
Brook on this the 22nd day of September, 2020
ORDINANCE 2020-ZO-PUD-EX-S-1608
AN ORDINANCE APPROVING AN AMENDMENT TO
THE OAK BROOK COMMONS
PLANNED DEVELOPMENT ORDINANCE 2019-ZO-EX-PUD-S-1568
(PINS: 06-23-406-015;06-23-406-017;06-23-407-006;and 06-23407-007)
WHEREAS,Hines Interests Limited Partnership is the owner of the real property located at 1120
22nd Street and 2111 McDonald's Drive,Oak Brook,Illinois,which property is legally described in Exhibit
A to this Ordinance("Property');and
WHEREAS,on May 28,2019,the Village Board adopted Ordinance 2019-S-1568-ZO-EX-PUD
("PD Ordinance"), granting Hines a planned development to construct and operate a mixed-use
development on the Property as depicted on the site plans and documents attached as Group Exhibit D
to the PD Ordinance ("Original Site Plans") and pursuant to the terms and conditions of the PD
Ordinance("Planned Development'),in accordance with Chapter 15 of the 1966 Zoning Ordinance of
the Village of Oak Brook,Illinois,as amended("Zoning Ordinance");and
WHEREAS, as approved, the Planned Development includes two separate residential
condominium buildings, one identified as Building K("Condo Building k')and the other identified as
Building L("Condo Building L"),each of which was approved for 52 units and 14 stories;and
WHEREAS, Hines, on behalf of itself and MedProperties Group ("Applicant'), submitted an
application("Application")requesting approval of an amendment to the Planned Development that would
(a)replace Condo Building L with a premier 78,200 square foot medical office building("Medical Office
Building"),(b)increase the height of Condo Building K from 14 stories to 19 stories and the number of
condominium units from 52 to 72,(c)decrease the total number of condominium units in the Planned
Development from 104 to 72, and(d)modify the parking garage for Condo Building K to provide two
parking spaces per dwelling unit as required by the Zoning Ordinance for a total of 144 parking spaces,
all as more specifically described and depicted in the Application attached to this Ordinance as Exhibit B
("Proposed Amendment");and
WHEREAS, pursuant to Section 13-15-8 of the Zoning Ordinance, approval of the Proposed
Amendment requires separate review and approval under the provisions applicable to the initial approval
of the Planned Development;and
WHEREAS,the President and Board of Trustees conducted a preliminary,pre-application review
of the Proposed Amendment at their May 12,2020 meeting,at which time the President and Board of
Trustees directed the Village's Development Services Director to prepare a report on the Application for
the Village's Planned Development Commission("PDC"),and referred the Application to the PDC for the
purpose of conducting a public hearing;and
WHEREAS,pursuant to notice duly published in accordance with state law and Section 13-15-
5C.2 of the Zoning Ordinance,the PDC conducted a public hearing on July 23,2020,for the purpose of
hearing and considering testimony on the Applicant's request for approval of the Proposed Amendment;
and
WHEREAS, following the conclusion of the public hearing, the PDC recommended that the
Village Board approve the Proposed Amendment pursuant to the recommendation letter attached to this
Ordinance as Exhibit C;and
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;06-23-406-017;
06-23-407-006;and 06-23-407-007
Page 2 of 23
WHEREAS,the President and Board of Trustees have considered the PDC's recommendation
and determined that the Proposed Amendment satisfies the standards set forth in Section 13-15-3 of the
Zoning Ordinance;and
WHEREAS,the President and Board of Trustees have further determined that it is in the best
interests of the Village and its residents to approve the Proposed Amendment,with certain adjustments
related to the height of Building K,pursuant to Section 13-15-5D of the Zoning Ordinance,subject to the
terms and conditions of this Ordinance.
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: Recitals.The foregoing recitals are hereby incorporated into and made a part of
this Ordinance as if fully set forth in this Section.
Section 2: Planned Development Approval. Pursuant to Section 13-15-5D of the Village
Zoning Ordinance and subject to the conditions set forth in this Ordinance,the Proposed Amendment
shall be,and is hereby,approved to permit the construction and operation of the Medical Office Building
as part of the Planned Development on the Property pursuant to the PD Ordinance as amended by this
Ordinance.
Section 3: Zoning Map Notation. Pursuant to Section 13-15-76 of Village Zoning
Ordinance, the Village Manager or his designee is hereby authorized and directed to administratively
amend the note on the Village's official zoning map indicating the existence and boundaries of the
Planned Development approved by the PD Ordinance as amended by this Ordinance.
Section 4: Site Plan Condition. The Original Site Plans attached to the PD Ordinance as
Group Exhibit D pursuant to Subsection 5A of the PD Ordinance are hereby amended to reflect the
approval of the Medical Office Building and the Proposed Amendment as provided in this Ordinance. The
pages of the Original Site Plans amended to reflect the approval of the Medical Office Building and the
Proposed Amendment are approved and attached to this Ordinance as Group Exhibit D("Amendment
Pages"). Any reference to Group Exhibit D in the PD Ordinance shall be deemed to be a reference to the
Original Site Plans as amended by the Amendment Pages attached to this Ordinance as Group Exhibit D
(collectively,"Amended Site Plans").
Section 5: Site Development and Use Departures. Pursuant to Section 13-15-4 of the
Zoning Ordinance,and subject to the conditions and restrictions set forth in this Ordinance,the President
and Board of Trustees hereby approve the following site development and use departures for the Medical
Office Building and the Proposed Amendment:
A. A departure from Section 13-12-5 of the Zoning Ordinance to permit and allow an off-
street parking ratio of 3.59 parking spaces per 1,000 square feet of Floor area for the Medical Office
Building on Lot L of the Planned Development.
B. A departure from Section 13-11-10.C.2 of the Zoning Ordinance to permit wall signs on
the south, east, and west building facades of the Medical Office Building on Lot L of the Planned
Development and as depicted on the Amended Site Plans.
Section 6. Specific Amendments to PD Ordinance. Pursuant to Section 13-15-4 of the
Zoning Ordinance,and subject to the conditions and restrictions set forth in this Ordinance,Section 4 and
Section 5 of the PD Ordinance shall be specifically amended as follows to reflect the approval of the
President and Board of Trustees of the Medical Office Building and the Proposed Amendment:
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;06-23-406-017;
06-23-407-006;and 06-23-407-007
Page 3 of 23
A. Subsection C of Section 4 of the PD Ordinance is hereby amended to be and read as
follows:
"C. A departure from Zoning Ordinance Section 13-106-313
to increase the maximum permitted building height on the Property from
12 stories or 174 feet,whichever is less,as follows:
1) Building E Luxury Apartments and Parking Deck: No
taller than 182 feet,17 stories;and
2) Building K. Luxury Condominiums: No taller than 182
feet,14 stories."
B. Subsection F of Section 4 of the PD Ordinance is hereby amended to be and read as
follows:
"F. A departure from Zoning Ordinance Section 13-15-8 to
allow the Applicant to modify the square footage and height of Buildings
E,G,H,J,K,and L from the square footage and height depicted on the
Group Exhibit D,subject to the following:
1) Any modification to the height of Building E shall not
increase Building E's height beyond 182 feet as shown
in Group Exhibit D,and any modification to the height of
Building K shall not increase Building K's height beyond
182 feet."
C. Subsection G of Section 4 of the PD Ordinance is hereby amended to grant a departure
from Zoning Ordinance Sections 13-15-7C-G to adopt the amended phasing schedule for
the Planned Development attached hereto as Exhibit E ("Amended Phasing
Schedule"),which Amended Phasing Schedule includes the Medical Office Building on
Lot L in Phase 1 of the Planned Development.Any reference in the PD Ordinance to
Exhibit E or the phasing schedule for the Planned Development shall be deemed to be a
reference to the Amended Phasing Schedule attached as Exhibit E to this Ordinance.
D. Subsection B of Section 5 of the PD Ordinance is hereby amended to be and read as
follows:
"Condominium Building and Hotel. The design,quality,and appearance
of Building G (Hotel) and Building K(Residential Condominiums)will
substantially comply with Group Exhibit D. The Corporate Authorities will
review the Applicant's final plans for Buildings G and K and determine
whether they substantially comply with this Ordinance. If the Corporate
Authorities determine that final plans for Building G or Building K do not
substantially comply with this Ordinance,the Applicant may submit an
application for a non-minor change to the Planned Development
pursuant to Zoning Ordinance Section 13-15-8."
E. Paragraph 2 of Subsection G of Section 5 of the PD Ordinance is hereby amended to be
and read as follows:
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06.23-406-015;06-23-406-017;
06.23.407-006;and 06-23-407-007
Page 4 of 23
"2. Residents and guest of residents of Buildings E and K shall be
prohibited from occupying the Development's surface parking lot
spaces."
F. Subsection K of Section 5 of the PD Ordinance is hereby amended to be and read as
follows:
"Condominium Declarations. A condominium declaration must be
recorded against the Property in connection with the Development before
the Village issues a certificate of occupancy for Building K. The
declaration must be in a form approved by the village attorney and
address maintenance and operation obligations concerning Building K,
including, without limitation, stormwater management, property
maintenance, parking, access, and prohibit short term rental of
residential dwelling units. Declarations concerning maintenance and
operation of Building K may not be modified, removed, or released
without the Corporate Authorities'consent. The Village and any owners
of Buildings K, or any part thereof, will be authorized to enforce the
declarations."
Section 7: Conditions of Approval. The approvals granted in Sections 4,5,and 6 of this
Ordinance shall be,and they are each hereby,subject to,conditioned upon,and limited by the following
conditions,the material violation of any of which shall,in the reasonable discretion of the President and
Board of Trustees, be grounds for the repeal and revocation of the approvals granted herein in
accordance with the procedures set forth in Ordinance Section 10,and with respect to any portion of the
Development that has not received a certificate of occupancy from the Village or is not subject to a valid,
active building permit issued by the Village:
A. Compliance With Plans. The development,maintenance,and operation of Building L will
be in substantial compliance with the Amended Site Plans, except for minor changes
approved by the Development Services Director and Village Manager in accordance with
Zoning Ordinance Section 13-15-8.
B. Building K. The changes to Building K to 14 stories and up to 52 owner-occupied units is
approved in concept and shall be subject to an Amendment to the Planned Development
that will incorporate a final site plan, final building elevation and other final design
drawings as part of a formal amendment to the PD Ordinance. No use other than owner-
occupied residential condominiums shall be allowed for Building K without the prior
approval of the Village Board by an amendment to the PD Ordinance.
C. Final Engineering. Final engineering approval shall be required prior to the issuance of a
building permit for Building L.
D. Final Landscape Plan. Final landscape plan approval shall be required prior to issuance
of a building permit for Building L.
E. Floor Area Ratio Limitation. The floor area ratio(FAR)approved for the Property will
apply to all lots within any future subdivision of the Property(total of 17.47 acres)as a
whole. The FAR calculation for the entire Property, even after subdivision, may not
exceed 1.56 as identified in the PD Ordinance.
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-006-015;06-23406-017;
06-23-407-006;and 06-23-007-007
Page 5 of 23
F. Security/Site Control. The security and site control measures for Building L shall be
discussed and developed in cooperation with the Oak Brook Police Department to utilize
public and private resources in establishing a thorough and appropriate building and site
security plan.
G. Trash Enclosures. Trash enclosures and other service areas shall be provided within
Building L unless otherwise noted on the approved site plan.
H. Signage. A final wall sign exhibit shall be required depicting all three wall signs on the
south,east,and west elevation of Building L. The wall sign on the west building fagade
shall only be illuminated during the hours of operation for Building L and only with Board
approval once Building K(residential condominiums)is built. All sign proposals shall
comply with all other applicable sign code regulations of the Oak Brook Zoning
Ordinance.
I. Continued Effect of PD Ordinance. Except as provided otherwise in this Ordinance,all
terms,provisions,and requirements of the PD Ordinance remain unchanged and in full
force and effect. In the event of a conflict between this Ordinance and PD Ordinance,
this Ordinance will control.
J. Applicable Codes. The Applicant shall meet all Village Ordinance requirements at the
time of building permit application except as specifically varied or waived or otherwise
approved in this Ordinance and the PD Ordinance as amended by this Ordinance.
K. No Authorization of Work. This Ordinance does not authorize commencement of any
work on the Property.Except as otherwise specifically provided in writing in advance by
the Development Services Director, no work of any kind may be commenced on the
Property pursuant to the approvals granted in this Ordinance unless and until all
conditions of this Ordinance precedent to that work have been fulfilled and after all
permits,approvals,and other authorizations for the work have been properly applied for,
paid for,and granted in accordance with applicable law.
L. Compliance with Laws. Except as otherwise provided in this Ordinance,all applicable
ordinances and regulations of the Village shall apply to the Property. Further, the
development and use of the Property shall be in compliance with all laws and regulations
of all other federal,state,and local governments and agencies having jurisdiction over
the Property.
M. Fees and Costs.
1. Applicant shall be responsible for paying all applicable fees relating to the
approval of this Ordinance.
2. Applicant shall pay all fees applicable to Applicant's Planned Development and
use of the Property after the Approval of this Ordinance.
3. Applicant shall reimburse the Village for all of the Village's reasonable costs
(including,without limitation,engineering,planning,and legal expenses)incurred
in connection with the review,consideration,and approval of this Ordinance.
4. Applicant shall reimburse the Village for all of the Village's reasonable costs
(including without limitation engineering,planning,and legal expenses)incurred
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:0643.406-015;06-23406-017;
06.23-407-006;and 06-23-407-007
Page 6 of 23
in connection with the implementation or enforcement of this Ordinance by the
Village following the approval hereof.
5. Any amount owed by Applicant under this Section TM that is not paid within 60
days after delivery of a demand in writing for such payment along with a
reasonably detailed invoice for such costs,shall,along with interest and the costs
of collection,become a lien upon the Property(or that portion of the Property to
which the unpaid amount relates), and the Village shall have the right to
foreclose such lien in the name of the Village as in the case of foreclosure of
liens against real estate.
Section 8: Binding Effect:Transferees. The privileges,obligations,and provisions of each
and every section of this Ordinance are for the benefit of,and will be binding on,Hines and Hines's heirs,
successors,and assigns,and upon any and all successor legal or beneficial owners of all or any portion
of the Property. Prior to transferring ownership or title of all or any portion of the Property,or any legal or
equitable interest in the Property to any person or entity other than Hines or an entity controlled and
managed by Hines,Hines and transferee shall:a)provide the Village with reasonable,written assurances
that the transferee has the financial ability to meet this Ordinance's obligations; and b)execute and
deliver to the Village the transferee assumption agreement attached to this Ordinance as Exhibit F.The
failure of Hines and transferee to provide the Village with an enforceable transferee assumption
agreement as herein provided shall result in Hines remaining fully liable for all of its obligations under this
Ordinance, but shall not relieve the transferee of its liability for all such obligations as a successor to
Hines. Hines and successor's compliance with this Section 8 shall release Hines from its obligations
under this Ordinance to the extent of the successor's assumption of such obligations.
Section 9: Amendments. Unless otherwise expressly stated in this Ordinance,any minor or
non-minor amendment to any provision of this Ordinance may be granted only pursuant to the
procedures, and subject to the standards and limitations, provided in the Zoning Ordinance for the
granting of such Planned Development amendments.
Section 10: Failure to Comolv with Conditions. Upon failure or refusal of the Applicant to
comply with any or all of the material conditions, restrictions, or provisions of this Ordinance, the
approvals granted pursuant to this Ordinance with respect to any portion of the Development that has not
received a certificate of occupancy from the Village or is not subject to a valid,active building permit
issued by the Village will,at the sole discretion of the President and Board of Trustees,by ordinance duly
adopted after written notice has been provided to the Applicant at least 15 days before the ordinance is
adopted,be revoked and become null and void. In the event of a conflict between the language of this
Ordinance and the Exhibits attached hereto,the language of this Ordinance will control.
Section 11: Severability. 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 12. Effective Date.
A. This Ordinance will be effective only upon the occurrence of all of the following events:
1. Passage by the President and Board of Trustees in the manner required by law;
2. Publication in pamphlet form in the manner required by law;
3. The filing by the Applicant with the Development Services Director of an
unconditional agreement and consent to accept and abide by each and all of the
terms,conditions,and limitations set forth in this Ordinance.The unconditional
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;06-23-406-017;
06-23-407-006;and 06-23-407-007
Page 7 of 23
agreement and consent must be in the form of Exhibit G,attached to and,by this
reference,made a part of this Ordinance;and
4. The recordation of this Ordinance in the Office of the DuPage County Recorder.
The Applicant will bear the full cost of this recordation. This Ordinance will be
recorded against all lots comprising the Property.
B. In the event that the Applicant does not file with the Village Clerk the unconditional
agreement and consent required by Paragraph 12.A.3 of this Ordinance within 60 days after the date of
final passage of this Ordinance,the Board of Trustees will have the right,in its sole discretion,to declare
this Ordinance null and void and of no force or effect.
APPROVED THIS 22nd Day of September,2020
Gopal G.Lalmalani
Village President
PASSED THIS 22nd Day of September,2020
Ayes: Trustees Bear,Cuevas,Manzo,Saiyed,Tiesenga,Yusuf
Nays: None
Absent: None
vPG�OF 0ATTEST: /
Charlotte K.Pruss
e Village Clerk
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COUNTY .��
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;06-23-406-017;
06-23-407-006;and 06-23-407-007
Exhibit A
Page 8 of 23
EXHIBIT A
LEGAL DESCRIPTION
PARCEL1:
LOT 4 IN OAK BROOK DEVELOPMENT COMPANY'S COMMERCE PLAZA SUBDIVISION UNIT 1
(EXCEPT THAT PORTION FALLING WITHIN LOT 3 OF BUTLER COMPANY-M-1,INC.ASSESSMENT
PLAT NO. 1, RECORDED JULY 8, 1964 AS DOCUMENT R64-24068), BEING A SUBDIVISION OF
PART OF THE SOUTHEAST 1/4 OF SECTION 23,TOWNSHIP 39 NORTH,RANGE 11,EAST OF THE
THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT THEREOF RECORDED JULY 12,1968 AS
DOCUMENT R68-30335,IN DUPAGE COUNTY,ILLINOIS.
PARCEL 2:
LOT 1 IN MCDONALD'S SPRING ROAD RESUBDIVISION NO.3,BEING A RESUBDIVISION OF LOTS
1 AND 2 IN THE FINAL PLAT OF SUBDIVISION OF MCDONALD'S SPRING ROAD RESUBDIVISION
NO.2,BEING A RESUBDIVISION OF PART OF THE SOUTHEAST 1/4 OF SECTION 23,TOWNSHIP
39 NORTH,RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT
THEREOF RECORDED JULY 17, 2009 AS DOCUMENT R2009-111381, IN DUPAGE COUNTY,
ILLINOIS.
PARCEL3:
THE PROPOSED LAND DESCRIBED AS FOLLOWS;
LOT 2 IN THE FINAL PLAT OF SUBDIVISION OF MCDONALD'S SPRING ROAD RESUBDIVISION NO.
3(EXCEPT THE NORTH 170.00 FEET AS MEASURED ALONG THE EASTERLY LINE THEREOF),
BEING A RESUBDIVISION IN PART OF THE SOUTHEAST QUARTER OF SECTION 23,TOWNSHIP
39 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT
THEREOF RECORDED JULY 17,2009 AS DOCUMENT NUMBER R2009-111381,IN THE VILLAGE OF
OAK BROOK,DUPAGE COUNTY,ILLINOIS.
TO BE KNOWN AS:
PROPOSED LOT 2 IN THE FINAL SUBDIVISION PLAT OF MCDONALD'S SPRING ROAD
RESUBDIVISION NO.4,BEING A RESUBDIVISION OF LOT 2 IN THE FINAL PLAT OF SUBDIVISION
OF MCDONALD'S SPRING ROAD RESUBDIVISION NO. 3, BEING A RESUBDIVISION IN PART OF
THE SOUTHEAST QUARTER OF SECTION 23,TOWNSHIP 39 NORTH, RANGE 11, EAST OF THE
THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 18,
2020 AS DOCUMENT NUMBER R2018-071747 IN THE VILLAGE OF OAK BROOK, DUPAGE
COUNTY,ILLINOIS.
Common Address: 1120 22nd Street,Oak Brook,Illinois 60523
2111 McDonald's Drive,Oak Brook,Illinois 60523
PINS: 06-23-406-015;06-23-406-017;06-23-407-006;and 06-23-407-007
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-006-015;06-23-406-017;
06-23-407-006;and 06-23-407-007
Exhibit B
Page 9 of 23
EXHIBIT B
APPLICATION
EXHIBIT B
APPLICATION
Elrod 325 North LaSalle Street
Suite 450
Chicago,Illinois 60654
lFriedmanLLP 312_528.5200
www.eirodfriedman.com
August 25, 2020
To: President Lalmalani and Board of Trustees
From: Peter M. Friedman
Re: Hines Oak Brook Commons
Medical Office Building
Planned Development Amendment
I. Background
Hines Interests Limited Partnership ("Hines") and MedProperties Group ("MPG")
have applied for a major amendment to the Oak Brook Commons Planned Development
(Ordinance No. 2019-ZO-PUD-EX-S-1568) ("PD Ordinance") to allow for the
construction of a premier medical office building on the Pad L site of the property ("OBC
Medical').
In accordance with the planned development regulations, Hines and MPG made a
preliminary presentation to the Village Board on May 12, 2020. The Village Board
favorably referred the application to the Planned Development Commission for the
required public hearing and recommendation. The Planned Development Commission
held the required public hearing on July 23, 2020. The Commission recommended 5 — 1
that the Village Board approve the requested zoning departures and proposed
amendment to the PD Ordinance. The Commission also recommended 6 — 0 that a
special condition be included in the amended PD Ordinance with regard to signage, as
further discussed below.
The proposed amendment to the PD Ordinance for the medical office building will
be on the agenda for the Village Board's regular meeting on September 8, 2020.
II. Proposed Amendment— New Medical Office Building
A. Overview.
The proposed amendment to the PD Ordinance would (i) replace the condominium
Building L with a state-of-the-art medical office building and (ii) increase the size of the
condominium Building K from 14 to 19 stories while increasing the number of
condominium units in Building K from 52 to 72. The number of provided covered
parking
12.
spaces for the expanded Building K would increase from 104 to 144 to ensure two spaces
per unit.The proposed amendment would not change the maximum allowable building
area in the Planned Development and would maintain the maximum allowable 1.56 FAR.
The medical office building is currently designed at seven stories,with the ability
to accommodate 78,200 gross square feet. The facility will provide comprehensive care
to Oak Brook residents and those in the surrounding communities. Its proximity to the
Oak Brook retail and office market will also allow it to serve the needs of a robust daytime
population. The first floor of the medical office building will be designed to include the
main lobby,immediate care and a comprehensive imaging suite. The upper floors will
contain several medical specialties such as a women's center,family care,orthopedics,
and pediatrics,among other medical concentrations.These specific program details are
not yet confirmed,but we are confident that the final mix of medical specialties will be
broad and highly attractive to the Oak Brook community.
The immediate care suite will contain its own dedicated patient drop-off on the
northwest corner of the building off of Commerce Drive. Additionally,the east entrance
features covered patient drop-off and on-site covered parking that is internal to the
building.The medical suites will be on the upper three floors,all of which will have flexible
18,000-square-foot floor plates. There will also be an outdoor terrace on the fifth floor
which will create a unique,calming setting for patient families,staff and doctors. There
will be no overnight stays at the facility.
B. Requested Departures.
We are requesting two departures as part of the proposed amendment to the Oak
Brook Commons PD Ordinance.
The first departure is to allow the medical office building to provide 281 covered
parking spaces over three levels for a ratio of approximately 3.56 per 1,000 gross square
feet. The Village Code includes a very high medical office building requirement of one
space per 200 gross square feet,or 5.00 per 1,000 gross square feet. For all other office
and professional uses,the required ratio is 3.00 per 1,000 gross square feet. The 281
proposed covered parking spaces is entirely consistent with industry standards for these
types of medical office facilities.
To ensure that our planned parking program meets operational standards as well
as the demanding minimum requirements of potential building tenants,we commissioned
a study by Walker Consultants,an independent,third-party industry leader and the largest
U.S.parking planning and design firm with vast experience in all aspects of parking
operations,technology,and mobility solutions. This study was provided to the Planned
Development Commission and is included in the Board materials.
Walker found that of 18 medical office buildings studied in the greater Chicago
metropolitan area,the average actual parking demand ratio was 3.12 per 1,000 gross
square feet,far less than the 3.56 proposed we are proposing for the new medical office
building. Further, based on conservative estimates of the number of patients and
2
12.a
employees anticipated to use the medical office building throughout the week,Walker
concluded that the planned 281 spaces exceed by 56 what will be necessary to handle
the maximum number of employees and patients. Walker also noted that the current
industry standards and metrics of parking calculations likely overestimate required
parking because they do not consider telemedicine and virtual health impacts of the
COVID-19 pandemic,which will likely decrease in-person visits to medical office buildings
and thus reduce parking demand.
The second departure is to allow additional wall signage for the medical office
building. We had a useful and productive discussion with the Planned Development
Commission about this issue. The Planned Development Commission unanimously
adopted a motion recommending that a departure be granted to allow wall signs on no
more than three of the building elevations. In accordance with the Commission's motion,
we have revised our plans(attached)to show wall signage on only the east,south,and
west elevations of the building.We have eliminated the wall signage on the north election
of the building. Further,we have no objection to the additional limitations that the
Commission recommended with regard to the wall signage on the western elevation(that
is,illumination only during hours of operation of the medical office building and only with
Board approval once the condo building is built).
The signage departure is critically important for this project. Medical office
buildings are unlike typical office buildings. Medical buildings and medical users require
signage as an integral part of the use,not simply for branding.In many instances,patients
(who will often be elderly)will be coming to the facility under some level of stress or
discomfort. This makes clear signage identifying the building of paramount importance,
particularly on the western elevation so patients can easily identify the facility from the
western intersections and approaches.
C. Otherlssues.
The following miscellaneous issues were discussed at the public hearing and we
wanted to provide follow-up to the Board.
• We have revised Plan Sheet 17.4 to specifically show the connection
between the interior hallway and the immediate care suit.
• Outpatient surgery is not contemplated at this time.This connection will
allow patients to access the immediate care suite internal to the building,
avoiding the need to walk outside.
D. Timing.
It is anticipated that upon approval of the planned development amendment,we
will move quickly to complete design work so that a building permit application can be
submitted as soon as the first half of 2021,allowing for delivery of the building for
occupancy as soon as 2022 or 2023.While we will request some flexibility in the schedule
to account for COVID-19 developments,approval of the proposed amendment will,in
3
12.b
essence,move Building L from an at best uncertain Phase 2 development timeline to a
more immediate and certain development schedule. This would be a significant
opportunity for the Village to ensure continued economic growth notwithstanding the
historically challenging times that we currently face. The fiscal impact analysis that we
have provided shows the positive economic benefit of the proposed development to the
Village.
We appreciate your consideration of this important request for the ongoing
development of the Oak Brook Commons Planned Development. We look forward to
seeing you on September 6.
a
12.c
Planned Development Amendment
Oak Brook Commons
Plan Development Commission
Public Hearing—July 23,2020
I. Introduction
Hines Interests Limited Partnership("Hines")is pleased to submit this proposal to
Hinesamend the Oak Brook Commons Planned Development to allow the construction of a
premier medical office building on the Pad L site of the property. Hines is partnering on
this exciting and unique opportunity with MedProperties Group("MPG"). The proposal
and planned development amendment will satisfy all of the planned development
regulations of Chapter 15 of the Oak Brook Zoning Ordinance.
In accordance with the planned development regulations,Hines and MPG made a
preliminary presentation to the Village Board on May 12,2020. The Village Board referred
the application to the Plan Development Commission for the required public hearing and
recommendation.
Il. Property and Development Status
On May 28, 2019, the Village Board adopted Ordinance 2019-ZO-PUD-EX-S-
1568, approving the Oak Brook Commons Planned Development ("Planned
Development') at the property commonly known as 1120 West 22nd Street and 2111
McDonald's Drive,at the northeast corner of 22nd Street and Spring Road in Oak Brook
("Property"). The Planned Development authorizes the construction and development on
the Property of an integrated mixed-use redevelopment including luxury apartments and
distinguished for-sale condominiums, significant retail (including upscale food and
beverage establishments), ground breaking multi-use office, high-end limited service
hotel,and significant public green space amenities.
The Planned Development includes a detailed phasing schedule for the
development of the Property, divided into Phase 1, Phase 2, and Phase 3 ("Phasing
Schedule"). In full compliance with the Phase I requirements, Hines has completed the
demolition of the existing office building. Hines has also filed the required complete
building permit application for all site,infrastructure,and utility work associated with Phase
1 of the Development,including grading,site preparation,utility work,all required Phase
1 surface parking spaces and sidewalks, landscaping, lighting, central park, and the
temporary parking lot east of McDonald's Drive. Additionally,Hines has completed design
work on the Luxury Apartment Building and will be filing the required building permit
application for this key part of the Development ahead of schedule.
In other words,despite the incredibly challenging real estate environment and the
COVID-19 public health emergency,the development is on schedule and in compliance
with the Planned Development Phasing Schedule and Hines continues to be 100 percent
committed to the Oak Brook Commons development.
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III. Building K and Building L under Original Planned Development
As adopted, the Planned Development authorizes two separate condominium
buildings—one designated on the plan as Building K and the other designated as Building
L. Building L is located in the far northeastern corner of the Property and Building K is
located directly west of Building L at the southeast corner of Commerce and McDonald's
Drives. Under the original Planned Development,Buildings K and L would each have 52
units. Significantly,however,owing to the depressed and uncertain market for high end
suburban condominium developments,both Buildings K and L are included in Phase 2 of
the Development,meaning that there is no specific timeframe for their development and
building permits are only required"as soon as practicable."
Hines IV. Proposed Amendment—New Medical Office Building
A. Summary of Project.
The proposed amendment to the Planned Development would (i) replace the
condominium Building L with a state-of-the-art medical office building as described further
below and(ii)increase the size of the condominium Building K from 14 to 19 stories while
increasing the number of condominium units in Building K from 52 to 72 ("MOB
Amendment'). The number of provided covered parking spaces for the expanded
Building K would increase from 104 to 144 to ensure two spaces per unit.The proposed
amendment would not change the maximum allowable building area in the Planned
Development and would maintain the maximum allowable 1.56 FAR.
The MPG medical office building at the Oak Brook Commons Planned
Development will be a premier outpatient care facility ("OBC Medical) located at the
northeast corner of the Planned Development. OBC Medical is currently designed at
seven stories,with the ability to accommodate 78,200 gross square feet. OBC Medical
will provide comprehensive care to Oak Brook residents and those in the surrounding
communities. Its proximity to the Oak Brook retail and office market will also allow it to
serve the needs of a robust daytime population. OBC Medical will include 281 covered
parking spaces for a ratio of approximately 3.56 per 1,000 gross square feet. The amount
of parking that MPG is providing is entirely consistent with industry standards for these
types of medical office facilities. MPG has provided a detailed parking study confirming
for the Village that the provided covered parking spaces are clearly sufficient for the
proposed medical office use. This is explained further in Section V.F of this submittal.
The first floor of OBC Medical is designed to include the main lobby, immediate
care and a comprehensive imaging suite. The upper floors will contain several medical
specialties such as women's center,family care,orthopedics,and pediatrics,among other
medical concentrations.These specific program details are not yet confirmed,but MPG is
confident that the final mix of medical specialties will be broad and highly attractive to the
community. The immediate care suite will contain its own dedicated patient drop-off on
the northwest corner of the building off of Commerce Drive. Additionally,the OBC Medical
east entrance features covered patient drop-off and on-site covered parking that is internal
to the building. The medical suites will be on the upper three floors which will each be
flexible 18,000-square-foot floor plates. There will also be an outdoor terrace on the fifth
floor which will create a unique, calming setting for patient families, staff and doctors.
There will be no overnight stays at the facility. MPG has provided a detailed traffic study
(Tab 9)confirming for the Village that the anticipated traffic generated by the medical office
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use will not adversely impact surrounding external streets or internal traffic circulation
within the Oak Brook Commons development.
OBC Medical has been thoughtfully designed by Antunovich Associates and MPG
to deliver both refined architecture and a world-class patient experience to residents of
Oak Brook and the surrounding communities. The building's historic harkening of style
will be constructed out of quality materials including buffed architectural concrete,glass
and metal accents found in new construction Class A facilities. The covered parking deck
will be screened to limit the appearance of parking,compliment the feeling of density and
mimic a mixed-use building with office on top and an active first floor. OBC Medical will
be a measuring stick for all future medical office building developments. OBC Medical will
also fully compliment the Oak Brook Commons premier mixed-use planned development
Hine
that the Village Board approved in May 2019.
B. Departures
Hines and MPG are requesting two departures as part of the proposed amendment
to the Oak Brook Commons Planned Development.
The first departure is to allow one additional wall sign on the western frontage of
the OBC Medical office building. This request is further discussed in Section V.H of this
submittal.
The second departure is to allow the OBC Medical building to provide 281 covered
parking spaces for a ratio of approximately 3.56 per 1,000 gross square feet. This request
is further discussed in Section VY of this submittal.
C. Timing.
Significantly, MPG anticipates that upon approval of the planned development
amendment, it will move quickly to complete design work so that a building permit
application can be submitted no later than January 2021, allowing for delivery of the
building for occupancy as soon as 2022. While MPG will request some leeway to account
for COVID-19 developments,approval of the proposed amendment will,in essence,move
Building L from an at best uncertain Phase 2 development timeline to a more immediate
and certain Phase 1 development schedule. This would be a significant opportunity for
the Village to ensure continued economic growth notwithstanding the historically
challenging times that we currently face. MPG has also provided a fiscal impact analysis
showing the positive economic benefit of the proposed development to the Village.
D. Full Submittals and Review of Project Impacts.
Hines and MPG know well and appreciate the Village's focus on how new
developments may impact various elements of the Village. The Village's Planned
Development regulations rightly require detailed information on traffic, environmental
impacts,fiscal impacts on the Village and demand on Village services, utility and public
improvements, drainage and storm water analysis, and lighting. Hines and MPG have
studied all of these issues and have provided this information for Village review as part of
the Planned Development review process. We are particularly aware of concerns
regarding new development impacts on Village services and will strive to minimize undue
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strain on the excellent services provided by the Village public works, public safety, and
other Village departments. In support of our application,we have included the following:
Tab 1—Introduction and Summary
• Tab 2 — Detailed analysis of planned development standards and
departures
• Tab 3 — Plan Documents (architectural, landscape, lighting, civil
engineering&survey)
Tab 4—Environmental impact analysis memo
• Tab 5—Offsite utility impact memo
Hine Tab 6—Preliminary stormwater report memo
Tab 7—Projected water demand&wastewater flow calculations
• Tab 8—Fiscal impact analysis
• Tab 9—Traffic analysis
• Tab 10—Parking code and demand analysis
• Tab 11—Planned development application
• Tab 12—Affidavit of service on surrounding properties&mailing list
• Tab 13—Notice of public hearing
E. Development Team.
Hines and MPG have assembled a development team with the expertise,financial
capability, Oak Brook-specific experience, and creativity to ensure that the MOB
Amendment and OBC Medical development of Building L is a complete and successful
project.
Master Developer—Hines
As you know, Hines is a privately owned global real estate investment,
development and management firm,founded in 1957,with a presence in 207 cities in 24
countries and$116.4 billion of assets under management. Hines has 109 developments
currently underway around the world, and historically, has developed, redeveloped or
acquired 1,319 properties, totaling over 431 million square feet. With extensive
experience in investments across the risk spectrum and all property types, and a
pioneering commitment to sustainability, Hines is one of the largest and most respected
real estate organizations in the world.
Hines is a global leader in environmentally sustainable development. In 1999,
Hines became the first international and privately held real estate company in the world to
commit to Energy Star,and in 2004 was the first commercial real estate firm to win the
Energy Star Sustained Excellence Award. Hines will pursue sustainability accreditation
throughout the Project,through incorporation of permeable pavers, bioswales, or other
environmentally sensitive design and construction techniques and is already designing the
Multifamily Pad E building to achieve LEED certification.
Hines has been active in Chicago since 1981 and has delivered over 10 million
square feet of commercial and residential developments in the city and suburbs. Hines
has a history of successful development in the Village of Oak Brook,having delivered Oak
Brook Pointe at 700 Commerce in 2000. Oak Brook Pointe represents an example of
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successful development execution,as it achieved fully leased status shortly after opening
and remains a highly coveted office address nearly twenty years later.
Medical Office Building Developer--MedProperties Group
MedProperties Group is a well-established and respected real estate investment,
development and operating platform based in Chicago.The MPG team is comprised of
senior real estate professionals with institutional backgrounds and healthcare provider
experience. The company's portfolio totals over two million square feet and a premier
roster of healthcare providers including major health systems, including Northwestern
Medicine and Advocate Health Care. The MPG team's key personnel for the Oak Brook
Hine S project have practical experience in entitlements, land planning, architecture and
engineering, construction, project financing and tenant fit-out. We have attached
additional important information about MPG,its extraordinary leadership team,and further
details about its medical portfolio assets and completed and in process developments.
Master Planner—Antunovich Associates
Oak Brook Commons and the Building K development have been thoughtfully
planned by Antunovich Associates, an acclaimed Architectural, Planning and Interior
Design firm with deep experience designing significant mixed-use projects in Illinois and
across the country. Antunovich Associates is uniquely qualified to continue to lead the
visioning and design of the many elements of the Oak Brook Commons,as the principals
at the firm have worked within the Village of Oak Brook with the McDonald's Corporation
since 1978.
Joe Antunovich has been personally involved in the planning and design of the 1.0
million square foot McDonald's Office Campus on the former Butler Estate and the re-
entitlement of the 35-acre Autumn Oaks property along Ginger Creek for 600,000 square
feet of office space. More recently, Antunovich Associates prepared master plans for
McDonald's properties in Oak Brook,including the 100-acre Office Campus Headquarters
and its former Headquarters site on 22nd Street in anticipation of McDonald's moving to
the West Loop in Chicago. As a result of these efforts and the extensive coordination over
the years with Village staff,Antunovich has developed an uncommon understanding of
the site and the Village's priorities and concerns.
Antunovich also has a history of successful work with Hines,having led the design
of the redevelopment of the former Children's Memorial Hospital site in Lincoln Park. The
project, Lincoln Common, is a complex mixed-use development that will deliver a
collection of new construction and renovated historic buildings consisting of 538
apartments,32 condos, 150 senior living units, 100,000 square feet of retail,and 50,000
square feet of office space in one of Chicago's most historic and beloved neighborhoods.
Legal Counsel—Elrod Friedman LLP,Peter Friedman
The attorneys at Elrod Friedman LLP and Peter Friedman have extensive
experience in zoning, entitlement, and land development matters. Having previously
worked on the Oak Brook Commons planned development, the establishment of the
Village's Planned Development regulations, and having served for five years as Village
Attorney, Mr. Friedman is uniquely able to guide the proposed planned development
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amendment through the Village review process in accordance with all of the Village's
planning and zoning regulations.
Civil Engineer—V3 Companies
Landscape Architect—Confluence
Parking Code and Demand Analysis—Walker Consultants
Traffic Engineer—Gewalt Hamilton Associates
Fiscal/Economic Impact Consultant—SB Friedman Development Advisors
Thank you for your continuing support of the Oak Brook Commons development
and for your consideration of the proposed amendment as described in this submittal. We
Hines look forward to presenting this opportunity to you at your July 23 public hearing and to
answering any questions that you may have.
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Planned Development Amendment
Oak Brook Commons
Plan Development Commission
Public Hearing—July 23,2020
V. General Planned Development Standards(13-15-3A and 313)
The Oak Brook planned development standards are set forth in Section 13-15-3 of
the Village Zoning Ordinance. Nothing about the MOB Amendment and OBC Medical will
change the fact that the Oak Brook Commons development satisfies the most fundamental
Hine planned development requirements of providing--in the context of the development of a
premier mixed-use community -- specific, unique, and tangible public benefits to the
Village and its corporate and residential citizens. OBC Medical fits perfectly within the
overall development scheme of providing exceptional amenities, landscape features,
architectural and site design,and the creation and maintenance of special manmade and
natural features of the site,all as more specifically set forth below.
Section 13-15-4 of the Village Zoning Ordinance recognizes that planned
developments often do not fit perfectly within the otherwise applicable regulations of the
underlying zoning district. The Ordinance provides that the Village Board may approve
allowances or departures from the underlying zoning district regulations as part of a
planned development approval. In accordance with Section 13-15-4 of the Zoning
Ordinance,we have specifically identified two departures that we are requesting as part
of the proposed development. Hines and MPG have taken a measured approach to these
requests and believe that each of these requests is critically important to the success of
the MOB development. Each of the requests,being integral to the overall development,
satisfies the applicable planned development standards, as more specifically described
below for the entire Project.
A. Consistency with Plans. The MOB Amendment and OBC Medical are
consistent with the Oak Brook Comprehensive Plan and the May 28, 2019 Commercial
Areas Revitalization Plan.
1. 1990 Comprehensive Plan. The 1990 Plan places the Property in
Planning District 1,which includes the Oakbrook Center as well as most of the business
and commercial activities at the time in the Village (p. 21). Throughout the Plan, the
Village emphasizes the need to maintain and enhance the restaurant and commercial
vitality of the Village for its residents and for its non-resident daytime population. The Plan
encourages office developments, local services and facilities for the Village's daytime
employee population,and appropriate landscaped parking areas.(p.59). Finally,the Plan
encourages attractive surface lot landscaping and the use of enclosed parking for office
and related facilities and uses(p.58).
The MOB Amendment and OBC Medical are consistent with the 1990 Plan.
The project will be an integral part of the Oak Brook Commons activation of a prime
underutilized segment of the Village's commercial planning area with a high-quality medial
office use for Building L and the maintenance of condominium use for Building K. The
project parking plan includes high quality landscaping and an enclosed parking deck for
users of OBC Medical. The project has been planned to provide needed services and
amenities for the benefit of Oak Brook Commons residents as well as other Village
residents and non-resident daytime visitors.
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2. May 28, 2019 Commercial Areas Revitalization Plan. The May
2019 Plan designates the Property as a"mixed-use"site optimally used for commercial,
office,cultural, institutional, and/or residential uses in a vertical arrangement,with a key
guiding development principal to ensure high-quality architecture and development design
that creates quality retail,office,and mixed-use spaces that attract quality tenants. The
Plan also recommends that the commercial areas, including the Property, promote a
healthy and mutually reinforcing mix of commercial, retail,restaurant,entertainment and
multi-family uses along the commercial corridor.
The Plan designates the Property as a potential site for mixed-use
residential,which is a land use designation that will"play an important role in assisting
Hine Oak Brook in realizing its vision for its commercial areas by providing the
residential/housing options that will better accommodate employees of local businesses
and provide a strong resident customer base for local shopping, dining, services, and
entertainment." Two of the key Plan policies are(1)to encourage and promote high quality
architecture for multi-family and mixed-use developments and (2) to provide covered
parking for multi-story mixed-use and multi-family developments within the commercial
corridor.
Finally, the 2019 Plan designates the Property as "Opportunity Site C"
within the Commerce Drive Subarea, and recommends that the Village consider the
Property a"top redevelopment priority,"preferably for mixed-use developments. The Plan
explains that the Property's large surface parking lots should be replaced with a mixed-
use development with parking provided by the multi-level structured parking.
The MOB Amendment and OBC Medical are consistent with the 2019
Commercial Areas Revitalization Plan. The project will not increase the Oak Brook
Commons overall density and thus the overall development on the site will continue to be
materially less dense than the illustrative concepts included in the 2019 Plan. The project
will add a new, important element to an already diversified, premier mixed-use
development with a visible, high-end medical office facility. OBC Medical will be a new
building with excellent architecture and a covered parking deck.
Accordingly,the MOB Amendment and OBC Medical components of the
Oak Brook Commons planned development will not be inconsistent with the planning
policies, goals, objectives, or provisions of the May 28, 2019 Commercial Areas
Revitalization Plan. The Project will also not be inconsistent with either the intent or spirit
of the Village's 1990 comprehensive Plan.
B. Public Welfare. Oak Brook Commons has been designed, located,
operated, and maintained so that it will not impair an adequate supply of light and air to
adjacent property. The orientation of the uses and buildings on the Property has been
carefully arranged to align with surrounding uses and structures. The density of the
development is weighted toward the east, where the Property is adjacent and directly
visible from Interstate 88 and non-retail,non-pedestrian areas and uses adjacent to the
Property. The western portion of the Property along McDonald's Drive is where the luxury
residential apartment building will be located,and further east is where the restaurant and
other retail establishment will generally be located. This layout ensures a natural use and
density transition from east to west and across Spring Road to the Oakbrook Center.The
MOB Amendment and OBC Medical are entirely consistent with these concepts and the
important use patterns and locations established in the approved Oak Brook Commons
Planned Development.
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The MOB Amendment and OBC Medical will not create dangerous fire conditions
or otherwise endanger the public health,safety and welfare. All applicable building and
fire codes will be followed. Hines and MPG will ensure that the construction,development,
and maintenance of OBC Medical and all of its elements are premier quality and designed
to allow users and visitors to safely use all the building and the surrounding areas of the
development. The parking and traffic layout for the OBC Medical project will provide safe
and efficient ingress and egress for pedestrians and vehicles.
C. Impact on other Property. The MOB Amendment and OBC Medical will
not be injurious to the use or enjoyment of other property in the neighborhood for their
respected zoned purposes. Nor will the proposed amendment prevent the normal and
Hine orderly development and improvement of surrounding properties or be inconsistent with
or alter the community or essential character of the neighborhood. And the project will
most certainly not substantially diminish or impair property values within the neighborhood,
or be incompatible with other property in the immediate vicinity.
Hines and MPG will ensure that the project complies with all applicable noise,
lighting,and other performance standards so as not to adversely impact any surrounding
properties. The Conceptual Lighting Plan and the Photometrics Plan (Plan Documents,
Tab 3 - Sheets 20.1, 20.3, 20.4), further demonstrate the project's sensitivity to
surrounding properties and uses.
Additionally, neither the noise nor lighting for the project is anticipated to have
negative environmental impacts compared to existing conditions. Noise associated with
the mixed-use development will primarily be pedestrian and automobile in nature. The
existing site has larger surface parking lots with significant parking lot lighting.A majority
of the new parking will be contained in parking structures, so the impact of parking lot
lighting will be reduced. OBC Medical will be served by structure parking.
D. Impact on Public Facilities and Resources. The MOB Amendment and
OBC Medical have been planned and designed with adequate utilities, road access,
drainage,and other necessary facilities to serve the development. The Property is already
fully and adequately served by 22nd Street, Spring Road, Commerce Drive, and
McDonald's Drive. No new public road improvements are expected or required. Existing
drainage patterns, stormwater detention and restricted discharge from the site will be
maintained in accordance with the current stormwater management requirements of the
Village and DuPage County. The project is not located in a special flood hazard zone and
no regulatory wetlands are located on site.Further, because Village staffing levels have
remained relatively constant since McDonald's was fully utilizing the site(with a day time
population of approximately 1400 people),there will be limited need for additional Village
services and thus minimal additional service costs to the Village as a result of the Project.
Therefore,the proposed development will have no material negative impact to the Village.
Our Fiscal Impact Analysis is included under Tab S.
E. Archaeological, Historical or Cultural Impact. There are no known
archaeological, historical, or cultural resources located on or off of the Property that are
impacted by the proposed planned development amendment.
F. Parking and Traffic. OBC Medical will have ingress and egress in a
manner that minimizes traffic congestion in the public streets. The Property is served by
full signalized intersections at McDonald's Drive and 22"1 Street,and McDonald's Drive at
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Commerce Drive. The project's traffic consultant,Gewalt Hamilton,compared the traffic
generations between the former McDonald's Plaza and the approved Oak Brook
Commons development with the inclusion of OBC Medical(Tab 9). In comparison to the
previous McDonald's campus use,there would be a reduction of 47 overall trips during
the weekday morning peak hour and an additional 146 overall trips during the weekday
evening peak hour. Compared to the original approval,the MOB amendment and OBC
Medical will generate less than 3 additional trips per minute and can be accommodated
without requiring any additional roadway improvements. Thus, Oak Brook Commons,
including OBC Medical,will continue to generate fewer trips than the former McDonald's
uses during the key weekday morning peak hour and an increase of only one trip per
minute in each direction during the weekday evening peak hour. These traffic patterns
Hines are less onerous than the monolithic morning and evening peak hour traffic associated
with the traditional,former McDonald's office campus use.
The OBC Medical project has also been designed internally for required parking
and circulation dynamics. As previously indicated,OBC Medical will include 281 covered
parking spaces over three levels for a ratio of approximately 3.56 per 1,000 gross square
feet. The Village Code includes a very high medical office building requirement of one
space per 200 gross square feet,or 5.00 per 1,000 gross square feet(for all other office
and professional uses,the required ratio is 3.00 per 1,000 gross square feet).
In order to ensure that OBC's planned parking program meets operational
standards as well as the demanding minimum requirements of potential building tenants,
MPG commissioned a study by Walker Consultants,an independent,third-party industry
leader and the largest U.S. parking planning and design firm with vast experience in all
aspects of parking operations,technology,and mobility solutions. Overall,Walker found
that of 18 medical office buildings studied in the greater Chicago metropolitan area,the
average actual parking demand ratio was 3.12 per 1,000 gross square feet,far less than
the 3.56 proposed by MPG for the OBC Medical building.
Further,based on conservative estimates of the number of patients and employees
anticipated to use the OBC Medical building throughout the week,Walker concluded that
the planned 281 spaces exceed by 56 what will be necessary to handle the maximum
number of employees and patients. Walker also noted that the current industry standards
and metrics of parking calculations likely overestimate required parking because they do
not consider telemedicine and virtual health impacts of the COVID-19 pandemic,which
will likely decrease in-person visits to medical office buildings and thus reduce parking
demand.
The detailed Parking Code and Demand Analysis report is included under Tab 11.
The amount of parking that MPG is providing is entirely consistent with industry standards
for these types of medical office facilities and is sufficient to meet peak demand needs of
the proposed OBC Medical building. MPG has provided a detailed parking study
confirming for the Village that the provided covered parking spaces are sufficient for the
proposed medical office use.
G. Adequate Buffering. The OBC Medical will have substantial landscaping
as a buffering feature to protect uses within the development and surrounding properties.
OBC Medical will in no way interfere with or detract from the central open public space
amenity that will provide a unique place of open area for use by residents and visitors.
This area has been planned with extensive,functional landscaping and buffering to allow
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various public outdoor uses to exist easily within the overall development. Adequate and
safe sight lines for vehicles and pedestrians will be maintained for the OBC Medical
building.
H. Signage. All signage for the Project will generally be in conformity with the
Village's sign regulations at Chapter 11 of the Village Zoning Ordinance, except as
otherwise provided in the ordinance approving the planned development. The Plan sheets
and elevations show the general scope and location of the signage that will be part of the
OBC Medical building and this signage will be scaled appropriately to the building and
consistent with the Village's sign standards and other sign uses within the Village's
commercial corridor. Hines and MPG are requesting one minor departure from the Village
Hine sign regulations to allow one additional identification wall sign on the western exposure of
the building. This is important so that the building is easily identified for car and pedestrian
traffic traveling eastbound on Commerce Drive. Further, medical office buildings are
unlike typical office buildings. Medical buildings and medical users require signage as an
integral part of the use, not simply for branding. In many instances, patients (who will
often be elderly)will be coming to the facility under some level of stress or discomfort.
This makes clear signage identifying the building of paramount importance,particularly on
the western elevation(that is subject of the requested departure)so patients can easily
identify the facility from the western intersections and approaches.
I. Ownership/Control Area. The Property is under ownership and/or unified
control of the applicant,as Hines(the current owner)is a co-applicant with the developer
of OBC Medical,MedProperties Group.
J. Need. There is a clear showing of need for the proposed planned
development amendment. The Village's own 2019 Commercial Revitalization Plan
emphasizes the need for the mixed-use redevelopment of the Property, including office
uses specifically. In addition to being a net fiscal positive for the Village,OBC Medical will
be an integral element in re-activating the currently vacant McDonalds Plaza into a vibrant,
mixed-use concept that represents a transition for Oak Brook into the new wave of
suburban centers.OBC Medical will help diversify Oak Brook's tax base,increase its sales
tax-generating potential and help maintain its place as a competitive regional office center.
There is a clear consensus that there is a cognizable need for the development of this key
gateway Village property. By adding a premier medical office building use to Oak Brook
Commons,the MOB Amendment will further diversify the land use mix within Oak Brook's
commercial areas and strengthen the economic vitality of the community.
K. Compliance with Subdivision Regulations and Plat Act. The MOB
Amendment and OBC Medical do not contemplate a subdivision of land or any new public
improvements to be dedicated to the Village. To the extent applicable, the project will
comply with all standards, regulations and procedures of the village's subdivision
regulations and the plat act except as is expressly provided otherwise in the Zoning
Ordinance,the subdivision regulations,or by the Village Board in the ordinance approving
the planned development amendment for the Project.
L. Covenants and Restrictions to Be Enforceable by Village. To the
extent there are any covenants,deed restrictions,easements,or similar restrictions to be
recorded in connection with the MOB Amendment and OBC Medical, the applicant will
work with the Village Attorney to ensure that the final covenants are protective of and
generally enforceable by the Village as well as by future landowners within the Project.
Midwest Regional Office
444 W Lake,Suite 2400
(hicego,Illinois 60606
P 312 419 4900
M. Security and Site Control. The MOB Amendment and OBC Medical will
include all necessary and appropriate property and building security and site control
measures. The parking, landscaping, buffering, traffic patterns, location of uses, and
building design will be developed and maintained so as to prevent adverse impacts on
neighboring properties.
VI. Additional Planned Development Standards(13-15-3C).
A. Integrated Design. As clearly demonstrated on the amended plan sheets
included with this proposal,the Oak Brook Commons development will continue to be laid
out and developed with an integrated overall design providing for safe, efficient,
Hine convenient and harmonious grouping of structures,uses and facilities. The more intense
OBC Medical building use is situated to the east portion of the property. There is
appropriate relation of space inside and outside buildings to intended uses and structural
features throughout the development site.
B. Beneficial Common Open Space. As previously noted,the site plan has
been laid out so that density and height increase towards the east and interior of the
Property,with vertical density lining a centrally located urban public green space that will
be unlike any that exists in the Village today. The green space will be an activated and
programmable amenity for retail customers,office workers,hotel guests,residents of the
Oak Brook Commons, and residents of the broader Oak Brook community. The MOB
Amendment and OBC Medical building will integrate well into the overall layout of the
approved planned development.
C. Functional and Mechanical Features. OBC Medical has been planned
and laid out so that exposed storage areas, trash and garbage retainers, exposed
machinery installations, service areas,truck loading areas, utility structures, and similar
accessory areas and structures are accounted for in the design of the building and made
as unobtrusive as possible. These features, if any, have been placed and located to
prevent their being incongruous with the existing or contemplated environment and the
surrounding properties.
D. Visual and Acoustical Privacy. The MOB Amendment and OBC Medical
building provide reasonable visual and acoustical privacy for uses internal and external to
the development.Neither the noise nor lighting for the new building is anticipated to have
any negative environmental impacts. Any noise associated with the development will
primarily be pedestrian and automobile in nature. The existing site has larger surface
parking lots with significant parking lot lighting.The new parking will be contained in a
parking structure,so the impact of parking lot lighting will be reduced.
E. Energy Efficient Design. The MOB Amendment will be designed with
consideration given to various methods of site design and building location,architectural
design of individual structures, and landscaping design capable of reducing energy
consumption within the development.
F. Drives, Parking and Circulation. The MOB Amendment and OBC
Medical will be entirely consistent with the overall Oak Brook Commons Project, which
has been master planned to provide efficient,safe,and the necessary parking and related
facilities to serve all elements of the mixed-use development. Principal vehicular access
is provided from 22ntl and Commerce Drive and internally by McDonald's Drive. The
Midwest R,ge nalOffice
444 W I-ake,Suite 24011
12
Chicago,Illinois 60606
P 312 419 4900
drives, roads,and access points serving the development and OBC Medical have been
designed to encourage smooth traffic flow with controlled turning movements, as
necessary, and minimum hazards to vehicular or pedestrian traffic. Specifically,
McDonald's Drive will be re-striped at Commerce Drive for separate northbound left and
right turn lanes. McDonald's Drive will be striped in the center to provide two-way left turn
lanes north to south. Special attention has been given to the location and number of
access points to the public streets,the width of interior drives and access points,general
interior circulation, separation of pedestrian and vehicular traffic, adequate provision for
service by emergency vehicles, and arrangement of parking areas that are safe and
convenient, and that do not detract from the design of the proposed buildings and
structures and the neighboring properties.Sidewalks will be provided internally and also
Hines at the southwestern perimeter of the Property to encourage connection to the Oakbrook
Center to the immediate west of the development.
G. Surface Water Drainage. The MOB Amendment and OBC Medical will
also be entirely consistent with the special attention that has been given in the overall
development to proper site surface drainage so that removal of surface waters will not
adversely affect neighboring properties or the public storm drainage system. Surface
water in all paved areas shall be collected at intervals so that it will not obstruct the flow
of vehicular or pedestrian traffic. Significantly,with the proposed change to allow for the
construction of the OBC Medical building,the amount of impervious surface will be further
decreased for an expected total of 13.40 acres(down from 13.64 acres). Tab 6 contains
a detailed stormwater analysis.
Midwest Regional Ol7icc
444 W Lake,Suite 2400 13
Chicago,Illinois 60606
P 312 419 4900
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Shade Tree Typical-3"Caliper Deciduous Shrub-3'Height and Spread
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Shade Tree Specimen Central Park-6"Caliper Ornamental Grass-#1
Evergreen Tree-8'Height Herbaceous Perennial-#1
Ornamental Tree Typical-8'Height or 3"Caliper Groundcover-Quart
Ornamental Tree Cenral Park-10'Helght Retention Meadow-Plug 38/Flat
OAK BROOK COMMONS — PLANNED DEVELOPMENT SUBMISSION OVERALL LANDSCAPE PLAN 19.1
Hines Developers Antunovirh Associates Architects,Planners,Interior Designers Wolff Landscape Architecture,Inc. Landscape Architects U Companies Civil Engineers Oak Brook,Illinois I July 6,2020
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Site Area: 17.47 acres TOTAL SITE AREA: (Site Area-Total Lot Exclusions)= 9.14 acres
Exclusions: x 10%: 0.91 acres
Building Footprints: 6.64 acres
Setback Areas: 1.69 acres TOTAL LANDSCAPE REQUIRED: 0.91 acres
TOTAL LANDSCAPE PROVIDED: 2.46 acres
Total Lot Area Exclusions: 8.33 acres
OAK BROOK COMMONS -PLANNED DEVELOPMENT SUBMISSION DEVELOPMENT LANDSCAPE REQUIREMENTS 19.3
Hines Developers Antunovich Associates Architects.Planners,Interior Designers Wolff I andscape Architecture,Inc. Landscape Architects U Companies Civil Engineers Oak Brook,Illinois I July 6,2020
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Hines Developers Antunovich Associates Architects,Planners.Interior Designers Wolff Landscape Architecture,Inc. Landscape Architects V3 Companies Civil Engineers Oak Brook,Illinois I July 6,2020
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Hines Developers Antunovich Associates Architects.Planners,Interior Designers Wolff Landscape Architecture,Inc. Landscape Architects V3 Companies Civil Engineers Oak Brook.Illinois I July 6,2020
DocuSign Envelope ID:A2D9D236-36CB43F4-B706-72C1FA6C71A5
VILtnal — APPLICATION FOR
OAK BR921;K PLANNED DEVELOPMENT
77777771
NOTE:ALL COMPLETED APPLICATIONS ARE TO BE DELIVERED to the DEVELOPMENT SERVICES DEPARTMENT.Call 630-368-51111
❑ NEW PLANNED DEVELOPMENT($1,500)
ENTER NUMBER OF WAIVERS and/or VARIATIONS REQUESTED($500 ea.)'*
❑■ MAJOR CHANGE TO AN EXISTING PLANNED DEVELOPMENT($1,500)'
❑ MINOR CHANGE TO AN APPROVED/EXISTING PLANNED DEVELOPMENT($750)'
2 ENTER NUMBER OF WAIVERS and/or VARIATIONS REQUESTED($500 ea.)**
❑■ INITIAL ESCROW DEPOSIT($500)Submit Separate Check-Additional Funds maybe required-Recoverable expenses will be drawn
from the account and No interest shall be paid on account.
PUBLIC HEARING SIGNS(each lot frontage) 2 Enter Number of Street Frontages/Per Parcel/Address
(NOTE: Attached additional sheeVs with information if more room Is needed below)
LOCATION OF
SUBJECT PROPERTY NE Corner of 22nd and Spring Rd PERMANENT PARCEL NO/s. See Attached
LEGAL ADDRESS/S 1120 W.22nd Street Oak Brook ZONING DISTRICT ORA-2
PROPERTY INTEREST OF APPLICANT: OWNER Q CONTRACT PURCHASER' 0 AGENT'❑
OWNER(S)OF RECORD Hines Interests Limited Partnership PHONE 312-419-4916
ADDRESS 444 West Lake Street,Suite 2400 CITY Chicago STATE IL Zip 60606
Owner Contact E-mail Address/s greg.vanschaack@hines.com
NAME OF APPLICANT'(arid Billing Information)MEDPROPERTIES GROUP PHONE 847-897-7300
ADDRESS 71 S.Wacker Drive Suite 3725 CITY Chicago STATE IL Zip 60606
Applicant Contact E-mail Address/s dahlehng@medpropertiesgroup.com
I(we)certify that all of the above statements and the statements contained in any papers or plans submitted herewith are true to the best of my(our)knowledge and
belief.I`wegrye rmission to the Village to install pudic hearing signs on the lot frontages of the above subject property as described in the Village Code.In addition
o t aF os "fd,7
°s'ai i, agfees to reimburse the Village for all recoverable costs within 30 days of bilin
AIA. Allo All—, 7/7/2020
87E5018CBCBWA... 7/7/2020
Signature of Owner Date Signature of Applican Date
Print Name and Email Greg Van Schaack,see above Print Name and Email Daniel Ahlering,see above
1 I the applicant'Agent is not the owner of record,a written statement authorizing approval of the proposed planned development
application is required from the property owner in addition to their signature above and supporting documents.
'Note:Plus all applicable third party costs and recoverable expenses.
"List each waiver or variation on a separate sheet with applicable fees calculated.
OO NOT WRITE IN THE SPACE BELOW-FOR OFFICE USE ONLY
Date Application Filed Fee Paid$ Escrow Paid$ Receipt No, Received By
Preliminary Board of Trustees Review Prefiling Review Conference with Staff Resident Meeting Required'Date
Appbcatioo Distributed to Dents: Notice Published Newspaper Daily Herald Adj.Property Owners Notified
Planned Development Commission
Board of Trustees Board of Trustees
(Approval of Ordinance)
PD Application Form Sec.13.15-4 Rev 12-2018
DocuSign Envelope ID:A2D9D236-36CB-43F4-B706-72C1 FA6C71A5
Subject Property Verification
(Complete a separate form for each P.I.N.)
1. Permanent Index Number(P.M.from Real Estate Tax Bill):
06-23-407-013
2. Common Address: 1120 W.22nd St.oak Brook.160523
3. Type the Complete Legal Description below or attach a separate page with the legal
Note: Legal Description is to be emailed in Word format to:gpolanek0oak-brook.org
The Permanent Index Number..Common Address and Legal information provided has been verified as follows:
DuPage County Records/Research Room:(630-407-5401) Contact Person Stephanie
First Name Only:
Date called: 6-29-2020
1 verify that the information provided above is accurate.
Peter Friedman -
Printed Name Signature
7/7/2020 Counsel
Date: Relationship to Applicant:
PD Application Form S-13-15-4 Rea 12-2019
DocuSign Envelope ID:A2D9D236-36CB43F4-B706-72C1FA6C71A5
Subject Property Verification
(Complete a separate form for each P.I.N.)
1. Permanent Index Number(P.I.N.from Real Estate Tax Bill): 06-23-407-012
2. Common Address: 1120 W.22nd St Oak Brook,IL 60523
3. Type the Complete Legal Description below or attach a separate page with the legal
Note: Legal Description is to be emailed in Word format to:gpolanek0oak-brook.org
The Permanent Index Number,Common Address and Legal information provided has been verified as follows:
DuPage County Records/Research Room:(630-407-5401) Contact Person Stephanie
First Name Only:
Date called: 6-29-2020
I verify that the information provided above is accurate.
Peter Friedman
Printed Name Signature
7/7/2020 Counsel
Date: Relationship to Applicant:
PD Application Form Ser.13-15-4 ae,12.2018
DocuSign Envelope ID:A2D9D236-36CB-43F4-B706-72C1 FA6C71A5
The subject property may be generally described as a portion of 2111 McDonald's Drive on Lot K and Lot
L,Oak Brook,Illinois 60523,located at the southeast corner of Commerce Drive and McDonald's Drive
with the legal description as follows:
PARCEL 1:
LOT L IN THE FINAL PLAT OF SUBDIVISION OF OAK BROOK COMMONS BEING A SUBDIVISION OF PART OF
THE SOUTHEAST 1/4 OF SECTION 23,TOWNSHIP 39 NORTH,RANGE 11,EAST OF THE THIRD PRINCIPAL
MERIDIAN,ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY 15,2020 AS DOCUMENT R2020-
012533,IN DUPAGE COUNTY,ILLINOIS. PIN 06-23-407-013
PARCEL 2:
LOT K IN THE FINAL PLAT OF SUBDIVISION OF OAK BROOK COMMONS BEING A SUBDIVISION OF PART
OF THE SOUTHEAST 1/4 OF SECTION 23,TOWNSHIP 39 NORTH,RANGE 11,EAST OF THE THIRD
PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT THEREOF RECORDED FEBRUARY 15,2020 AS
DOCUMENT R2020-012533,IN DUPAGE COUNTY,ILLINOIS.PIN 06-23-407-012
DocuSign Envelope ID:A2D9D236-36CB43F4-8706-72C1FA6C71A5
WAIVERS and VARIATIONS
(Site Development Departures)
Zoning Ordinance Section Brief description of each waiver or variation sought Fee Each
13-12-5 Requesting a parking ratio of 3.59/1,000 square feet(Code is 5.0011,000 square feet) $500.00
13-11-10 Wall signage as depicted on the submitted elevation plans $500.00
(To continue copy or retype form and Attach additional sheets if necessary)
PD Application Form Sr,.13-1 5-4 Rei 12-2018
DocuSign Envelope ID:A2D9D236-36CB-43F4-B706-72C1 FA6C71A5
PLANNED DEVELOPMENT-SITE DEVELOPMENT ALLOWANCES:
Section: 13-15-4
WAIVERS and VARIATIONS
(Site Development Departures)
Proposed site development characteristics that are not consistent with the Zoning Regulations otherwise applicable to the
property on which a Planned Development or Planned Development amendment is proposed, may be approved in
accordance with this Chapter as part of the ordinance approving the Planned Development or Planned Development
amendment. The applicant shall specifically identify each site development departure and demonstrate how each departure
will be compatible with surrounding development and is not inconsistent with the Planned Development standards set forth
in Section 13-15-3 of this Chapter. Each departure shall be specifically stated and approved in the ordinance approving the
Planned Development or Planned Development amendment. Any approved departures from the otherwise applicable
Zoning Regulations shall not be deemed a nonconformity and shall not require a variation.
Identify each waiver below and if applicable refer to the page(s)of the site development plan that the departure can be
found.
Code Section 13-12-5 Relief Sought Requesting a parking ratio of 3.59/1,000 square feet(Code is 5.00!1,000 square feet)
See attached narrative for additional information.
RESPONSE:
Code Section 13-11-10 Relief Sought Wall signage as depicted on the submitted elevation plans
See attached narrative for additional information
RESPONSE:
(To continue,Copy or retype form and attach additional sheets if necessary)
PD Application Form Sec.13-154 Fl�12-2018
DocuSign Envelope ID:A2D9D236-36Cl343F4-8706-7201 FA6C71A5
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 500 feet in all
directions from the perimeter of the subject property,excluding all streets and right-of-ways.
Said names and addresses are as they appear from the authentic tax records of the Township
Assessors Office 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,
applicantlowner agrees to reimburse the Village for all costs/fees,publication costs,recording fees,
and any other associated costs or fees as contained in Section 13-15-C within 30 days of billing.
RELEASE: By submitting the application and related information,applicant is aware that all
information submitted is subject to FOIA rules(Freedom of Information Act).
Hines Interests Limited Partnership MedProperties Group LLC
Dxu3i3<tlbPrinted Name of Owner Printed N me of Applicant
CUAA, S"& 717/2020 7/7/2020
61ESO1BCBCBS46A.
Signature of Owner Date Signature of Appl ant Date
BILL TO INFORMATION:
Hines Interesits Limited Partnership GregVan Schaack 312-419-4916
Print Name/Company Contact Person Contact Phone
444 West Lake Street Suite 2400 greg.VanSchaack@hines.corT
Address To be Billed Email Address
NOTE: If the applicant/owner has not complied with these requirements and as a result the notification has not
been sent to a neighboring property owner within the 500-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 500-foot requirement have been sent proper notification.
PD Application Form Sec.13-1 S-4 Det 12-2016
DocuSign Envelope ID:A2D9D236-36CB-43F4-B706-72C1FA6C71A5
MEMORANDUM
Date: June 23,2020
Re: Oak Brook Commons
Med Properties Pad L Application
Hines Village of Oak Brook,
As the owner of the property subject to the Oak Brook Commons Planned
Development(Ordinance 2019-ZO-PUD-EX-S-1568),we hereby authorize
Med Properties Group to apply for the planned development amendment
affecting Pad L and Pad K.
We are aware of their application and support the approval of the
amendment as submitted.
Thanks,
I
D—Siyn.d by:
—C
/ 6s
Greg Van Schaack
Oak Brook Commons LLC
Midwest Regional Office
444 W Lake,Suite 2400
Chicago, Illinois 60606
P 312 419 4900
F 312 419 1932
AFFIDAVIT
July 6,2020
Village of Oak Brook
Plan Commission
Village Hall
1200 Oak Brook Rd
Oak Brook,IL 60523
RE Case Number 2020-07-ZO-PUD
Plan Commission.
The undersigned,Kevin J McDermott,being first duly sworn under oath.deposes and
states the following:
That the undersigned certifies they have complied with the requirements of Section 13-15-
5 of the Oak Brook Zoning Ordinance,Title 13 of the Village Code of Oak Brook..by serving
written notice, by certified USPS first class mail, return receipt requested (i) to the
taxpayers of record and owner of record of the property commonly known as 1120 W.
22ND Street,Oak Brook.IL(jointly the"Property').which is the subject of the application
for planned development and(ii)to the taxpayers of record and residents of all property
within five hundred(500)feet of the Property,excluding the number of feet occupied by
streets.alleys, other public ways in each direction of the lot lines of the Property, and
that the notice contained
• the identification number designation of the application,
• the date and time of the public hearing:
• the location of the public hearing,and
• the general location of the Property,the legal description of the Property and its
street addresses and a short description of the proposed planned development
and the purpose of the public hearing
Further,that the undersigned,made a bona fide effort to determine the address of the
parties to be notified under the above ordinance,that the accompanying list of names
and addresses of surrounding property taxpayers and residents within 500 feet is a
complete list.
Signature
Subscribed and sworn to before me this
day of July.2020
YO)OY
Public
OFFICIAL SEAL
JEFFREY T. LIPSCHULTZ
NOTARY PUBt IC,MAIL OF ILLINOIS
E;My Commission Expires 02208i2021
963140526 vI
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23,406-015;06-23-406-017;
06-23.407-006;and 06-23407-007
Exhibit C
Page 10 of 23
EXHIBIT C
PDC RECOMMENDATION
EXHIBIT C
PDC RECOMMENDATION
VILLAGE OF
OAK B R. , KBUTLER GOVERNMENT CENTER
ew
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS 60523
August 20, 2020
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60523
Subject: Case No: 2020-07-ZO-PUD—MedProperties Group,Applicant and Hines Interest Limited
Partnership, Owner—2111 McDonald's Drive—Lots K and L of the Oak Brook Commons
Subdivision— A Major Change to a Planned Development approved as Ordinance S-1568
— A 72-Unit Residential Condominium Building on Lot K and a Medical Services Office
Building on Lot L—Planned Development
Dear Village President and Board of Trustees:
Background
On July 23,2020,the Planned Development Commission held the required public hearing virtually via
teleconference and completed its review and deliberations on an application for MedProperties Group,
Applicant and Hines Interest Limited Partnership, the owner of the property located at 2111
McDonald's Drive, specifically Lots K and L of the Oak Brook Commons Subdivision, seeking
approval of a major change to a Planned Development approved as Ordinance S-1568 for a 72-unit
residential condominium building on Lot K and a medical services office building on Lot L.
The Oak Brook Commons mixed-use planned development was approved by the Village Board on
May 29, 2019. The focus on this proposed planned development is on Lots K and L located at the
southeast corner of Commerce Drive and McDonald Drive. Both lots had been approved for a 52-unit
condominium building on each parcel and proposed to begin in Phase 2. They are requesting an
increase in the condominium height from 14 to 19 stories with a total of 72 units on Lot K. They
acknowledged that the condominium portion of the request would require the filing of an amendment
to the PUD when a specific plan has been designed for the site.
The primary reason for the requested amendment was to replace the approved condominium building
on Lot L with a state-of-the-art medical services office building. The proposal would not change the
total allowable building area in the originally approved PUD. The applicant stated that approval of
this request would move the building on Lot L into an immediate Phase 1 development schedule which
would bring permit fees to the village sooner.
The applicant provided a presentation of the proposed project before the President and Board of
Trustees on May 12, 2020 and the Board provided comments to the applicant. The application moved
forward pending a thorough review and recommendation by the Planned Development Commission.
Waivers and Variations: The Planned Development process allows an applicant to request waiver of
and variations from Village zoning laws that are necessary for the construction of the desired project.
10.
August 20,2020
Village President and Board of Trustees
RE: MedProperties and Hines—2111 McDonald's Drive
Oak Brook Commons—Lot K and Lot L—Amend Ordinance S-1568
Medical Services Office Building and Condominium Height—Planned Development
Page 2
The following waivers and variations were requested and are also listed under Tab 11 of the case file
along with a complete narrative of the request and standards under Tab 2.
The two requested departures for the medical services office building were as follows:
1. Off-Street Parking, Section 13-12-5 requires 5.0 parking spaces per 1,000 square-feet of floor
area. The petition requested approval for a ratio of 3.59 parking spaces per 1,000 square-feet
of floor area. They believe their requested ratio meets industry standards and will meet peak
demand needs.
2. Wall Signs, Section 13-11-10.C.2 permits and allows one wall sign per street frontage per
building with a limit of two(2)per building. The petition requested approval for an additional
two wall signs, with a total of four(4).
Public Comment
All interested parties were notified by certified mail of the public hearing,a legal notice was published
in the newspaper and public hearing signs were posted on the property. There were two people in the
virtual audience but no one spoke in support of or in opposition to the project. No letters were received
in opposition to the request.
Planned Development Recommendation
The Planned Development Commission discussed the building design, parking and access to the
immediate care from the parking garage, signage and illumination, possible traffic impact on
Commerce Drive, IDPH permits, fire department access, The planned development standards were
addressed in their testimony as part of the presentation and were also provided in detail in the case file,
see Tab 2.
The Commission reviewed and deliberated on the applicant's request and recommended approval of
the requested Planned Development by two separate motions in order to revise condition number 8,
subject to the following conditions:
First Motion
To recommend approval of the planned development as requested with the conditions noted in the
Staff Report with the exception of condition #8 (A final wall sign exhibit shall be required
depicting all three (3) wall signs being proposed on their respective building elevations. All sign
proposals shall comply with all other applicable sign code regulations of the Oak Brook Zoning
code), subject to the following conditions:
1. Compliance with Plans: The development, maintenance, and operation of Building L will be
in substantial compliance with the plans and documents as submitted,except for minor changes
approved by the Development Services Director and Village Manager in accordance with
Section 13-15-8 of the Zoning Ordinance.
PDC Rec Chairletter-Hines-MedProperties-Lots K and L-2111 McDonald Dr-PUD.SIGNED-2020.docx
10.a
August 20,2020
Village President and Board of Trustees
RE: MedProperties and Hines—2111 McDonald's Drive
Oak Brook Commons—Lot K and Lot L—Amend Ordinance S-1568
Medical Services Office Building and Condominium Height—Planned Development
Page 3
2. The changes to residential condominium building K to 19-stories and 72 owner occupied units
is approved in concept and shall be subject to an Amendment to the Planned Development that
will incorporate a final site plan, final building elevation and other final design drawings as
part of a formal Planned Development Amendment submittal.
3. Final engineering approval shall be required prior to the issuance of the building permit for
Building L.
4. Final landscape plan approval shall be required prior to the issuance of the building permit for
Building L.
5. Floor Area Ratio Limitation: The floor area ration(FAR)approved for the Property will apply
to all lots within any future subdivision of the Property(total of 17.47 acres) as a whole. The
FAR calculation for the entire Property, even after subdivision, may not exceed 1.56 as
identified in the approved Planned Development Ordinance S-1568.
6. The Security and site control measures for Building L shall be discussed and developed in
cooperation with the Oak Brook Police Department to utilize public and private resources in
establishing a thorough and appropriate building and site security plan;
7. Trash enclosures and other service areas shall be provided within the building unless otherwise
noted on the approved site plan.
8. By separate motion(below).
9. All other provisions of Ordinance S-1568 approved for the Subject Property will remain in full
force and effect.
10. Comply with all other Village Ordinance requirements at time of building permit application
except as specifically varied or waived.
Second motion was to recommend approval of condition#8 revised as follows:
8. To allow a total of 3 wall signs on the building with the elevations chosen by the developer.
However,if a sign is placed on the western elevation it can be illuminated until the residential building
on Lot K is fully constructed. If the residential building is constructed the sign on the western elevation
shall not be illuminated unless the developer receives approval to continuing lighting from the Village
Board. All signs shall comply with all other applicable sign code regulations.
The original conditions were contained in the Staff Report on pages 8-8.i of the case file. A revised
site plan was also required to be submitted that includes the changes noted in condition number 1.
Very truly yours,
7
Marcia Tropinsl
Chairwoman
Planned Development Commission
PDC Rec Chairletter-Hines-MedProperties-Lots K and L-2111 McDonald Dr-PUD.SIGNED-2020.docx 1 O.b
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;06-23-406-017;
06-23-407-006;and 06-23-407-007
Exhibit D
Page 11 of 23
GROUP EXHIBIT D
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BLDG K TO BE DETERMINED
I r�"-j 7
.f • K PAAKING
UP TO 104 SPACES !
RESIDENTI _ EDICAL OFFICE&
EXISTING .,CONDOMINIUMS KING-281 SPACES
RESTAURANT - - 14 LEVELS 7LEVELS
IWO
-. - PARKING 3P.gPACFS
A L, APARTMENTLS
17 LEVELS TOTAL Ll I
RES7AURAN - p H
9.000 SF C ry Ln PARKING-4 LEVELS OFFICE
I: PANONG E ly �` T •7 LEVELS 972 SPACES 8 LEVELS
2W SPACES 'PARKING-4 LE`.tL- i„� p TO TOTAL t
!i 422 SPACE s
IRESTA TICAFE - -• —, 1
*� P)12-NG.-� 5.000 SF 1 }.NAC I s i
9164pt
r_
C
C F PARKING
RESTAURANT 4;1 SPACES 35 SPACES
11.500 SF RETAIL! RETAIL RETAILI
. _HOTEL "s
ESTAURANT_ 9.000 SF TAU T G ti P
9,000 SF' 1 .500Sids
I_T, _ (.! '•rl• �V
> b
...........
q /22ND(CERMAK RD.)STREET -
As Further Revised Per Board Direction at 9/22 Board Meeting Original Date May 14,2019,Revised May 28,2019
OAK BROOK COMMONS - PLANNED DEVELOPMENT SUBMISSION OVERALL PLAN - GROUND LEVEL 6.
Hines Developers MedProporties Developers Antunovich Associates Architects,Planners.Interior Designers WOnf I andscape Architecture,Inc. Landscape Architects O Companies Civil Engineers Oak Brook,Illinois I September 22,2020
AMENDED PROJECT AREA SUMMARY
ICAL
E
RESIDENTIAL#1 MARKET-RATE APARTMENT
K RESIDENTIALCONDOMINIUM I I I
HEIGHT STORIES UNITS/ TOTAL UNITS AREA/ TOTAL AREA PARKING HEIGHT STORIES UNITS/ TOTAL UNITS AREA/ TOTALAREA PARKING HEIGHT STORIES AREA/ (SF) TOTAL AREA(SF) PARKING
FLOOR FLOOR(SF) (SF) FLOOR FLOOR(SF) (SF)
182'-0" 17 21 250 23,750 SF 330,000 SF 420 177'-0" 14 TBD UPT052 TBD uP To 1!5,000 uPT01047 92'-6" 7 18,000 1 78,200 SF 281
(1.68 SPACES/UNIT "ACTUAL FOOTPRINT OF BUILDING K TO BE DETERMINED (2 SPACES/UNIT (3.59 SP./1,000 GSF)
H IFFICE BU1LDING 11 OFFICE BUILDING
HEIGHT STORIES AREA/FLOOR(SF) TOTAL AREA(SF) PARKING HEIGHT STORIES AREA/FLOOR(SE) TOTAL AREA(SIT PARKING
95'-0" 7 36,923 SF 210,000 SF 664 95'-0" 8 22,000 SF 110,000 SF 400 1,064 OFFICE BUILDING SPACES INCLUDE 92
ON-GRADE SPACES AROUND THE PARKING STRUCTURE
(3.16 SP./1,000 SF) (3.64 SP./1,000 SF)
Project Summary
ROOMS/ r AREA/FLOOR TOTALAREA
HEIGHT STORIES TOTAL ROOMS (SF) (SF) PARKING Site Area (Including McDonald's Drive): 761,071 SF
FLOOR
108'-0" 8 37 252 25,000 SF 200,000 SF 252
(1 SPACE/ROOM) 17.47 Acres
Parking: On-Grade Up To 444 Spaces
7MSTRUCTURED ON-GRADE TOTAL PARKING Structured IUDTo 19131 Spaces
1,913 444 2,357 Total JUp To 2,357 Spaces
RETAIL Residential Condominiums Up To 52 Unitsl 145,000 SF
HEIGHT HEIGHT STORIES AREA(SF) SURFACE PARKING Residential Market-Rate Apartments Up To 250 Units 330,000 SF
RETAIL 20'-0" 1 UP TO 9,000 SF Office 398,200 SF
RETAIL 20'-0" 1* UP TO 11,500 SF Hotel 200,000 SF
RETAIL C 20'-0" 1UP TO 9,000 SF 268
RETAIL 20'-0" 1 UP TO 9,000 SF Retail 50,000 SF
RETAIL IT 13'-0.. 1 5,0000E ITBD 66,800 SF
RETAIL 20'-0" 1 UP T06,500 SF 42
TOTAL 50,000 SF 310
A MAXIMUM OF 2500 SF ALLOWED ON ASECOND LFVEL Total Building Area Not To Exceed 1,190,000 SF (1.56 F.A.R.)
As Further Revised Per Board Direction at 9/22 Board Meeting Original Date May 14 2019
OAK BROOK COMMONS-PLANNED DEVELOPMENT SUBMISSION AMENDED PROJECT AREA SUMMARY 24.
Hines Developers MedProperties Developers Antunovich Associates Architects,Planners,Interior Designers Wolff Landscape Architecture,Inc. Landscape Architects V3 Companies Civil Engineers Oak Brook,Illinois I September 22,2020
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;D6-23-406-017;
06-23-407-006;and 06-23-407-007
Exhibit E
Page 12 of 23
EXHIBIT E
AMENDED PHASING SCHEDULE
The Development will be constructed in accordance with the following schedule and Figure 1 below.
In the event of a conflict between the text of this Exhibit E and Figure 1,the text of Exhibit E will control.
When submitting permit applications to the Village or other govemmental entity,the Applicant shall
exercise its best efforts to ensure that:a)all required documents,information,payment,and material is
timely provided;b)all Village permit review comments receive a prompt and complete response;and c)all
applicable codes,rules,and regulations concerning the Development,its construction,and its operation,
are timely satisfied. Upon application for and issuance of applicable permits,the Applicant shall diligently
pursue construction of all Development Phases and components thereof. At all times, the Applicant
diligently pursue completion of the Development in its entirety, including finding suitable tenants and
occupants for the Development.The Applicant acknowledges that it is solely responsible for satisfying all
Village codes, rules, and regulations associated with the Development's construction, including those
associated with issuance of occupancy certificates for the Development's various phases and components
thereof.
Phase 1:
A. Demolition:Applicant shall file a complete demolition permit application compliant with all Village
codes,rules,and regulations for the demolition of the existing office building located on the Property
("Phase 1A Permit)on or before July 5,2019. Applicant will ensure that all Phase 1A Permit
work, including, without limitation, demolishing the existing office building and related
appurtenances, restoring the Property, and establishing ground cover on the Property, will be
completed,inspected,and approved by the Village by no later than March 5,2020.
B. Site Work:Applicant shall file a complete building permit application compliant with all Village
codes,rules,and regulations for all site,infrastructure,and utility work associated with Phase 1 of
the Development including,without limitation, grading, site preparation, utility work,all surface
parking spaces located in Phase 1 west of McDonald's Drive and east of McDonald's Drive between
Buildings F and G,all as shown on Group Exhibit D,sidewalks,landscaping(including the entire
perimeter of the Property,Phases 1 and 2),lighting,central park,and the temporary employee I
valet parking lot located east of McDonald's Drive("Phase 1B Permit"),by no later than February
15,2020. Applicant will ensure that all Phase 1 B Permit work will be completed,inspected,and
approved by the Village no later than 24 months after the Village issues the Phase 1 B Permit.
C. Luxury Apartment Building:Applicant shall file a complete building permit application compliant with
all Village codes,rules,and regulations for Building E(Luxury Apartment Building)("Phase 1C
Permit)by no later than November 16,2020. Applicant will ensure that all Phase 1 C Permit work
will be completed,inspected,and approved by the Village,and the Applicant shall apply for and
receive a full certificate of occupancy from the Village for Building E,by no later than 24 months
after the Village issues the Phase 1 C Permit.
D. Timber Office Building:Applicant shall file a complete building permit application compliant with all
Village codes,rules,and regulations for Building H(Timber Office Building)("Phase 1D Permit")
by no later than May 15, 2021. Applicant will ensure that all Phase 1D Permit work will be
completed,inspected,and approved by the Village,and the Applicant shall apply for and receive a
full certificate of occupancy from the Village for Building H,by no later than 24 months after the
Village issues the Phase 1 D Permit.
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;06.23406-017;
06.23407-006;and 06-23.407-007
Exhibit E
Page 13 of 23
E. Restaurant and Retail:Applicant shall file complete building permit applications compliant with all
Village codes,rules,and regulations for 4 of the 5 restaurant or retail buildings(i.e.,Building A
(Restaurant),Building B(Restaurant),Building C(Retail or Restaurant),Building D(Retail),and
Building F(Retail or Restaurant))by no later than November 16,2020(collectively,the"Phase 1E
Permit'). Applicant will ensure that all Phase 1E Permit work will be completed,inspected,and
approved by the Village,and the Applicant shall apply for and receive a full certificate of occupancy
from the Village for 4 of the 5 restaurant or retail buildings,by no later than 18 months after the
Village issues a permit authorizing work on a building included Phase 1 E Permit work.'
F. Medical Office Building:Applicant shall file a complete building permit application compliant with all
Village codes,rules,and regulations for Building L(Medical Office Building)("Phase 1F Permir)
by no later than June 30,2021,provided the Applicant may extend this deadline to no later than
December 31,2021 to account for COVID-19 developments. Applicant will ensure that all Phase
1 F Permit work will be completed,inspected,and approved by the Village,and the Applicant shall
apply for and receive a full certificate of occupancy from the Village for Building L,by no later than
30 months after the Village issues the Phase 1 F Permit.
Phase 2:
Office,Condominium.Hotel.and Other:Applicant shall submit complete building permit applications
compliant with all Village codes,rules,and regulations for all components of Development Phase 2,
including, without limitation, Building K (Residenfial Condominiums), Building J (Office Building),
Building G(Hotel),the final restaurant or retail building(either A,B,C,D,or F),parking structures
associated with the foregoing,and related infrastructure,utilities,and appurtenances associated with,
relating to,or serving any of the foregoing(collectively,the"Phase 2 Pernir),as soon as practicable.
Phase 3:
Landbanked Parking:Upon completion of Development Phase 1,and thereafter upon the Development
Services Director's written request, the Applicant shall analyze the Property's parking supply and
demand including,without limitation,counting the number of vacant and occupied parking spaces
throughout the Development("Parking Study'). The Parking Study will be conducted by a licensed
professional approved by the Development Services Director,and the cost of the Parking Study will be
solely borne by the Applicant. The Parking Study will be conducted at such times as the Development
Services Director deems appropriate and shall utilize methodology that the Development Services
Director deems sufficient to evaluate whether sufficient parking supply is provided on the Development.
The Village will notify the Applicant at least 30 days before the date the Parking Study will occur,and
identify the relevant variables that must be addressed in the Parking Study. The Village will be provided
prompt and full access to the Parking Study and its supporting data upon the Parking Study's
completion. In no event shall Applicant be required to conduct the Parking Study more than once in
any calendar year.
In the event any Parking Study establishes,based on the methodology set forth in the preceding
paragraph,that the average parking occupancy rate on the Property exceeds 85%of the Property's
total parking supply,the Village may notify the Applicant and the Applicant shall exercise its best efforts
For example,if the Village issues a building permit application for Building A on July 1,2019,the Applicant
will have until January 1,2021 to complete all work on Building A. If the Village issues a building permit
application for Building B on September 1,2019,the Applicant will have until March 1,2021 to complete all
work on Building B.
I
Ordinance 2020-ZO-PUD-EX-5-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINs:06-23-406-015;06-23-006-017;
06-23-407-006;and 06-23-407-007
Exhibit E
Page 14 of 23
to submit a permit application and construct the parking spaces designated on Group Exhibit D as
"Future Reserved Parking Deck,"which shall include a 1,2,or 3 story lot or parking structure containing
at least 100 parking spaces("Landbanked Parking"). The Applicant shall complete the Landbanked
Parking and receive a certificate of occupancy from the Village within 1 year of the date of the Village's
notice.
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINs:06-23-406-015;06-23-406-017,
06-23-407-006,and 06-23-407-007
Exhibit E
Page 15 of 23
Figure 1: Phase Exhibit
via
100— AND.-
COMMERCE
EXISTING GIBSON'S
-I gala
APAATAIEWA
,. ... ' alF�F15 �•
PHASE 1 I'" . :. ''' `:; s` PHASE 2
618,178 SF;���;' " 14 'o% ' '' 180,898 SF
77 °/Di 23 %
a y1<�
i
T
� �sY• 1,ms �• � L, �.
e
'_ ay.- ,.xa�eR•.""�--- rA
22NDSTREET N
A5 FXw RMW 2W 53M 31!'!X i i22 BNM MMrg ORgm 311 M>):1.2115.MwW Ma,2120 11
OAK BROOK COMMONS-PLANNED DEVELOPMENT SUBMISSION PHASING DIAGRAM 9.1
i 21.— M•aft :.-- — no"—O aw-. Qi&Wk tWM I SWWlef 32 2020
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;06-23-406-017;
06-23-407-006;and 06-23-407-007
Exhibit F
Page 16 of 23
EXHIBIT F
TRANSFEREE ASSUMPTION AGREEMENT
THIS AGREEMENT,made as of this day of ,20,by,between and among
Hines Interests Limited Partnership ("Owner"); , a
("Transferee");and the Village of Oak Brook,an Illinois municipal corporation("Village"),
WITNESSETH:
WHEREAS, pursuant to that certain real estate sale contract dated , 20, the
Transferee agreed to purchase from the Owner certain real property situated in DuPage County,Illinois
and legally described in Exhibit 1 attached hereto and by this reference incorporated herein and made a
part hereof("Property');and
WHEREAS,following the conveyance of the Property by the Owner,the Transferee will be the
legal owner of the Property;and
WHEREAS,as a condition to the conveyance of the Property by the Owner,the Owner and the
Village require that the Transferee agree to comply with all the terms,requirements and obligations set
forth in Village of Oak Brook Ordinance 201 9-S-1 568-ZO-EX-PUD,approved by the Village on or about
May 14,2019,and recorded in the Office of the DuPage County Recorder on July 18,2019,as Document
No. R2019-05477 ,as amended from time to time("Planned Development Ordinance");
NOW,THEREFORE,in consideration of the agreement of the Owner to convey the Property to
the Transferee and of the Village to accept the transfer of obligations as provided herein and to grant the
releases granted herein,and for other good and valuable consideration,the receipt and sufficiency of
which are hereby acknowledged,it is hereby agreed by,between and among the Village,the Owner,and
the Transferee as follows:
1. Recitals. The foregoing recitals are by this reference incorporated herein and
made a part hereof as substantive provisions of this Agreement.
2. Assumption of Obligations. The Transferee,on its behalf and on behalf of its
successors,assigns,heirs,executors and administrators,hereby agrees,at its sole cost and expense,to
comply with all of the terms, requirements and obligations of the Planned Development Ordinance,
including all exhibits and attachments thereto, regardless of whether such terms, requirements and
obligations are to be performed and provided by,or are imposed upon,the Owner or the Applicant,as
that term is defined in the Planned Development Ordinance.
3. Assurances of Financial Ability. Contemporaneously with the Transferee's
execution of this Agreement,the Transferee shall,upon the request of the Village,provide the Village with
reasonable assurances of financial ability to meet the obligations assumed hereunder as the Village may
require.
4. Acknowledgement and Release of Transferor. The Village hereby
acknowledges its agreement to the Transferee's assumption of the obligation to comply with the terms,
requirements and obligations of the Planned Development Ordinance, including all exhibits and
attachments thereto,and the Village hereby releases the Owner from any and all liability for failure to
comply with the terms,requirements and obligations of the Redevelopment Agreement.
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;06-23-406-017;
06-23-407-006;and 06-23-407-007
Exhibit F
Page 17 of 23
IN WITNESS WHEREOF,the parties hereto have caused this Agreement to be executed as of
the day and year first written above.
ATTEST: HINES INTERESTS LIMITED PARTNERSHIP
By: By
Its: Its:
ATTEST: VILLAGE OF OAK BROOK, an Illinois
municipal corporation
By: By
Its: Its:
ATTEST: TRANSFEREE
Name:
A:
By: By
Its: Its:
Ordinance 2020-20-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;06-23-406-017;
06-23-407-006;and 06-23-407-007
Exhibit F
Page 18 of 23
ACKNOWLEDGEMENT
STATE OF ILLINOIS )
) SS.
COUNTY OF DuPAGE )
This instrument was acknowledged before me on 2020, by
the President of the VILLAGE OF OAK BROOK,an Illinois municipal corporation,
and by the Village Clerk of said municipal corporation.
Signature of Notary
SEAL
My Commission expires:
STATE OF ILLINOIS )
SS.
COUNTY OF )
The foregoing instrument was acknowledged before me on
20_, by the and the of
HINES by
LIMITED PARTNERSHIP, as their free and voluntary act in their capacities as
officers of said company for the uses and purposes herein.
Signature of Notary
SEAL
My Commission expires:
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook commons
1120 22nd Street and 2111 McDonald's Drive
PINs:06-23-406-015;06-23-406-017;
06.23.407-OOB;and 06-23-407.007
Exhibit F
Page 19 of 23
STATE OF ILLINOIS )
SS.
COUNTY OF )
The foregoing instrument was acknowledged before me on
20_, by the and the of
a as their free and voluntary act in their capacities as
officers of said company for the uses and purposes herein.
Signature of Notary
SEAL
My Commission expires:
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;06-23-406-017;
06-23-407-006;and 06-23-407-007
Exhibit F
Page 20 of 23
EXHIBIT 1
Legal Description
PARCELI:
LOT 4 IN OAK BROOK DEVELOPMENT COMPANY'S COMMERCE PLAZA SUBDIVISION UNIT 1
(EXCEPT THAT PORTION FALLING WITHIN LOT 3 OF BUTLER COMPANY-M-1,INC.ASSESSMENT
PLAT NO. 1, RECORDED JULY 8, 1964 AS DOCUMENT R64-24068), BEING A SUBDIVISION OF
PART OF THE SOUTHEAST 1/4 OF SECTION 23,TOWNSHIP 39 NORTH,RANGE 11,EAST OF THE
THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT THEREOF RECORDED JULY 12,1968 AS
DOCUMENT R68-30335,IN DUPAGE COUNTY,ILLINOIS.
PARCEL2:
LOT 1 IN MCDONALD'S SPRING ROAD RESUBDIVISION NO.3,BEING A RESUBDIVISION OF LOTS
1 AND 2 IN THE FINAL PLAT OF SUBDIVISION OF MCDONALD'S SPRING ROAD RESUBDIVISION
NO.2,BEING A RESUBDIVISION OF PART OF THE SOUTHEAST 1/4 OF SECTION 23,TOWNSHIP
39 NORTH,RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT
THEREOF RECORDED JULY 17, 2009 AS DOCUMENT R2009-111381, IN DUPAGE COUNTY,
ILLINOIS.
PARCEL 3:
THE PROPOSED LAND DESCRIBED AS FOLLOWS;
LOT 2 IN THE FINAL PLAT OF SUBDIVISION OF MCDONALD'S SPRING ROAD RESUBDIVISION NO.
3(EXCEPT THE NORTH 170.00 FEET AS MEASURED ALONG THE EASTERLY LINE THEREOF),
BEING A RESUBDIVISION IN PART OF THE SOUTHEAST QUARTER OF SECTION 23,TOWNSHIP
39 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT
THEREOF RECORDED JULY 17,2009 AS DOCUMENT NUMBER R2009-111381,IN THE VILLAGE OF
OAK BROOK,DUPAGE COUNTY,ILLINOIS.
TO BE KNOWN AS:
PROPOSED LOT 2 IN THE FINAL SUBDIVISION PLAT OF MCDONALD'S SPRING ROAD
RESUBDIVISION NO.4,BEING A RESUBDIVISION OF LOT 2 IN THE FINAL PLAT OF SUBDIVISION
OF MCDONALD'S SPRING ROAD RESUBDIVISION NO.3, BEING A RESUBDIVISION IN PART OF
THE SOUTHEAST QUARTER OF SECTION 23,TOWNSHIP 39 NORTH, RANGE 11, EAST OF THE
THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 1,2018
AS DOCUMENT NUMBER R2018-071747 IN THE VILLAGE OF OAK BROOK, DUPAGE COUNTY,
ILLINOIS.
Common Address: 1120 22nd Street,Oak Brook,Illinois 60523
2111 McDonald's Drive,Oak Brook,Illinois 60523
PINS: 06-23-406-015;06-23-406-017;06-23-407-006;and 06-23-407-007
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;06-23-406-017;
06-23.407-006;and 06-23407-007
Exhibit G
Page 21 of 23
EXHIBIT G
UNCONDITIONAL AGREEMENT AND CONSENT
TO: The Village of Oak Brook,Illinois("tillage"):
Hines Interests Limited Partnership is the owner of the real property located 1120 22nd Street
and 2111 McDonald's Drive,Oak Brook, Illinois,which property is legally described in Exhibit A to this
Ordinance("Property'). On May 28,2019,the Village Board adopted Ordinance 2019-S-1568-ZO-EX-
PUD("PD Ordinance"),granting Hines a planned development to construct and operate a mixed-use
development on the Property("Planned Development"), in accordance with Chapter 15 of the 1966
Zoning Ordinance of the Village of Oak Brook, Illinois,as amended("Zoning Ordinance"). Hines,on
behalf of itself and MedProperties Group (collectively, "Applicant"), submitted an application
("Application")requesting approval of an amendment to the Planned Development that would,among
other things authorize the construction and development of a medical office building on Lot L of the
Property("Amendment").
Ordinance No.2020-ZO-PUD-EX-S-1608 adopted by the President and Board of Trustees of the
Village of Oak Brook on September 22,2020("Ordinance")approves the Amendment,subject to certain
conditions,restrictions,and provisions. Section 12 of the Ordinance provides,among other things,that
the Ordinance will be of no force or effect unless and until the Applicant has filed this Unconditional
Agreement and Consent with the Village Clerk and consents to accept and abide by each of the terms,
conditions and limitations set forth in the Ordinance.
NOW,THEREFORE,Hines does hereby agree and covenant as follows:
1. Applicant Hines hereby unconditionally agrees to accept,consent to,and abide by all of
the terms,conditions,restrictions,and provisions of the Ordinance.
2. Applicant acknowledges and agrees that: (i) public notices and hearings have been
properly given and held with respect to the adoption of the Ordinance;(ii)Applicant has considered the
possibility that the Ordinance may be revoked if there is a failure to comply with the Ordinance as
provided in the Ordinance;and(iii)Applicant agrees not to challenge any such revocation on the grounds
of any procedural infirmity or a denial of any procedural right.
3. Applicant acknowledges and agrees that the Village is not and will not be,in any way,
liable for any damages or injuries that may be sustained as a result of the Village's issuance of any
permits for the construction or use of the Property,and that the Village's issuance of any such permits
does not,and will not,in any way,be deemed to insure Hines against damage or injury of any kind and at
any time.
4. Applicant agrees to and does hereby hold harmless and indemnify the Village, the
Village's Corporate Authorities, and all Village elected and appointed officials, officers, employees,
agents,representatives,and attorneys,from any and all claims that may,at any time,be asserted against
any such parties in connection with the construction,operation,and use of the Property or the Village's
adoption of the Ordinance.
5. Applicant shall,and does hereby,agree to pay all expenses incurred by the Village in
defending itself with regard to any and all claims mentioned in this Unconditional Agreement and
Consent. These expenses shall include all out of pocket expenses,such as attorneys'and experts'fees,
and shall also include the reasonable value of any services rendered by any employee of the Village.
Ordinance 2020-ZO-PUD-EX-S-1606
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23408-015;06-23.406-017;
05-23407-006;and 06-23407-007
Exhibit G
Page 22 of 23
6. This Unconditional Agreement and Consent may not be amended,modified,released or
annulled except upon the express,prior written approval of the Village of Oak Brook.
7. This Unconditional Agreement and Consent may be executed in counterparts,each of
which shall constitute an original document,which together shall constitute one and the same instrument.
IN WITNESS WHEREOF,A ( Ak5�( -We*ecuted this Unconditional Agreement
and Consent on behalf of the Applicant,on this Zlda 434 .2020.
ATTEST. HINES INTERESTS LIMITED
Q
PARTNERSHIP
p
By: 1', I/C // By:
Its:_�fdACC�
SUBSCRIBED and ORN to
fo a me thi ay of ,
2020 bP3rIC1AI SEpi
0,VAN MOER
�bWty►uEga Stets of larrple
.NiJi daNtrMasbn P�iras 08/1TJ1B
Notary Public
IN WITNESS W REOF, executed thlnconditional Agreement
and Consent on be f of McDonald's Corporation,on this day o 2020.
ATTEST: MEDP PERTIES
By: By,
Its: Its:
SUBSCRIBED and SWORN to
Before me this_day of
2020
Notary Public ,)
f 00116507.7}
Ordinance 2020-ZO-PUD-EX-5-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINs:06-23406-015;06-23-406-017;
06-23-407-006;and 06-23-407-007
Exhibit G
Page 22 of 23
6. This Unconditional Agreement and Consent may not amended, modified, released or
annulled exc t upon the express, prior written approval of the Villa of Oak Brook.
7. Thi Unconditional Agreement and Consent ay be executed in counterparts, each of
which shall constitute original document, which together all constitute one and the same instrument.
IN WITNESS WHEREOF, executed this Unconditional Agreement
and Consent on behalf of the A licant, on this day of ,2020.
ATTEST: HINES INTERESTS LIMITED
PARTNERSHIP
By: By:
Its: Its:
SUBSCRIBED and S ORN to
Before me this day of
20
vI �
Notary Public
IN WITNESS WHEREOF, �w executed this Unconditional Agreement
and Consent on behalf of McD Weld's Corporation, on this day of zO�G 2020.
ATTEST: MEDPROPERTIES
By: , �,° �- By:
IIts: _.
SUBSCRIBED and SWORN to
Before me this Ap day of ''
OFFICIAL SFAL'O
7 / { KELLEEN ENRIGNT j
Shrle�Cn 3
No ry I'
tavt`�rt <
f 00116507.71
Ordinance 2020-ZO-PUD-EX-S-1608
Amendment to Planned Development
Oak Brook Commons
1120 22nd Street and 2111 McDonald's Drive
PINS:06-23-406-015;06-23-406-017;
06-23-407-006;and 06-23-407-007
Exhibit G
Page 23 of 23
EXHIBIT 1
Legal Description
PARCELI:
LOT 4 IN OAK BROOK DEVELOPMENT COMPANYS COMMERCE PLAZA SUBDIVISION UNIT 1
(EXCEPT THAT PORTION FALLING WITHIN LOT 3 OF BUTLER COMPANY-M-1,INC.ASSESSMENT
PLAT NO. 1, RECORDED JULY 8, 1964 AS DOCUMENT R64-24068), BEING A SUBDIVISION OF
PART OF THE SOUTHEAST 1/4 OF SECTION 23,TOWNSHIP 39 NORTH,RANGE 11,EAST OF THE
THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT THEREOF RECORDED JULY 12,1968 AS
DOCUMENT R68-30335,IN DUPAGE COUNTY,ILLINOIS.
PARCEL 2:
LOT 1 IN MCDONALD'S SPRING ROAD RESUBDIVISION NO.3,BEING A RESUBDIVISION OF LOTS
1 AND 2 IN THE FINAL PLAT OF SUBDIVISION OF MCDONALD'S SPRING ROAD RESUBDIVISION
NO.2,BEING A RESUBDIVISION OF PART OF THE SOUTHEAST 1/4 OF SECTION 23,TOWNSHIP
39 NORTH,RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT
THEREOF RECORDED JULY 17, 2009 AS DOCUMENT R2009-111381, IN DUPAGE COUNTY,
ILLINOIS.
PARCEL 3:
THE PROPOSED LAND DESCRIBED AS FOLLOWS;
LOT 2 IN THE FINAL PLAT OF SUBDIVISION OF MCDONALD'S SPRING ROAD RESUBDIVISION NO.
3(EXCEPT THE NORTH 170.00 FEET AS MEASURED ALONG THE EASTERLY LINE THEREOF),
BEING A RESUBDIVISION IN PART OF THE SOUTHEAST QUARTER OF SECTION 23,TOWNSHIP
39 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT
THEREOF RECORDED JULY 17,2009 AS DOCUMENT NUMBER R2009-111381,IN THE VILLAGE OF
OAK BROOK,DUPAGE COUNTY,ILLINOIS.
TO BE KNOWN AS:
PROPOSED LOT 2 IN THE FINAL SUBDIVISION PLAT OF MCDONALD'S SPRING ROAD
RESUBDIVISION NO.4,BEING A RESUBDIVISION OF LOT 2 IN THE FINAL PLAT OF SUBDIVISION
OF MCDONALD'S SPRING ROAD RESUBDIVISION NO.3, BEING A RESUBDIVISION IN PART OF
THE SOUTHEAST QUARTER OF SECTION 23,TOWNSHIP 39 NORTH,RANGE 11, EAST OF THE
THIRD PRINCIPAL MERIDIAN,ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 1,2018
AS DOCUMENT NUMBER R2018-071747 IN THE VILLAGE OF OAK BROOK, DUPAGE COUNTY,
ILLINOIS.
Common Address: 1120 22nd Street,Oak Brook,Illinois 60523
2111 McDonald's Drive,Oak Brook,Illinois 60523
PINS: 06-23-406-015;06-23-406-017;06-23-407-006;and 06-23-407-007