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S-1607 - 09/08/2020 - PLANNED DEVELOPMENT - Ordinances Supporting Documents v ,OF OAK B9 0 ® A January 19,2021 O b C O 1 : V OF OOUa14 h Vinage Of GW Oak Brook Owner,LLC Oak Brook Attn:Mitch Goltz 1200 Oak Brook Road Oak B—k,IL 60523-2255 2211 N. Elston Suite 304 Website wxw.oak•brookoChicago,Illinois 60614 re Administration 630.368.5000 Re: Recorded Document on:December 17,2020 FAX 630.368.5045 ORDINANCE 2020-ZO-PUD-EX-S-1607,AN ORDINANCE APPROVING A Community DevelopmentPLANNED DEVELOPMENT FOR THE PROPERTY LOCATED AT 1717 22ND 630.368.5101 STREET IN THE VILLAGE OF OAK BROOK,ILLINOIS FAX 630.368.5128 Document#R2020-155787 Engineering 630.368.5130 Dear Mr.Goltz: FAX 630.368.3985 A copy of the above-mentioned recorded document is enclosed for your records.This Fire Department is important information and should be retained in a secure area with your files. 630.368.5200 FAX 630.368 5128 Please do not hesitate to contact me at 630-368-5036 if you have any questions Police Department regarding this matter. 630.368.8700 FAX 630 368.8739 Public Works Thank You, Department 630.368.5270 FAX 630.368.5295 Oak Brook Kathy Vonachen,CPP,CMC Public Library H.R.Director 600 Oak Brook Road Oak Brook,IL 60523 630.368.7700 FAX 630.368 7704 Enclosure Oak Brook Sports Core cc:Tony Budzikowski,Director of Development Services 700 Oa Bath Oak Brook Road Tennis Club DougPatchin,Director Public Workrecor os&Engineering g Oak Brook,IL 60523 Official Files 630.368.6420 FAX 630.368 6439 Golf Club 2606 York Road Oak Brook,IL 60523 630.368.6400 FAX 630.368.6419 THE VILLAGE OF OAK BROOK COOK AND DUPAGE COUNTIES, ILLINOIS ORDINANCE NUMBER 2020-ZO-PUD-EX-S-1607 AN ORDINANCE APPROVING A PLANNED DEVELOPMENT FOR THE PROPERTY LOCATED AT 1717 22nd STREET IN THE VILLAGE OF OAK BROOK, ILLINOIS (PIN: 06-27-200-010) 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 8th day of September, 2020 ORDINANCE 2020-ZO-PUD-EX-S-1607 AN ORDINANCE APPROVING A PLANNED DEVELOPMENT (GW Oak Brook Owner, LLC – 1717 22nd Street) PIN: 06-27-200-010 WHEREAS, GW Oak Brook Owner, LLC (“Applicant”) is the Owner of certain real property located at 1717 22nd Street, Oak Brook, Illinois, within the Village’s B-3 General Business District formerly known as Macy’s Furniture Store, which property is legally described in Exhibit A (“Property”); and WHEREAS, pursuant to Chapter 15 of the Zoning Ordinance of the Village of Oak Brook, Illinois of 1966, as amended (“Zoning Ordinance”), Applicant filed an application with the Village seeking approval of a Planned Development to construct and operate a commercial mixed-use development project that will consist of retail, restaurant, veterinary and education uses (“Development”), on approximately 8.4 acres of property consisting of seven (7) outlots all as detailed in the application attached hereto, and hereby made a part of this Ordinance as Exhibit B (“Application”); and WHEREAS, the President and Board of Trustees conducted a preliminary, pre-application review of the proposed Development at their August 13, 2019 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 June 25, 2020 for the purpose of hearing and considering testimony on the Applicant's request for approval of the Development; and WHEREAS, following the conclusion of the public hearing, the PDC adopted findings of fact and recommended that the Village Board approve the Development pursuant to the recommendation letter attached hereto as Exhibit C; and WHEREAS, the President and Board of Trustees have considered the PDC’s recommendation and determined that the Application 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 Development 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's Zoning Ordinance and subject to the conditions set forth in Sections 4 and 5 of this Ordinance, the Planned Development application shall be, and is hereby, approved to permit the construction and operation of the Development on the Property. Ordinance 2020-ZO-PUD-EX-S-1607 Planned Development for Mixed-Use Retail and Restaurants 1717 22nd Street (Former Macy’s) PIN: 06-27-200-010 Page 2 of 15 Section 3: Zoning Map Notation. Pursuant to Section 13-15-7B of the Village's Zoning Ordinance, the Village Manager or his designee is hereby authorized and directed to administratively note on the Village's official zoning map the existence and boundaries of the Planned Development approved by to this Ordinance. Section 4: 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 Property: A. A departure from Zoning Ordinance Section 13-7C-3 to increase the structure height for the Lazy Dog Brewery tower feature from 35 feet to 38 feet. B. A departure from Zoning Ordinance Section 13-7C-3 to reduce the required front yard building setback from 100 feet to 40 feet for building A, 45 feet for buildings B, C and D, and 20 feet for building E. The proposed buildings are also setback a minimum of 68 feet (for building E) and at least 76 feet from the curb/pavement on 22nd Street for the remaining buildings. C. A departure from Zoning Ordinance Section 13-7C-2 to permit and allow outdoor dining as part of the planned development site plan approval. D. A departure from Zoning Ordinance Section 13-12-5 to permit and allow a reduction in the required number of off-street parking spaces from 458 to 447. E. A departure from Zoning Ordinance Section 13-12G-2 to reduce the number of loading spaces on-site where the code requires 1 loading berth for buildings that are 5,000 ft2 to 25,000 ft2. A 9’x 36’ loading space has been provided at building A and three (3) other similarly sized loading spaces have been provided at each building cluster B/C, D/E and G/F to accommodate deliveries. F. A departure from Zoning Ordinance Section 13-12-4C to reduce the number of landscape islands within the interior parking lot. Section 5: Conditions of Approval. The approvals granted in Sections 2, 3, and 4 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 8, 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 and Property will be developed, maintained, and operated in substantial compliance with the following documents and plans attached as Group Exhibit D and, by this reference, made a part of this Ordinance, except for minor changes approved by the Development Services Director and Village Manager in accordance with Zoning Ordinance Section 13-15-8: 1. Narrative and Planned Development Standards dated August 3, 2020. 2. Preliminary Civil Engineering Plans: (a) Preliminary Demolition Plan dated July 24, 2020; (b) Preliminary Site Dimensional and Paving Plan dated August 3, Ordinance 2020-ZO-PUD-EX-S-1607 Planned Development for Mixed-Use Retail and Restaurants 1717 22nd Street (Former Macy’s) PIN: 06-27-200-010 Page 3 of 15 2020; (c) Preliminary Grading Plan dated July 24, 2020; (d) Preliminary Utility Plan dated July 24, 2020; and (e) Berm Cross Section dated August 3,2020. 7.Schematic Drawings of Proposed Buildings: (a) Perspective Site renderings dated July 24, 2020; (b) Building Elevations dated February 27, 2020; and (c) Monument Sign Design and locations dated August 3, 2020. 8.Preliminary Landscaping Plans dated July 24, 2020. 9.Easement and Restriction Exhibit dated July 24, 2020. 10.Preliminary Development Schedule dated July 24, 2020. 11.Photometric Plans dated January 13, 2020. B.Final Engineering Approval shall be required prior to the issuance of the building permit for the Development. C.Final Landscape Plan Approval shall be required prior to the issuance of the building permit for the Development. Specific emphasis shall be given to the perimeter landscape screening adjacent to 22nd Street parking areas whereby a continuous screen in the form of an earth berm and landscaping of at least 4’ high shall be provided at the time of installation. D.Final Subdivision Plat Approval for the Development/Property shall be required prior to the issuance of any permits for the Development/Property; Said plat shall include all utility, stormwater, cross-access, shared parking and sidewalk easements, and otherwise comply with the Village’s Subdivision Regulations. E.Cross-access and shared parking easements shall be provided within the development’s surface parking lots. The cross-access and shared parking easements must be in a form approved by the Village Attorney prior to recordation and must be approved prior to approval of the final plat subdivision for the property. F.Exterior Insulation Finish Systems (“EIFS”) stucco, and materials deemed comparable by the Development Services Director, shall occupy no more than 25 percent of any building elevation, and comply with all village code requirements concerning maintenance and installation. The final design elevations shall be consistent with the design prototypes included in the application materials. G.Covenants. Covenants in a form approved by the village attorney must be recorded against the Property in connection with the Development before the Village approves the final plat of subdivision. The Covenants must address the Development’s maintenance and operation, including, without limitation, stormwater management, property maintenance, cross-access, and other conditions imposed by the Ordinance approving the planned development or any agreement associated with the same. Covenants concerning the Development’s operation and maintenance may not be modified, removed, or released without the Corporate Authorities’ consent. The Village and any owners of the Property, or any part thereof, will be authorized to enforce the covenants. H.Trash enclosures shall be of a material to match the proposed buildings materials incorporating brick, stone or similar product for design consistency, aesthetics and long- term durability. Ordinance 2020-ZO-PUD-EX-S-1607 Planned Development for Mixed-Use Retail and Restaurants 1717 22nd Street (Former Macy’s) PIN: 06-27-200-010 Page 4 of 15 I. Signage. All signs proposals shall comply with applicable sign code regulations of the Oak Brook Zoning Ordinance. J. Compliance with all other Village Ordinance requirements at time of building permit application except as specifically varied or waived. Section 6: 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, the Applicant and the Applicant’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 the Applicant or an entity controlled and managed by the Applicant, the Applicant 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 E. The failure of the Applicant and transferee to provide the Village with an enforceable transferee assumption agreement as herein provided shall result in the Applicant 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 the Applicant. The Applicant and successor’s compliance with this Section 6 shall release the Applicant from its obligations under this Ordinance to the extent of the successor’s assumption of such obligations. Section 7: 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 8: Failure to Comply 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 9: 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 10. 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 agreement and consent must be in the form of Exhibit F, attached to and, by this reference, made a part of this Ordinance; and eranneooeveropmentf liJilflf,uSS?"t?;5"1';T;t;1,17 17'17 22d Street (Former Macy's) PIN:06-27-20G0'10 Page 5 of 15 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, including PIN: 06-27-200-010. B. ln the event that the Applicant does not file with the Village Clerk the unconditional agreement and consent required by Paragraph 10.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 etfect. APPROVED THIS 8th Day of September,2020 ι夕多ず Gopal G Lalmalani Vi∥age President PASSED THIS 8th Day of September,2020 Trustees Baar, Cuevas, Manzo, Saiyed, Tiesenga and Yusri Nays:None Absent None 鰊′ヽげ ン復ル勿 Cha∥otle K Pruss Vi∥age Clerk Ordinance 2020-ZO-PUD-EX-S-1607 Planned Development for Mixed-Use Retail and Restaurants 1717 22nd Street (Former Macy’s) PIN: 06-27-200-010 Page 6 of 15 EXHIBIT A LEGAL DESCRIPTION LOT 2 IN EASTMAN KODAK SUBDIVISION, BEING A SUBDIVISION IN PART OF SECTION 27, TOWNSHIP 39 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JUNE 22, 1995 AS DOCUMENT R95-076627, IN DUPAGE COUNTY, ILLINOIS. Common Address: 1717 22nd Street, Oak Brook, Illinois 60523 PIN: 06-27-200-010 Ordinance 2020-ZO-PUD-EX-S-1607 Planned Development for Mixed-Use Retail and Restaurants 1717 22nd Street (Former Macy’s) PIN: 06-27-200-010 Page 7 of 15 EXHIBIT B APPLICATION EXHIBIT B APPLICATION B Ordinance 2020-ZO-PUD-EX-S-1607 Planned Development for Mixed-Use Retail and Restaurants 1717 22nd Street (Former Macy’s) PIN: 06-27-200-010 Page 8 of 15 EXHIBIT C PDC RECOMMENDATION AND FINDINGS OF FACT Ju ly 17, 2020 Village President and Board of Trustees Village of Oak Brook 1200 Oak Brook Road Oak Brook, IL 60523 Subject: Case No: 2020-02-ZO-PUD – GW Oak Brook Owner, LLC, Applicant/Owner – 1717 22nd Street (former Macy’s Furniture) – The Overlook at Oak Brook – Retail Stores and Restaurant Project – Planned Development Dear Village President and Board of Trustees: Background On June 25, 2020, the Planned Development Commission held the required public hearing virtually via teleconference and completed its review and deliberations on an application for The Overlook at Oak Brook submitted by GW Oak Brook Owner, LLC applicant and owner of the subject property located at 1717 22nd Street, commonly known as Macy’s Furniture store, seeking approval of a planned development. The existing Macy’s furniture store on the 9.4 acre site will be demolished and the request is to construct a commercial mixed-use redevelopment project that will consist of retail and restaurant uses. There are seven outlots proposed on 8.4 acres with the remaining acre proposed for sale to Costco for additional employee parking. The applicant provided a presentation on the proposed project before the President and Board of Trustees on August 13, 2019 and the Board provided comments to the applicant. The application moved forward pending a thorough review and recommendation by the Planned Development Commission. Specifically, this planned development will include the following elements: 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. The following waivers and variations were requested and are also listed under Tab 1 of the case file. 1.Building Structure Height. Section 13-7C-3 to increase the structure height for the Lazy Dog Brewery tower feature from 35 feet to 38 feet. The zoning regulations do permit and allow some flexibility in structure height for steeples, mechanical rooms and other roof structures where a structure can be up to 30 feet above the height limit of the district it is located. Staff has determined that the three foot (3’) increase in height for the proposed architectural tower is minimal in nature and consistent with the intent and purpose of the structure height provisions in Section 13-3-8 of the zoning regulations. BUTLER GOVERNMENT CENTER 1200 OAK BROOK ROAD OAK BROOK, ILLINOIS 60523 EXHIBIT C PDC RECOMMENDATION and FINDINGS OF FACT July 17, 2020 Village President and Board of Trustees RE: GW Oak Brook – 1717 22nd Street The Overlook at Oak Brook - Planned Development Page 2 PDC Rec Chairletter -Overlook at Oak Brook - 1717 22nd St - PUD.SIGNED-2020.docx 2. Building Setbacks. Section 13-7C-3 to reduce the required front yard building setback from 100 feet to 40 feet for building A, 45 feet for buildings B, C and D and 20 feet for building E. The proposed buildings are setback a minimum of 68 feet (for the closest building E) and at least 76 feet from the curb/pavement on 22nd Street for the remaining buildings. 3. Outdoor Dining. Section 13-7C-2 to permit and allow outdoor dining as part of the planned development site plan approval. The proposed outdoor dining area locations for the various restaurants are included as part of the proposed site plan. The recent Board approval of outdoor dining as a permitted use rather than a special use in accordance with a text amendment (G- 1163) does render this request unnecessary for some of the buildings/outdoor dining areas in this development. The outdoor dining areas are still included on the proposed site plan to evaluate dining locations, pedestrian access, vehicle conflicts and other site criteria to be sure these areas are code compliant and safe for the customers/employees and other users. 4. Number of off-street parking spaces. Section 13-12-5 Off-Street Parking to permit and allow a reduction in the required number of off-street parking spaces from 488 to 475. 5. Number and location of loading berths. Section 13-12G-2 to reduce the number of loading spaces on-site where the code requires 1 loading berth for buildings that are 5,000 ft2 to 25,000 ft2 . A 9’x 36’ loading space has been provided at building A and three (3) other similarly sized loading spaces have been provided at each building cluster B/C, D/E and G/F to accommodate deliveries. 6. Location of parking lot landscape islands. Section 13-12-4C to reduce the number of landscape islands within the interior parking lot. In order to justify this request, all end-cap parking islands, perimeter parking lot setback areas and most building foundation areas are landscaped with trees, shrubs and ornamental grasses to soften the aesthetic of the development, aid storm water management and reduce the urban heat island affect. 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 a few people in the virtual audience and two spoke in support of the project, both being Costco representatives for its site selection and design strategies. No one spoke and no letters were received in opposition to the request. Planned Development Recommendation The Planned Development Commission discussed the site and setbacks, building designs, signage and logos, traffic, parking, landscape screening, fire department access, stormwater detention, car stacking at the Costco traffic light, providing protection from vehicles for the Montessori outdoor play area, and the availability of bike racks. 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 4. July 17, 2020 Village President and Board of Trustees RE: GW Oak Brook – 1717 22nd Street The Overlook at Oak Brook - Planned Development Page 3 PDC Rec Chairletter -Overlook at Oak Brook - 1717 22nd St - PUD.SIGNED-2020.docx The Commission reviewed and deliberated on the applicant’s request and by two separate motions in order to revise condition number 6 that had originally stated: “6. Exterior insulation finish systems (“EIFS”), stucco, and materials deemed comparable by Development Services Director, shall occupy no more than 25% of any building elevation, and shall comply with all Village Code requirements concerning maintenance and installation. The final design elevations shall be consistent with the design prototypes included in the application materials.” Both votes were unanimous 7 to 0 and found that the applicant had addressed the required planned development standards and recommended approval of the proposed development, subject to certain conditions that included the revision to number 6 that read as follows: 1. Compliance with Plans: The development, maintenance, and operation of the property 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. The final site plan should reflect changes made to the Costco cross access, guardrails along the retaining walls and bollards at the Montessori play area and any outdoor dining located along a drive isle or parking area as approved by staff. 2. Final engineering approval shall be required prior to the issuance of the building permit for the Development. 3. Final landscape plan approval shall be required prior to the issuance of the building permit for the Development. Specific emphasis shall be given to the perimeter landscape screening adjacent to 22nd Street parking areas whereby a continuous screen in the form of an earth berm and landscaping of at least 4’ high shall be provided at the time of installation. 4. Final Subdivision Plat approval for the Development/Property shall be required prior to the issuance of any permits for the Development/Property. Said plat shall include all utility, stormwater, cross-access, shared parking and sidewalk easements, and otherwise comply with the Village’s Subdivision Regulations. 5. Cross-access and shared parking easements shall be provided within the development’s surface parking lots. The cross-access and shared parking easements must be in a form approved by the Village Attorney prior to recordation, and must be approved prior to approval of the final plat of subdivision for the property. 6. Exterior insulation finish systems (“EIFS”), stucco, and materials deemed comparable by the Development Services Director, shall comply with all Village Code requirements concerning maintenance and installation. The final design elevations shall be consistent with the design prototypes included in the application materials. July 17, 2020 Village President and Board of Trustees RE: GW Oak Brook – 1717 22nd Street The Overlook at Oak Brook - Planned Development Page 4 PDC Rec Chairletter -Overlook at Oak Brook - 1717 22nd St - PUD.SIGNED-2020.docx 7. Covenants. Covenants must be recorded against the property in connection with the development. The covenants and/or condominium declarations must address the stormwater, property maintenance, cross-access, and other conditions imposed by the Ordinance approving the planned development or any agreement associated with the same. The covenants and/or condominium declarations must be in a form approved by the Village Attorney prior to recordation. The covenants and/or condominium declarations must be approved by the Village Attorney prior to approval of the final plat of subdivision for the property. 8. Trash enclosures shall be of a building material to match the proposed buildings materials incorporating brick, stone or a similar product for design consistency, aesthetics and long-term durability. 9. All sign proposals shall comply with applicable sign code regulations of the Oak Brook zoning ordinance in addition to creating unified signage criteria. 10. Comply with all other Village Ordinance requirements at time of building permit application except as specifically varied or waived. The original conditions were contained in the Staff Report on pages 9-9.j 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, ______________________ Marcia Tropinski Chairwoman Planned Development Commission Ordinance 2020-ZO-PUD-EX-S-1607 Planned Development for Mixed-Use Retail and Restaurants 1717 22nd Street (Former Macy’s) PIN: 06-27-200-010 Page 9 of 15 GROUP EXHIBIT D PLANS August 3, 2020 Mr. Tony Budzikowski, AICP Development Services Director Village of Oak Brook 1200 Oak Brook Road Oak Brook, Illinois 60523 Re: Commercial Areas Revitalization Plan Compliance The Overlook at Oak Brook Dear Tony: Introduction The purpose of the proposed development is to revitalize the underperforming Macy’s Furniture property located at 1717 22nd Street. The plan for the property is to demolish the existing building and parking areas and reconstruct 7 freestanding structures with associated at-grade parking, landscaping, and utilities. The 5 new buildings located immediately adjacent to the 22nd Street right-of-way will house Lazy Dog Brewery, Panera, Blackwood BBQ, Kura Sushi, Verizon, Wildberry Cafe, Olive Garden and additional restaurant/retail uses. Buildings F is proposed as a Veterinary Emergency Group and Building G is a proposed Guidepost Montessori. The narrative below demonstrates compliance of the proposed planned development with the planning policies, goals, objectives, and provisions of the Village’s Commercial Areas Revitalization Plan. Land Use Based on the character of the surrounding area, high traffic volume of adjacent roadways, and lack of pedestrian accessibility; the development proposes instead to build out the property to satisfy only the Commercial Use standards. The proposed Planned Development fits the definition of Commercial Use as outlined in the Village of Oak Brook Commercial Areas Revitalization Master Plan by strengthening Oak Brook’s retail offerings within a highly visible and accessible property bounded by the major transportation arterials of I-88, Kingery Highway, and 22nd Street. The development will provide multiple dining options intended to draw users from beyond the Oak Brook community, including the office and residential properties north of 22nd Street. Traffic It is anticipated that the majority of users for the proposed development will access the site by automobile. The Traffic Report by KLOA dated February 28th, 2020 analyzed how the development will affect traffic on 22nd Street. The report determined that the existing roadway system and signalized intersection are adequate to accommodate the traffic that will be generated by the proposed development. Additional access to the site will be provided by a cross-access to the Costco property immediately west of the proposed development. The existing cross-access driveway will be relocated to provide better traffic flow and eliminate the “bottle-neck” that would be created by a single-entry point at 22nd Street. The cross access will also encourage commercial sales crossover for shoppers at both the Costco property and the proposed Planned Development. Pedestrian access will be provided throughout the Planned Development to create safe travel paths for people walking between onsite stores and restaurants. Additional sidewalk is being provided along the south side of 22nd Street, to meet the intersection of 22nd Street to IL Rte. 83. Parking A total of 458 at-grade parking spaces will be provided exclusive to the Planned Development. The parking lot layout is designed to separate the property’s main vehicular access point with pedestrian crossing areas. “Canoe” landscape islands are proposed to provide a safety barrier between pedestrian and drivers decelerating from traffic signal movements. The remainder of the parking lot is designed to provide smooth vehicular circulation with well-defined pedestrian walkways. Parking spaces and drive aisles are designed to meet the geometry requirements of the City. The Preliminary Site Plan includes a Parking Table showing that 461 parking spaces are required to meet Village of Oak Brook requirements. The Traffic Report by KLOA analyzes at the different business’s uses and their different peak times to determine how many parking spaces will be needed. The report determined that 371 parking spaces are required during the weekday and 372 parking spaces during the weekend, meaning that 458 parking spaces will be adequate. The Planned Development submittal includes a waiver request to reduce the overall required parking to 447 spaces, to allow flexibility for the tenants. The proposed parking lot striping is going to be painted white to match the existing Costco parking lot. Yellow paint will be used to identify spaces for employee parking, located in the spaces along 22nd Street, leaving the prime parking available to customers. There will be no valet parking. This developer is in discussions with Costco to provide overflow parking capacity to their store at 1901 22nd Street, immediately west of the Planned Development. The Planned Development is proposing to sell and re-subdivide approximately 0.86 acres in the southwest corner of the property for Costco’s parking use. This Costco parking area will not be shared with the Planned Development. Lighting All proposed site lighting will utilize LED bulbs to provide energy savings while illuminating for site security. The light fixtures will be “full-cutoff” and located to minimize spill onto adjacent properties. Accent lighting will be included on the facades of the proposed buildings to accentuate the architecture and provide welcoming spaces. Landscaping The project is proposing to provide new landscaping throughout the site including improvements within the 22nd Street setback, the property perimeter, building foundations, and within internal landscape islands. The intent of the landscape design is to work to meet the objectives of the Village Commercial Areas Revitalization Plan while still providing unobscured display of tenant signage and access to pedestrian walkways. This will be achieved through a combination of plantings including shade trees, evergreen trees, shrubs and grasses. A portion of land at the northeast corner of the site has been reserved for a possible “icon sign” by the Village of Oak Brook, if desired. Environmental Considerations Environmental considerations have been accounted for within the requested Planned Development. In addition to spill light and landscaping mentioned above, the site will be designed with stormwater detention facilities as required by the DuPage County Stormwater Ordinance. Stormwater detention will be provided within underground vaults meeting required release rates. Evidence of the proposed developments compliance with Village Ordinance Chapter 13-15-3 See attached “Planned Development Site Development Standards” document. We believe that the proposed Planned Development meets the intentions laid out within the Commercial Areas Revitalization Plan. We appreciate the opportunity to work with the Village on this project. If staff has any questions or would like to discuss options and recommendations, please do not hesitate to contact us. Sincerely, __________________________ Daniel Miletic, P.E. Project Manager Manhard Consulting, Ltd. The Overlook at Oak Brook August 3, 2020 VILLAGE OF OAK BROOK PLANNED DEVELOPMENT STANDARDS: Section: 13-15-3 A. Planned Developments Are Not Permitted As Of Right: Planned developments shall be approved by the village only in direct response to the accrual of tangible public benefits from the planned development to the village and its residents, along with the neighborhood and area in which the planned development is proposed. These benefits shall include, without limitation, exceptional amenities, landscape features, architectural or site design, or the conservation of special manmade or natural features of the site, all as more specifically set forth in the standards set forth in subsection B of this section. B. General Design Standards: No application for a planned development shall be approved by the corporate authorities unless the proposed planned development satisfies the standards set forth in this subsection B and subsection C of this section. All of these standards shall not be regarded as inflexible, but shall be used as a framework by the village to test the quality of the amenities, benefits to the community, and design and desirability of the proposal. 1.Commercial Areas Revitalization Master Plan: The planned development shall not be inconsistent with the planning policies, goals, objectives, and provisions of the village's commercial areas revitalization master plan. A planned development must also not be inconsistent with the intent and spirit of the village of Oak Brook comprehensive plan. RESPONSE: The proposed Planned Development complies with the planning policies, goals, objectives and provisions of the Village Commercial Areas Revitalization Master Plan as detailed in the attached Planned Development Compliance narrative. The Planned Development is consistent with the intent and spirit of the Oak Brook Comprehensive Plan. The project strives to revitalize an important piece of land for commercial land use by bringing unique users to an under-utilized property. 2.Public Welfare: The Planned Development shall be designed, located, and proposed to be operated and maintained so that it will not impair an adequate supply of light and air to adjacent property and will not substantially increase the danger of fire or otherwise endanger the public health, safety and welfare. RESPONSE: The site plan for the proposed planned development has been oriented so as not to impair adjacent property or endanger public welfare. The site is bounded by major roadways to the north, east, and south; as well as Costco to the west. The development provides adequate distance between proposed and existing buildings to not impair light or air supply. Proposed buildings shall provide fire rated walls as specified in the International Building Code. 3.Impact on Other Property: The Planned Development shall not be unnecessarily injurious to the use or enjoyment of other property in the neighborhood for the purposes permitted pursuant to the applicable zoning district, shall not prevent the normal and orderly development and improvement of surrounding properties for permitted uses, shall not be inconsistent with the community character of the neighborhood, shall not alter the essential character of the neighborhood, and shall not substantially diminish or impair property values within the neighborhood, or be incompatible with other property in the immediate vicinity. The uses permitted in a Planned Development must be of a type and so located so as to exercise no undue detrimental influence upon surrounding properties. The Planned Development must also address compliance with the Village's noise, lighting, and other performance standards. The Overlook at Oak Brook August 3, 2020 RESPONSE: The property is separated from any residential uses by 22nd Street and office/commercial buildings to the north, as well as I-88 to the south. The proposed uses are in general compliance with those indicated for this location in the Commercial Area Revitalization Master Plan. This Planned Development is consistent with the community character of the neighborhood, and provide benefit to the 22nd Street corridor by revitalizing an underused property with new dining and retail experiences. 4.Impact on Public Facilities and Resources: The Planned Development shall be designed so that adequate utilities, road access, drainage, and other necessary facilities will be provided to serve the development. The Planned Development shall include such impact donations as may be reasonably determined by the Corporate Authorities. The required impact donations, including, without limitation, obligations under the Village's subdivision regulations, shall be calculated in reasonable proportion to the impact of the Planned Development on public facilities and infrastructure to the extent permitted by law. RESPONSE:A traffic impact study is being prepared to determine if the existing signalized intersection on 22nd Street will provide adequate traffic facilities for the proposed development. In addition to this access, the proposed site will realign the existing Costco cross access drive to allow for better traffic flow between the two properties. Based on engineering review of the public utilities, sanitary sewer and watermain within the 22nd Street right-of-way have sufficient capacity to serve the proposed development. The existing above-ground stormwater detention basin will be relocated underground and resized to provide drainage improvements per the current DuPage County requirements. 5.Archaeological, Historical or Cultural Impact: The Planned Development shall not substantially and adversely affect a known archaeological, historical, or cultural resource located on or off of the parcel proposed for development. RESPONSE:No archeological, historical, or cultural resources will be adversely impacted by the proposed development. 6.Parking and Traffic: The Planned Development shall have or make adequate provision to provide ingress and egress to the proposed use in a manner that minimizes traffic congestion in the public streets, provides appropriate cross access to adjacent properties and parking areas, and provides adequate access for emergency vehicles. RESPONSE:Proposed improvements will utilize the existing signalized intersection at 22nd Street, and no curb cuts are proposed within the major arterial. The access driveway between the proposed development and Costco will be realigned for improved traffic flow between the sites. The site plan has been designed for safe traffic circulation for users, while also providing adequate driveway geometry for delivery and emergency vehicle access. 7.Adequate Buffering: The Planned Development shall have adequate landscaping, public open space, and other buffering features to protect uses within the development and surrounding properties. RESPONSE:The site was oriented to provide landscape buffering along all four sides of the property, with particular detail given to maximizing setback space along 22nd Street. The public space is not proposed due to the major roadways surrounding the site. A portion of land at the northeast corner of the site has been reserved for the Village to construct an “icon sign”. The Overlook at Oak Brook August 3, 2020 8.Signage: Signage on the site of the Planned Development shall generally be in conformity with the Village’s Sign Regulations (Chapter 11 of the Zoning Regulations), except as may otherwise be specifically provided in the ordinance approving a Planned Development. RESPONSE:The project plans for two freestanding signs in addition to proposed building signage. In addition, the project reserves a place on the prime corner of 22nd Street and IL-83 for the Village of Oak Brook to construct a future Icon sign, as recommended by the Village Commercial Areas Revitalization Plan. 9.Ownership/Control Area: The site of the Planned Development must be under ownership and/or unified control of the applicant. RESPONSE:The applicant owns the entirety of the Planned Development site. 10.Need: A clear showing of need for the Planned Development must be made by means of an economic feasibility, land utilization and marketing study. RESPONSE: The uses within the proposed development seek to support the Village of Oak Brook’s “zero property tax” by bringing multiple retail tax producers into the Village. Users will include 6+ restaurants with intermixed retailers. Many of the restaurants will provide unique dining options not available within the Village or surrounding areas. New uses on the site will revitalize an under-utilized piece of land in the Village’s commercial corridor. 11.Compliance with Subdivision Regulations and Plat Act: All Planned Developments, whether or not they are by definition subject to the Village's subdivision regulations or the Illinois Plat Act, shall comply with all standards, regulations and procedures of the Village's subdivision regulations and the Plat Act except as is expressly provided otherwise in this Chapter, or as otherwise provided by the Corporate Authorities pursuant to the ordinance approving the Planned Development, or the applicable sections of the Village's subdivision regulations. RESPONSE:The planned development will comply with the Subdivision Regulations and Plat Act. A portion of the property within the southwest corner will be subdivided and sold to Costco for future construction overflow parking. The developer plans to subdivide the parcel under separate Village submittal process. 12.Covenants and Restrictions to be Enforceable by Village: All covenants, deed restrictions, easements, and similar restrictions to be recorded in connection with the Planned Development shall provide that they may not be modified, removed, or released without the express consent of the Corporate Authorities and that they may be enforced by the Village as well as by future landowners within the proposed development. RESPONSE: Any covenants, deed restrictions, easements, and similar restrictions to be recorded with the planned development shall contingent on approval and enforcement by all responsible governing agencies. 13.Security and Site Control: The Planned Development shall include the plans necessary to describe, establish, and maintain appropriate property and building security and site control measures for the Planned Development and the property on which the Planned Development is located. These plans shall also include measures to prevent adverse impacts on neighboring properties. The Overlook at Oak Brook August 3, 2020 RESPONSE: Each tenant within the planned development will provide security to meet fitting with the operations plan of the user. The parking lot and driveways within the development will be illuminated with LED site lighting to meet IESNA Guidelines for security lighting in public spaces. C.Additional Standards: In addition to the standards required in Subsection B of this Section, the following standards shall be considered in reviewing all proposed and amended Planned Developments, particularly with regard to elements of Planned Development proposals that do not satisfy the otherwise applicable provisions of the underlying zoning and subdivision regulations. 1.Integrated Design: A Planned Development shall be laid out and developed as a unit in accordance with an integrated overall design. This design shall provide for safe, efficient, convenient and harmonious grouping of structures, uses and facilities, and for appropriate relation of space inside and outside buildings to intended uses and structural features. RESPONSE:This application is proposing that the entirety of the development be designed and constructed simultaneously to provide an integrated finished product. The developer is also in discussions with Costco to provide land for the retailers overflow parking. Drives between the two properties will allow for safe customer access. 2.Beneficial Common Open Space: Any common open space in the Planned Development shall be integrated into the overall design. These open spaces shall have a direct functional or visual relationship to the main building(s) and shall not be of isolated or leftover character. RESPONSE: A portion of land at the northeast corner of the site has been reserved for the Village to construct an “icon sign”. Proposed onsite restaurants will provide seasonal outdoor seating patios. The following would not be considered usable common open space: a.Areas reserved for the exclusive use or benefit of an individual tenant or owner. b.Dedicated streets, alleys and other public rights-of-way. c.Vehicular drives, parking, loading and storage areas. d. Irregular or unusable narrow strips of land. 3.Functional and Mechanical Features: Exposed storage areas, trash and garbage retainers, exposed machinery installations, service areas, truck loading areas, utility buildings and structures, and similar accessory areas and structures shall be accounted for in the design of the Planned Development and made as unobtrusive as possible. These features shall be subject to such setbacks, special planting or other screening methods as shall reasonably be required to prevent their being incongruous with the existing or contemplated environment and the surrounding properties. RESPONSE:The planned development design locates trash retainers within enclosures with opaque walls and landscape screening. All HVAC units will be provided as roof top units at each building. Special consideration was given to minimizing visibility of functional features from 22nd Street 4.Visual and Acoustical Privacy:The Planned Development shall provide reasonable visual, and acoustical privacy. Fences, insulations, walks, barriers and landscaping shall be used as appropriate for the protection and aesthetic enhancement of property and the privacy of its occupants, screening of objectionable view or uses, and reduction of noises. The Overlook at Oak Brook August 3, 2020 RESPONSE:As shown in the preliminary landscape plan, the site provides an extensive landscaping perimeter to act as a visual and acoustic barrier to surrounding property. Due the nature of the surrounding property, including abutment by three major roadways, the planned development will not create visual and acoustic disturbance to residential areas. 5.Energy Efficient Design: A Planned Development shall 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 Planned Development. The applicant will be encouraged, to the extent feasible, to obtain Leadership in Energy and Environmental Design ("LEED") certification for the project. A Planned Development applicant may also undertake the following: a.Having at least one member of the applicant's project team be a "LEED Accredited Professional" -- a person who has received the LEED Accredited Professional designation from the United States Green Building Council ("USGBC"), the Green Building Certification Institute, or another entity authorized by the USGBC to grant that designation. b.Having its application materials include a "LEED Checklist" developed by the U.S. Green Building Council indicating the credits pursued and total points anticipated for a project under the most appropriate LEED rating system, in consultation with the Director of Community Development. RESPONSE: The proposed development seeks to revitalize an existing property constructed over 20 years ago. In doing so, the development will construct new buildings with energy saving measures that meet and exceed the current code. Items such as LED lighting, low flow water fixtures, energy saving HVAC equipment will be included within the design of the project. 6.Drives, Parking and Circulation: Principal vehicular access shall be from dedicated public streets, and access points shall be designed to encourage smooth traffic flow with controlled turning movements and minimum hazards to vehicular or pedestrian traffic. With respect to vehicular and pedestrian circulation, including walkways, interior drives and parking, special attention shall be given to location and number of access points to the public streets, 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 insofar as feasible, do not detract from the design of proposed buildings and structures and the neighboring properties. To the extent practical, Planned Developments shall provide connections to and from existing bike and walking paths so as to ensure a continuous route without gaps or disconnections. RESPONSE: See prior responses. 7.Surface Water Drainage: Special attention shall be given 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. RESPONSE:The proposed development will incorporate stormwater design to meet the requirements of Du Page County and the Village of Oak Brook. The design will use underground vaults to detain stormwater runoff, which will have a restricted release at the southeast corner of the site. This release point will match the existing site flow patterns and flow for the 100-year storm event. (See Detail) Rail element splice centers (953)2 1slots at 37 guardrail with bolt Steel plate beam (1.905 m) 6'-3" (1.905 m) 6'-3" (953) 2 137 when S<3 for Type A 24 (610) min.(632)8724posts Steel or wood or flatter Slope 1:10 Hinge point shoulder Edge of (178)76'-3" (1.905 m) Typical post spacing steel or wood posts6'-0'' (1.83 m)(632)8724(178)7or flatter Slope 1:10 * S 1 (See Detail) Rail element splice (953) 2 137 (953) 2 137 (953) 2 137 (953) 2 137 (953) Closed post spacing2 137 (See Detail) Rail element splice Traffic Traffic beam guardrail Steel plate Block-outs (1.905 m) 6'-3" 6'-3'' (1.905 m) typical post spacing Double steel plate beam guardrail unless otherwise shown. All dimensions are in inches (millimeters) (V:H). displacement to units of horizontal displacement All slope ratios are expressed as units of vertical 1-1-18 (Sheet 1 of 4) ****(1.02 m) *8140(810)8731necessary. from point of connection if a distance of 25'-0" (7.62 m) this dimension to match over to an impact attenuator, adjust When connecting Type D guardrail be 31 (787). minimum top of rail height shall (1.93 m) and the8 1shall be 76 shall be steel and the embedment is less than 24 (610), the post distance from the back of post When "S" is less than 3 and the 1-1-17 for guardrail behind curb. Rev. 'D' to less than 6 (150) Added detail for leave-out. four holes in each flange. Revised steel post to have STANDARD 630001-12 A A A A B B GUARDRAIL STEEL PLATE BEAM ELEVATION TYPE A ELEVATION TYPE B SECTION A-A SECTION B-B GENERAL NOTES PLAN TYPE D Illinois Department of Transportation APPROVED 2018 APPROVED 2018 ENGINEER OF DESIGN AND ENVIRONMENT ISSUED1-1-97January 1, January 1, ENGINEER OF POLICY AND PROCEDURES DATE REVISIONS (Sheet 2 of 4) (83) 4 13 (305) 12 (149) 8 75 (356)14(178)7(22)87std. hex nut Post bolt with steel post. W6x8.5 (W150x12.75) W6x9 (W150x13.5) or (200) 8 Std. flat washer with 16d nails toe-nailed to post sawn timber blockout 12x6 (305x152) Rough sawn timber post 8x6 (200x150) Rough past nut (6)4 1more than Bolt not to extend (314) 8 312 (152)6(356)14max. (213)8 38 Toe nail w/ 16D nail. min. 4 (102) (20) dia.4 3 All holes Note:(356)14(178)7(314)8312 (149)875 )83(10(22)87(22)87(108)414(152)6(102)4(44)431(76)3(102)4(32)411As required (6) 32 7 (8) 16 5 (18) 16 11 suit bolt of recess to Dia. and depthN.C. 2 (16)85(32) 4 11 (37)16 71 or (33)16 51 (83) 4 13 (305) 12 (22)87(178)7(356)14std. hex nut Post bolt with (32)411each flange Four holes STANDARD 630001-12 GUARDRAIL STEEL PLATE BEAM BLOCKOUT OPTION TWO-PIECE WOOD STEEL POST DETAILS WOOD BLOCK-OUT AND STEEL POST CONSTRUCTION WOOD POST CONSTRUCTION POST OR SPLICE BOLT & NUT ¡ ¡ ¡ ¡ Illinois Department of Transportation APPROVED 2018 APPROVED 2018 ENGINEER OF DESIGN AND ENVIRONMENT ISSUED1-1-97January 1, January 1, ENGINEER OF POLICY AND PROCEDURES (Sheet 3 of 4) (700±) ±2 127 (216) 2 18 (255)10(310)4112rail element Class A (159) 4 16 Lap (318)2 112 (108) 4 14 (108) 4 14 (51) 2 (51) 2 Slotted hole (19x64)2 1x24 3 Traffic element Class A rail (M16) splice bolts8 5holes for (23 x 76) Slotted8 1x 132 29 (13) Steel plate2 1 (5) Steel plate16 3 (33) Dia. hole16 51 (6) 4 1 (35) 8 31(38)211(70) 4 32 (76)3(51) 2 (102) 4 (102) 4 (102) 4 (51) 2 (408) 16 on traffic barrier terminals. cable assembly to guardrail when required Anchor plate T shall be used to attach NOTE Neutral axis Rail element face. (8 required) washer on front Post bolt with (20) Dia. hole4 3 (25)1(51) 2 (44)431(73)8 72 washer placed under locknut splice bolts with std. galv. x 3 (23 x 76) Slots for32 29 (19x89) Slotted hole2 1x34 3 1 (25) Dia. holes (102) 4 (108) 4 14 (108) 4 14 (152) 6 (89)213(89)213(914) 36 (86)833(51) 2 will not be permitted. Externally threaded studs protruding from the surface of the concrete the surface of the concrete. or self-drilling anchor bolts. The anchor cone shall be set flush with The standard end shoe shall be attached to the concrete with pre-drilled be tightened only to a point that will allow guardrail movement. joint, the bolts shall be provided with a locknut or double nut and shall When end shoe is attached to a bridge parapet which has an expansion NOTE (184) 4 17 (578) 4 322 (76) 3 (108) 4 14 (108) 4 14 (108) 4 14 (108) 4 14 (51) 2 (310)4112(89)213(89)2131 (25) Dia. holes (762) 30 Slotted Holes (23 x 29)8 1x 132 29 Slotted hole (optional) (19 x 64)2 1 x 24 31 (86)8331 (1016) 40 (381) 15 (127) 5 (M24x178) 1x7 (3) washer8 1and nuts or locknuts 1 (M24) double galvanized cable (19) dia. (6x19)4 3 (38)211(32)411entire length) (stud threaded Fitting and Stud Standard Swage Tighten to taut tension. (42,800 lbs. (190 kN) min. breaking strength) STANDARD 630001-12 GUARDRAIL STEEL PLATE BEAM CABLE ASSEMBLY END SECTION END SHOE ALTERNATE END SHOE RAIL ELEMENT SPLICE ANCHOR PLATE T DETAILS ¡ ¡ Symm. about ¡ ¡ Illinois Department of Transportation APPROVED 2018 APPROVED 2018 ENGINEER OF DESIGN AND ENVIRONMENT ISSUED1-1-97January 1, January 1, ENGINEER OF POLICY AND PROCEDURES L (Sheet 4 of 4) L ground line Finished backfill (CA 11) Aggregate or hard slag fill. top of rock ledge Note: Ledge line is Drilled hole WV (1.02 m)814024 (605) -V W L Steel Post Wood Post (610) 24 (458) 18 (530) 21 (203) 8 (580) 23 (250) 10 (0 - 152) 0 - 6 (305) 12 (368) 2 114 (419) 2 116 (203) 8 (250) 10 (> 787 - 1.02 m) 8 1> 31 - 40 (> 152 - 458) > 6 - 18 (> 458 - 787) > 18 - 31 (305 - 0) 12 - 0 design speeds greater than 45 mph. Note: 'D' shall not exceed 6 (152) for Ledge max.6 (152)(632)8724D max.6 (152)(632)8724D line ground Finished 10 (250) min. for wood post 8 (200) min. for steel post 10 (250) min. for wood post 8 (200) min. for steel post max. 2 (50) 20 (510) min. for wood post 18 (460) min. for steel post max. 2 (50) sides smoothed overlapping core holes with Leave-out from paving or backfill (CA 11) Aggregate pavement HMA or PCC (steel shown) Steel or wood post (steel shown) Steel or wood post not shorten post. MATERIAL IS ENCOUNTERED, but do FOOTING FOR POST WHEN IMPERVIOUS If greater than 8 (200) apply Material (CLSM) Low-strength HMA or Controlled STANDARD 630001-12 GUARDRAIL STEEL PLATE BEAM PLAN PLAN ELEVATION ELEVATION MATERIAL IS ENCOUNTERED LEAVE-OUT FOR POST WHEN PAVED MATERIAL IS ENCOUNTERED FOOTING FOR POST WHEN IMPERVIOUS GUARDRAIL PLACED BEHIND CURB 4'-0" (1.2 m) ≤ D ≤ 12'-0" (3.7 m)0 ≤ D < 6 (150 m) Illinois Department of Transportation APPROVED 2018 APPROVED 2018 ENGINEER OF DESIGN AND ENVIRONMENT ISSUED1-1-97January 1, January 1, ENGINEER OF POLICY AND PROCEDURES 22111 N. ELSTON AVE. UNIT 304 CHICAGO, ILLINOIS 60614D E S I G N S T U D I O 24, LLC.ARCHITECTS - DESIGNERS - PLANNERS1727 W. 22ND STREETOAK BROOK, ILLINOISGW PROPERTIESBUILDING 'B' - ELEVATIONSMATERIAL SCHEDULETAGDESCRIPTIONMANUFACTURERCOLORDETAILSM - 1 FACE BRICKTBDFRENCH GREY - MEDIUMM - 2 FACE BRICK - STACKEDTBDFRENCH GREY - LIGHTM - 3 FACE BRICK - STACKEDTBDDARK GREYWD - 1 WOOD PANELINGTBDDARK GREY PROJ. MGR.: DRAWN BY: DATE: SCALE: SHEET PROJ. ASSOC.:DATEREVISIONSDRAWN BYTMTHE OVERLOOK AT OAK BROOKVILLAGE OF OAK BROOK, ILLINOISEASEMENT AND RESTRICTION EXHIBIT1 July 21, 2020 - 19:17 Dwg Name: P:\Gwpobil01\dwg\Eng\Preliminary\Exhibits Eng\PRELIM - Easement and Restriction Exhibit.dwg Updated By: CMeszaros ID Task NameDuration Start Finish1Development Timeline328 daysMon 2/3/20Tue 6/8/212Development / Entitlements218 daysMon 2/3/20Wed 12/30/203Due Diligence Activities40 daysMon 2/3/20Mon 3/30/204Environmental & Geotechnical Site Assessments40 daysMon 2/3/20Mon 3/30/205Entitlements - Zoning / Planning133 daysMon 2/3/20Fri 8/28/206Zoning / Planning Approvals133 daysMon 2/3/20Fri 8/28/207Design / Planning & Permitting218 daysMon 2/3/20Wed 12/30/208Design / Planning218 daysMon 2/3/20Wed 12/30/209Site Work & Building Shell Plans75 daysMon 8/24/20Mon 12/7/2010Arch, Struc. & MEP Delivery Progress Sets - Bldgs. B & C15 daysMon 9/14/20Fri 10/2/2011Civil Engineering Delivery Progress Set (Ready for FCSD & IDOT Review)10 daysMon 8/31/20Fri 9/11/2012Landscape Design Delivery Progress Set15 daysMon 8/24/20Fri 9/11/2013Civil Engineering & Land Arch Prep & Issue Permit / Bid Set10 daysMon 9/28/20Fri 10/9/2014Arch, Struc. & MEP Issue Permit / Bid Set - Bldgs B & C20 daysMon 10/19/20Fri 11/13/2015Civil Engineering & Land Arch Prep & Issue Construction Documents5 daysMon 10/26/20Fri 10/30/2016Arch, Struc & MEP Prep & Issue Const Documents Bldgs B & C5 daysTue 12/1/20Mon 12/7/2017Signage Plans - Monuments60 daysMon 8/31/20Fri 11/20/2018Sigange Plans / GWP & Tenant Approvals - Monument Entire Parcel60 daysMon 8/31/20Fri 11/20/2019Permitting - Municipal, Public Agencies & Utilities218 daysMon 2/3/20Wed 12/30/2020Municipal Engineer FCSD Review / Approval10 daysMon 9/14/20Fri 9/25/2021FCSD Permit20 daysMon 9/28/20Fri 10/23/2022IDOT - ROW Construction Permit75 daysMon 9/14/20Wed 12/30/2023Demolition Permit - Existing Bldg20 daysMon 8/31/20Fri 9/25/2024Site Development Permits15 daysMon 10/26/20Fri 11/13/2025Building Permit - Shell Bldgs B & C30 daysMon 11/16/20Wed 12/30/2026Permits - Signage20 daysMon 11/23/20Mon 12/21/2027Utilities - Design & Engineering (by service provider)75 daysMon 2/3/20Mon 5/18/2028GWP - Plan Reviews55 daysMon 9/14/20Mon 11/30/2029GWP Review & Comment - Civil / Land Arch Progress Sets10 daysMon 9/14/20Fri 9/25/2030GWP Review & Comment - Arch, Struc & MEP Progress Sets10 daysMon 10/5/20Fri 10/16/2031GWP Review & Comment - Civil / Land Arch Permit / Bid Set10 daysMon 10/12/20Fri 10/23/2032GWP Review & Comment - Arch, Struc & MEP Permit / Bid Set10 daysMon 11/16/20Mon 11/30/2033Construction Phase253 daysTue 5/19/20Tue 6/8/217/268/28/98/168/238/309/69/139/209/2710/410/1110/1810/2511/111/811/1511/2211/2912/612/1312/2012/271/31/101/171/241/312/72/142/212/283/73/143/213/284/44/114/184/255/25/95/165/235/306August 2020September 2020October 2020November 2020December 2020January 2021February 2021March 2021April 2021May 20211727 W 22nd St OB IL - Preliminary Progess Schedule 7-28-20 GWP - Preliminary Development SchedulePage 1 ID Task NameDuration Start Finish34Pre-Construction200 daysTue 5/19/20Wed 3/24/2135Subcontractor Procurement - Site Construction20 daysMon 10/12/20Fri 11/6/2036Subcontractor Procurement - Building Shell(s) B & C25 daysMon 11/16/20Mon 12/21/2037Notice to Proceed - Site Construction0 daysFri 11/13/20Fri 11/13/2038Mobilization5 daysMon 11/16/20Fri 11/20/2039Utility Coordination / Installation / Live200 daysTue 5/19/20Wed 3/24/2140Site Work169 daysMon 9/28/20Fri 5/28/2141Demolition - Existing Building30 daysMon 9/28/20Fri 11/6/2042Site Work - Mass Grading & Clearing10 daysMon 11/23/20Mon 12/7/2043Site Work - Storm Detention System15 daysTue 12/8/20Wed 12/30/2044Site Work - Storm / Sanitary / Water15 daysThu 12/31/20Fri 1/22/2145Site Work - Electrical & Gas Conduits / Sleeving / Pads10 daysMon 1/25/21Fri 2/5/2146Site Work - Bldgs Pads All Lots10 daysTue 12/8/20Mon 12/21/2047Site Work - Building Utility Connections 5 daysTue 5/11/21Mon 5/17/2148SITE WINTER SHUT DOWN69 daysTue 12/22/20Fri 4/2/2149Site Work - IDOT ROW Improvements25 daysMon 4/5/21Fri 5/7/2150Site Work - Grading for Parking Area Curbs & Asphalt10 daysMon 4/5/21Fri 4/16/2151Site Work - Concrete Curbs / Pads Parking Areas10 daysMon 4/19/21Fri 4/30/2152Site Work - Sidewalks Private / Public10 daysMon 5/3/21Fri 5/14/2153Site Work - Asphalt Stone & Binder Course5 daysMon 5/3/21Fri 5/7/2154Site Work - Asphalt Surface & Stipping & Signage3 daysMon 5/10/21Wed 5/12/2155Site Work - Fine Grading / Landscaping15 daysMon 5/10/21Fri 5/28/2156Site Work Final Completion / Final Inspections / Punch List5 daysThu 5/13/21Wed 5/19/2157Shell Buildings110 daysThu 12/31/20Tue 6/8/2158Shell Building - Foundations15 daysThu 12/31/20Fri 1/22/2159Shell Building - Structure & Envelope50 daysFri 1/15/21Mon 3/29/2160Shell Building - Under Floor Plumbing & Electrical10 daysTue 3/30/21Mon 4/12/2161Shell Building - Roofing / Glazing 10 daysTue 4/20/21Mon 5/3/2162Shell Building - Slab on Grade5 daysTue 4/13/21Mon 4/19/2163Shell Building - Mechanical / Electrical25 daysTue 4/20/21Mon 5/24/2164Shell Building - Ready for Interior Improvements0 daysMon 5/24/21Mon 5/24/2165Shell Building - Substantially Complete0 daysMon 5/24/21Mon 5/24/2166Shell Building - Final Completion / Final Inspections / Punch List10 daysTue 5/25/21Tue 6/8/217/268/28/98/168/238/309/69/139/209/2710/410/1110/1810/2511/111/811/1511/2211/2912/612/1312/2012/271/31/101/171/241/312/72/142/212/283/73/143/213/284/44/114/184/255/25/95/165/235/306August 2020September 2020October 2020November 2020December 2020January 2021February 2021March 2021April 2021May 20211727 W 22nd St OB IL - Preliminary Progess Schedule 7-28-20 GWP - Preliminary Development SchedulePage 2 Ordinance 2020-ZO-PUD-EX-S-1607 Planned Development for Mixed-Use Retail and Restaurants 1717 22nd Street (Former Macy’s) PIN: 06-27-200-010 Page 10 of 15 EXHIBIT E TRANSFEREE ASSUMPTION AGREEMENT THIS AGREEMENT, made as of this ____ day of ____________, 20__, by, between and among GW Oak Brook Owner, an Illinois Limited Liability Company (“Owner”); ____________________, a ______________ (“Transferee”); and the Village of Oak Brook, an Illinois municipal corporation (“Village”), W I T N E S S E T H: 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 2020-ZO-PUD-EX-S-1607, approved by the Village on or about September 8, 2020, and recorded in the Office of the DuPage County Recorder on _____________, 2020 as Document No. R by and between the Village and Owner, 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-1607 Planned Development for Mixed-Use Retail and Restaurants 1717 22nd Street (Former Macy’s) PIN: 06-27-200-010 Page 11 of 15 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed as of the day and year first written above. ATTEST: GW Oak Brook Owner, LLC 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: _____ Intentionally Left Blank Ordinance 2020-ZO-PUD-EX-S-1607 Planned Development for Mixed-Use Retail and Restaurants 1717 22nd Street (Former Macy’s) PIN: 06-27-200-010 Page 12 of 15 ACKNOWLEDGEMENT STATE OF ILLINOIS ) ) SS. COUNTY OF DuPAGE ) This instrument was acknowledged before me on ____________________, 20___, 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 GW Oak Brook Owner, LLC, 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: Intentionally Left Blank Ordinance 2020-ZO-PUD-EX-S-1607 Planned Development for Mixed-Use Retail and Restaurants 1717 22nd Street (Former Macy’s) PIN: 06-27-200-010 Page 13 of 15 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: EXHIBIT 1 Legal Description LOT 2 IN EASTMAN KODAK SUBDIVISION, BEING A SUBDIVISION IN PART OF SECTION 27, TOWNSHIP 39 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JUNE 22, 1995 AS DOCUMENT R95-076627, IN DUPAGE COUNTY, ILLINOIS. Common Address: 1717 22nd Street, Oak Brook, Illinois 60523 PIN: 06-27-200-010 Ordinance 2020-ZO-PUD-EX-S-1607 Planned Development for Mixed-Use Retail and Restaurants 1717 22nd Street (Former Macy’s) PIN: 06-27-200-010 Page 14 of 15 EXHIBIT F UNCONDITIONAL AGREEMENT AND CONSENT TO: The Village of Oak Brook, Illinois (“Village”): WHEREAS, an application has been filed by GW Oak Brook Owner, LLC (“Owner”), the owner of the property located at 1717 22nd Street, Oak Brook, Illinois (collectively, the “Property”), which Property is legally described in Exhibit 1 attached hereto and incorporated herein, seeking approval of a Planned Development to demolish the existing Macy’s furniture store to construct a commercial mixed-use development project that will consist of retail and restaurant uses (“Planned Development”); and WHEREAS, Ordinance No. 2020-ZO-PUD-EX-S-1607 adopted by the President and Board of Trustees of the Village of Oak Brook on September 8, 2020, (“Ordinance”) grants approval of the Planned Development, subject to certain conditions, restrictions, and provisions; and WHEREAS, Section 10 of the Ordinance provides, among other things, that the Ordinance will be of no force or effect unless and until Owner 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, Owner does hereby agree and covenant as follows: 1.Owner hereby unconditionally agrees to accept, consent to, and abide by all of the terms, conditions, restrictions, and provisions of the Ordinance. 2.Owner acknowledges and agrees that: (i) public notices and hearings have been properly given and held with respect to the adoption of the Ordinance; (ii) Owner has considered the possibility that the Planned Development granted by the Ordinance may be revoked if Owner does not comply with the Ordinance; and (iii) Owner agrees not to challenge any such revocation on the grounds of any procedural infirmity or a denial of any procedural right. 3.Owner 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 Owner against damage or injury of any kind and at any time. 4.Owner 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.Owner 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. 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.