S-565 - 08/27/1985 - SPECIAL USE - Ordinances ORDINANCE NO. S- 565
AN ORDINANCE GRANTING A SPECIAL USE PERMIT FOR CERTAIN
WORK AND CONSTRUCTION WITHIN THE FLOOD PLAIN PURSUANT TO SECTION 10-34
OF THE CODE OF ORDINANCES OF THE VILLAGE OF OAK BROOK
(McDonald's Corporation, - Phase 1-B)
WHEREAS, Mc Donald's Corporation filed an application with the Village
Clerk of the Village of Oak Brook requesting a Special Use Permit under Section.
10-34 of the Code of Ordinances of the Village of Oak Brook, relating to flood
plain and wetland regulations; and
WHEREAS, on July 9, 1985 the Corporate Authorities referred the
application to the Plan Commission and the Zoning Board of Appeals for public
hearings; and
WHEREAS, at its meeting on July 15, 1985 the Plan Commission
recommended to the Village Board that the requested special use permit be
granted; and
WHEREAS, at its meeting on August 6, 1985 pursuant to due and
appropriate legal notice, the Zoning Board of Appeals recommended to the Village
Board that the applicant's request for a flood plain special use permit be
granted as the proposed work and construction satisfies the requirements of and
is consistent with each of the factors set forth in Section, 10-34(c) of the Code
of Ordinances of the Village of Oak Brook relating to minimum standards for use
of flood plain property; and
WHEREAS, the Corporate Authorities of the Village of Oak Brook deem the
passage of this Ordinance to be in the best interest and in furtherance of the
general welfare of the Village of Oak Brook;
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES
OF THE VILLAGE OF OAK BROOK, DU PAGE AND COOK COUNTIES, ILLINOIS as follows:
Section. 1: That the provisions of the preamble hereinabove set forth
are hereby adopted as though fully set forth herein.
Section 2: Pursuant to Section 10-34 of the Code of Ordinances of the
Village of Oak Brook, Illinois, a Flood Plain. Special Use Permit is hereby
granted to allow construction of a 24 foot wide drive servicing the proposed
office building to be constructed as part of Phase 1-B on the property legally
described as follows:
Lot 1 in Butler GHQ Subdivision, being a Subdivison of part
of Section 26, Township 39 North, Range 11 East of the Third
Principal Meridian,, according to the Plat thereof recorded
August 6, 1980 as Document R80-44966, in DuPage County,
Illinois.
Permanent Parcel Nos. 06-26-401-008; 06-26-401-009;
06-26-401-010
Section 3: That the Flood Plain Special Use Permit herein granted in
Section. 2 of this Ordinance is expressly subject to the following conditions:
1. That all land modifications and construction on the Subject
Property be done in substantial conformity with the Flood Plain.
Grading Plan drawn, by FCL Associates, Inc. and Sasaki Associates,
Inc. as last revised July 3, 1985, a copy of which is attached
hereto, labelled Exhibit "A" and hereby made a part hereof.
THE PROVISIONS OF ARTICLE VI(A) OF THE SUBDIVISION REGULATIONS OF THE
VILLAGE OF OAK BROOK RELATIVE TO DEVELOPMENT OF PROPERTY COMMONLY
KNOWN AS THE G.H.Q. PROPERTY.
Trustee Philip moved, seconded by Trustee Bushy...
To pass and approve Ordinance No. S-566 as presented and waive reading
of same.
ROLL CALL VOTE: Ayes: Trustees Bushy, Imrie, Maher, Philip, Rush, Winters
and President Cerne.
Nays: None
Absent: None So ordered.
B.
Vantage Properties (Northwest Corner, 16th Street/Route 83/Monterey
Avenue):
As directed at the Regular Meeting of August 13, 1985.
G
AN ORDINANCE REZONING CERTAIN PARCELS OF THE ORA-2 ZONING DISTRICT
(16th Street and Monterey Avenue).
Trustee Philip moved, seconded by Trustee Bushy...
To pass and approve the proposed ordinance.
Discussion followed.
Trustee Imrie moved, seconded by Trustee Rush...
To table this matter to the next Regular Meeting of September 10,
1985.
ROLL CALL VOTE: Ayes: Trustees Imrie, Maher, Rush, Winters
and President Cerne.
Nays: Trustees Bushy and Philip.
Absent: None So ordered.
2. A RESOLUTION APPROVING A PLAT OF ABROGATION AND THE FINAL PLAT OF
SUBDIVISION KNOWN AS VANTAGE PROPERTIES RESUBDIVISION.
Trustee Philip moved, seconded by Trustee Rush...
To table this matter to the next Regular Meeting of September 10,
1985.
VOICE VOTE: All present, in favor. So ordered.
C. ORDINANCE NO. G-363 AN ORDINANCE AMENDING ARTICLE IX OF APPENDIX D
Personnel Rules and Regulations) OF THE CODE OF ORDINANCES OF THE
VILLAGE OF OAK BROOK.
Trustee Winters moved, seconded by Trustee Rush...
To pass and approve Ordinance No. G-363 as presented and waive reading
of same.
VILLAGE OF OAK BROOK Minutes —2— August ,?7, 1985
THE PROVISIONS OF ARTICLE VI(A) OF THE SUBDIVISION REGULATIONS OF THE
VILLAGE OF OAK BROOK RELATIVE TO DEVELOPMENT OF PROPERTY COMMONLY
KNOWN AS THE G.H.Q. PROPERTY.
Trustee Philip moved, seconded by Trustee Bushy...
To pass and approve Ordinance No. S-566 as presented and waive reading
of same.
ROLL CALL VOTE: Ayes: Trustees Bushy, Imrie, Maher, Philip, Rush, Winters
and President Cerne.
Nays: None
Absent: None So ordered.
B.
Vantage Pro erties (Northwest Corner, 16th Street/Route 83/Monterey
Avenue):
As directed at the Regular Meeting of August 13, 1985.
1, AN ORDINANCE REZONING CERTAIN PARCELS OF THE ORA-2 ZONING DISTRICT
(16th Street and Monterey Avenue).
Trustee Philip moved, seconded by Trustee Bushy...
To pass and approve the proposed ordinance.
Discussion followed.
Trustee Imrie moved, seconded by Trustee Rush...
To table this matter to the next Regular Meeting of September 10,
1985.
'ROLL CALL VOTE: . Ayes: Trustees Imrie, Maher, Rush, Winters
and President Cerne.
Nays: Trustees Bushy and Philip.
Absent: None So ordered.
2. A RESOLUTION APPROVING A PLAT OF ABROGATION AND THE FINAL PLAT OF
SUBDIVISION KNOWN AS VANTAGE PROPERTIES RESUBDIVISION.
Trustee Philip moved, seconded by Trustee Rush...
To table this matter to the next Regular Meeting of September 10,
1985.
VOICE VOTE: All present, in favor. So ordered.
C. ORDINANCE NO. G-363 AN ORDINANCE AMENDING ARTICLE IX OF APPENDIX D
Personnel Rules and Regulations) OF THE CODE OF ORDINANCES OF THE
VILLAGE OF OAK BROOK.
Trustee Winters moved, seconded by Trustee Rush. ..
To pass and approve Ordinance No. G-363 as presented and waive reading
of same.
VILLAGE OF OAK BROOK Minutes —2— August .27, 1985
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CFCOUNZ�
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
August 29, 1985
MEMO TO: Zoning Board of Appeals
FROM: Bruce F. Kapff, Assistant to Village Manager
SUBJECT: Vantage Properties - Parking & Loading Variations
(16th Street & Monterey Avenue)
The Zoning Board of Appeals, at its July 2, 1985 meeting, considered Vantage's
application for multiple parking and loading variations and made specific
recommendations to the Village Board concerning those items.
The applicant's attorney, by letter of August 22, 1985, is requesting reinstatement
of his previously withdrawn requested variations for standard car stall length,
stall width and aisle widths. The specific requests are as follows:
1) Reduce the length of a standard car stall from 18 feet to 17'6".
2) Reduce the width of a standard car stall from 9 feet to 8'6".
3) Reduce the minimum aisle width adjacent to standard size cars from 27 feet
to 24 feet.
The Zoning Board of Appeals, in reviewing variation requests, is required by the
Zoning Ordinance to make specific findings of fact based upon evidence presented
at the hearing indicating that the requested variations meet the standards as
contained on pages 967 and 968 of the Zoning Ordinance as attached to this memo.
Sub-section (C) of those standards further indicates that the Zoning Board of
Appeals may recommend the placement of conditions and/or restrictions upon the
granting of a variation as deemed appropriate by the Zoning Board.
Respectfully submitted,
Bruce F. Kapff
Assistant to Village Manager
BFK/jr
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APPENDIX A—ZONING Sec. XIII ' •'''
rrj 'x
ffice, department, board, bureau or commission, or by '�=� ,{•
4,
ny person, firm or corporation having a freehold ".
iterest, a possessory interest entitled to exclusive
ossession, a contractual interest which may become a
-eehold interest, or any exclusive possessory interest ) '
pplicable to the land or land and improvements ` '
escribed in the application for a variation. }
�y
'rocessing. An application for a variation shall be � ` l
led with the Village Clerk who shall forward one
)py of such application to the Zoning Board of
.ppeals for processing in accordance with applicable
tatutes of the State of Illinois and one,copy to the
oard of Trustees.
tandards:
L) The Zoning Board of Appeals shall not recom-
mend a variation of the provisions of this
ordinance as authorized in this section unless it
shall have made findings of fact based upon the
evidence presented to it on the following specific
issues that:
(1) The property in question cannot yield a
reasonable return if permitted to be used only
under the conditions allowed by the regula-
tions
egulations governing the district in which it is
located.
(2) The plight of the owner is due to unique
circumstances.
(3) The variation, if granted, will not alter the
essential character of the locality.
�) For the purpose of supplementing the above
standards, the Zoning Board of Appeals, in
making the determination whether there are
practical difficulties or particular hardships, shall
also take into consideration the extent to which
the following facts, favorable to the applicant, }
have been established by the evidence that:
967
• a -;n��y,w�s . ��
Sec. XIII OAK BROOK CODE
(1) The particular physical surroundings, shape,
or topographical conditions of the specific
property involved would bring a particular
hardship upon the owner as distinguished
from a mere inconvenience if the strict letter
of the regulation were to be carried out.
(2) The condition upon which the petition for
( variation is based would not be applicable
r generally to the other property within the
same zoning classification.
Ir (3) The granting of the variation will not be
!E.
detrimental to the public welfare or injurious
to other property or improvements in the
.�.`
neighborhood in which the
g property is 10-
cated.
(4) The proposed variation will not impair an
adequate supply of light and air to adjacent
property, or substantially increase the danger
of fire, or otherwise endanger the public safety
or substantially diminish or impair property
values within the neighborhood.
(5) That the purpose of the variation is not based
exclusively upon a desire to make more money
` out of the property.
(6) That the alleged difficulty or hardship has
( not been created by any person presently
t having an interest in the property.
i (c) The Zoning Board of Appeals may recommend
and the Board of Trustees may require such
conditions and restrictions upon the premises
benefited by a variation as may be necessary to
comply with the standards set forth in this section
to reduce or minimize the injurious effect of such
variation upon other
po property in the neighbor-
hood, and to implement the general purpose and
{� intent of this ordinance.
I!I (5) Unauthorized Variations: The variation procedure
I shall in no case be used to accomplish a result which
968
�i
:S.
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LORD, BISSELL & BROOK
IIS SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312)443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
TELEX:25-3070 LOS ANGELES,CALIFORNIA 90010
3000 Ronald Lane (213)467-7064
DAVID M.GOODER Oak Brook , IL 60521 TELEX:16-1135
654-0561
August 26 , 19 85Pill
FlR Jj O
Chairman and Members AUG 2 9 1985
Zoning Board of Appeals
Village of Oak Brook VILLAGE OF OAK BROOK, IL.
1200 Oak Brook Road ADMINISTRATION
Oak Brook, IL 60521
Re : Request of Vantage Companies for
Variations re Dimensions of Aisles
and Parking Stalls for Cars in Ex-
cess of 16 Feet in Length
Dear Chairman Savino and Members:
Since the presentation to the Zoning Board of Appeals on
August 5 of the variation request with regard to parking for compact
cars (cars under 16 feet in length) , Vantage Companies has rein-
stated its request for variations as to parking for cars in excess
of 16 feet in length. This request had been withdrawn in late June
through an error on my part.
The variations requested as to cars in excess of 16 feet
in length are as follows :
1. Reduce minimum stall dimensions from 9 ' x 18' to
816" x 17' 6 ".
2 . Reduce minimum aisle widths from 27' to 241 .
In support of these requests the following evidence should
be considered:
(a) The aisle width of 27' is no longer required because
of the fact that today substantially all larger cars
have power steering as standard equipment. This has
greatly increased their maneuverability over the cars
of 20 to 30 years ago which were in use in 1966 when
the aisle width of 27' was first introduced. Two well
known and widely respected traffic engineers, John Holm
of Metro Transportation Group and Neil Kenig of Barton-
Aschman and Associates, recommend aisles of 23' to 24 '
in width for larger cars.
LORD, BISSELL & BROOK • • Chairman & Members
Zoning Board of Appeals
August 26 , 1985
Page Two
(b) In the last ten years there has been a reduction of
almost 9 inches in the average length of larger cars;
a reduction of almost 6 inches in their average width.
See attached table.
(c) Furthermore, size changes in the last 2 years together
with those announced for the next 2 or 3 model years
indicate the dramatic drop in the length of larger
cars currently taking place as a result in large part
of the switch to front-wheel drive. Evidence of these
changes has been supplied by Lawrence Harbeck of the
University of Michigan Transportation Research Institute .
(d) John Holm recommends minimum stall sizes of 8' 3" to
8' 6" by 17' 6" ; Neil Kenig recommends minimum stall
sizes of 8' 0" to 8' 6" by 17' 0" to 17 ' 6" .
After reviewing all the materials and testimony submitted
at its meeting held to review the parking standards, the Plan Com-
mission has recommended to the Board of Trustees that it favorably
consider adopting a single standard for all cars as follows :
(a) 8' 3" by 17' 6" with 24 ' aisles, and
(b) 8' 6" by 17' 6" with 23' aisles;
with the owner permitted to select either standard as best fits his
development. These recommendations will be considered by the Trustee$
at their meeting as a Comnittee-of-the-Whole scheduled for September
9 , 1985 .
Thus it seems clear that there is very substantial evidence
that an office building which will not be completed until 1987 can be
properly served by larger car stalls with a width of 8' 6" , a length
of 1716" , and aisles with a width of 24 ' .
Such a reduction would make it possible to reduce further
the area devoted to parking at the proposed office building and thus
improve the development from the point of view of the residents of
Oakbrook Terrace to the south and west of the Vantage property.
Thus for the same reasons as compact car variations have
been favorably recommended, it is urged that a favorable recommenda-
tion be made as to the requested variations for er cars.
R pectf lly submitte ,
David M. Goode
DMG:pg
Encl
Table 1 _
ANALYSIS OF AUTOMOBILE SIZE TRENDS (1974 TO 1984)
Under 15' (180") 15' to 16' (180"-19211) _ Over 16' (192") Totals
No. of Average No. of Average No. of Average No. of Average
Year Models Sales Length WsPM Models Sales Length kiMmodels Sales Length Wywmdels Sales Length %Ah,91-A
1974 58 (328) 2,460,000 (288) 14.2' 5-d12 (78) 426,000 (58) 15.8-.Y-J�109 (618) 5,914,000.(678) 17.9' L-V'179 8,880,000 16.8'
1975 58 (328) 2,516,000 (308) 14.1' 5--Y 12 (78) 322,000 (48) 15.7'5 81 109 (618) 5,457,000 (668) 17.8' 44 179 8,295,000 16.6 L,a7
1976 65 (378) 2,369,000 (248) 14.01J•3S 13 (78) 339,000 (38) 15.615,74 96 (568) 7,091,000 (738) 17.816ly 174 9,799,000 16.8 6.13
1977 68 (388) 2,793,000 (268) 14.2'T33 15 (88) 349,,000 (38) 15.7'8-S! 94 (548) 7,621,000 (718) 17.614,37 177 10,763,000 16.7.' 6pS
1978 74 (408) 3,045,000 (288) 13.81SY/ 18 (108) 335,000 (38) 15.4'175 94 (508) 7,690,000 (698) 17.0' b23 186 11,070,000 16.1' Y-29
1979 77 (408) 3,605,000 (358) 13.9'5%34 29 (158) 392,000 (48) 15.31 r-7S 88 (458) 6,214,000 (618) 17.1' 4.1?194 10,211,000 15.9' 3747
1980 78 (408) 4,072,000 (478) 14.0'T•'(L 33 (178) 585,000 (78) 15.3' 5.78 84 (438) 4,003,000 (468) 16.9144195 8,660,000 15.4' T.78
1981 79 (418) 4,284,000 (528) 14.01Y-1/1 27 (148) 616,000 (78) 15.315,-73 85 (458) 3,407,000 (418) 17.0' 443 191 8,307,000 15.3' 5&73
1982 86 (468) 3,737,000 (498) 14.0'538 32 (178) 1,253,000 (168) 15.5',5',18 68 (378) 2,683,000 (358) 17.21I-d 186 7,673,000 15.4' 57-7/
1983 94 (498) 4,162,000 (478) 14.11JR3 38 (208) 1,528,000 (178) 15.61y-5,9 61 (318) 3,135,000 (368) 17.314-tS 193 .8,825,000 15.5' 5'•'7l
1984 87 (468) 4,760,000 (488) 14.118 YT 48 (268) 1,870,000 (198) 15.6 ,5.79 53 (288) 3,283,000 (338) 17.21f26 188 9,913,000 15.4' 8.49
Totals 824 (408) 37,803,000 (37%)�14.0'S�y 277 (148) 8,015,000 (88) 15.5 517 941 (468) 56,498,000 (558) 17.4' 2,042. 102,316,000 16.0'
Ak
"Prepared by Barton-Aschman Associates, Inc."
LORD, BISSELL & BROOK
115 SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
TELEX:2S-3070 LOS ANGELES,CALIFORNIA 90010
(213)487-7064
DAVID M. GOODER 3000 Ronald Lane TELEX:18-113S
654-0561 Oak Brook, IL 60521
Fallu 7_4
August 22 , 1985 AUG 2 3 1985
VILLAGE OF OAK BROOK, IL.
Village of Oak Brook ADMINISTRATION
1200 Oak Brook Road
Oak Brook, IL 60521
Re : Property at the Northeast Corner of
16th Street and Monterey Avenue;
Zoning Variation Request of Vantage
Companies
Gentlemen:
On behalf of my client, Vantage Companies, I hereby re-
quest that the variation requests added to the original request by
my supplemental letter dated February 18, 1985, and later with-
drawn by my letter of May 17, 1985, be reinstated and referred to
the Zoning Board of Appeals for consideration at its meeting
scheduled for September 3, 1985. These variations are the fol-
lowing:
"C. Additional variations from the provisions of
Appendix I to permit the following:
1. Reduce the depth of standard car stalls
from 18' to 17' 6 ".
2 . Reduce the width of standard car stalls
from 9 ' to 8 '6" .
3. Reduce the minimum aisle width in standard
bays from 27' to 24 ' . "
As your records will reflect, these additional variations
were the subject of a published notice earlier so no additional
publication is required.
Sincerely yours,
r
David M. Gooder
DMG:pg
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C. 1985
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9CFCOUNT l ��y VILLAGE OF OAK
AoM'N1sTRAT�,N.
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
GSA-2220
August 14, 1985
Mr. David Gooder
Lord, Bissell & Brook
3000 Ronald Lane
Oak Brook, Illinois 60521
RE: Vantage Properties
Dear Dave:
As you know, the Village Board considered the various requests of your client,
Vantage Companies, at its August 13, 1985 meeting. At that time the Village
Board directed the attorney to prepare the necessary documentation to approve
the rezoning of the subject property from R-4 to ORA-2 and to approve the
proposed plat of abrogation. At the same time, the Village Board also directed
the preparation of the appropriate documentation to approve the resubdivision
plat subject to the screening of Monterey Drive, with a provision of a no access
strip thereon and a covenant limiting construction on the site to a maximum
height of five stories. Concurrently, the Village Board also deferred action on
your request for certain variations in the parking and loading standards applicable
to said property. The purpose of deferral of action on this matter is to allow
the Village Board to first review the recommendations of the Plan Commission
concerning an overall parking study which is scheduled to be considered by the
Village Board at its meeting of September 9, 1985.
Sincerely,
JohnJH. Brechin
Villa a Manager
JHB/ko
cc: Dick Martens, Village Attorney
Avenue):
On June 17, 1985, the Plan, Commission recommended denial of the request to
rezone the sixteen (16) residential lots from R-4 to ORA-2, and then
recommended approval of the Plat of Abrogation and Final Plat of Vantage
Properties Resubdivision, as outlined in memo from Chairman Marcy dated
June 19, 1985.
On July 2, 1985, the Zoning Board of Appeals recommended approval of said
rezoning request as well as the request for parking and loading variations
as outlined in memo from Chairman Savino dated July 5, 1985. Proposal is
to limit the structure height to five (5) stories and is to include a
parking structure.
1. Zoning Ordinance Amendment - Rezoning:
Trustee Philip moved, seconded by Trustee Bushy.. .
To concur with the recommendation of the Zoning Board of Appeals and
approve the request to rezone the subject property from R-4 to ORA-2, and
that the Village Attorney prepare the necessary documents to effectuate
same.
ROLL CALL VOTE: Ayes: Trustees Bushy, Imrie, Philip and Winters.
Nays: Trustees Maher, Rush and President Cerne.
Absent: None So ordered.
2. Plat of Abrogation:
Trustee Philip moved, seconded by Trustee Winters...
To concur with the recommendation of the Plan Commission, and approve the
Plat of Abrogation as presented, subject to approval by all properties
involved.
ROLL CALL VOTE: Ayes: Trustees Bushy, Imrie, Maher, Philip, Rush, Winters
and President Cerne.
Nays: None
Absent: None So ordered.
3. Parking and Loading Variations:
Trustee Philip moved, seconded by Trustee Winters. ..
To table the request for• said variations until such time as the Parking
Study is available.
VOICE VOTE: All present, in favor. So ordered.
4. Final Plat - Vantage Properties Resubdivision:
Trustee Philip moved, seconded by Trustee Imire. . .
To concur• with the recommendation of the Plan Commission, and approve the
final plat as presented, subject to a covenant limiting the building to
five (5) stories in height and providing screening of the parking
VILLAGE OF OAK BROOK Minutes -3- August 13, 1985
i
OF GAr
C.
11 41
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
August 2, 1985
MEMO TO: John H. Brechin, Village Manager
FROM: Bruce F. Kapff, Assistant to Village Manager
SUBJECT: Vantage Applications (16th Street & Monterey Avenue) - Executive Summary
Vantage Companies is contract purchaser of 16 residential lots at the northwest
corner of 16th Street and Route 83. They have proposed demolition of all existing
structures, replacing same with a 5-story office building containing 182,000 gross
square feet and a 2-level parking deck.
Various applications have been reviewed by the Plan Commission and Zoning Board of
Appeals which are necessary prior to approval of this development. I have attached
to this memo copies of recommendation letters from both the Plan Commission and
Zoning Board concerning those applications. However, in summary form, the following
recommendations have been made:
1) Rezone from R-4 to ORA-2 - Plan Commission, June 17, 1985, recommended denial.
Zoning Board of Appeals, July 2, 1985, recommended
approval.
2) Parking & Loading Variations - Zoning Board of Appeals, July 2, 1985, recommended
approval of the Variations requested, but in some
instances, recommended approval of a lesser degree
of variation.
3) Easement Abrogation & Resubdivision Plats -- Plan Commission, June 17, 1985,
recommended approval.
Should the Village Board choose to approve the above requested relief, it would be
appropriate to direct the Village Attorney to draft the necessary ordinances
approving the rezoning and variations and resolution approving the subdivision
plat.
Respectfully submitted,
V1 ;25��e
Bruce F. Kapff
Assistant to Village Manager
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VI LLACE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
G5a-2220
June 19, 1985
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Vantage Properties - Rezone from R-4 to ORA-2
(16th Street & Monterey Avenue)
Dear President & Board of Trustees:
The Plan Commission, at its regular meeting of June 17, 1985, considered the
application of Vantage Properties, as contract purchaser of the 16 residential
lots located at the northwest corner of 16th Street and Route 83. Vantage's
application is for a rezoning of such properties from their existing R-4 Single-
Family Detached Residence District to the ORA-2 Office-Research Assembly District
in order to permit construction of a 5-story office building and parking deck.
The Plan Commission recommends to the President and Board of Trustees denial of
the requested rezoning based on the feeling that such action would be premature
for the following reasons:
1) Actual construction of the Route 83 improvement has yet to be initiated by
the State.
2) Residents of the Ernie Pyle Subdivision, directly East of Route 83, have yet
to apply for any type of redevelopment of their properties.
3) The Village of Oak Brook and the City of Oakbrook Terrace have yet to come
to terms as to the accomodation of traffic" generated by the 30-story tower.
This recommendation was made on a motion by Member Stachniak, seconded by Member
Doyle and approved on a Roll Call Vote of three (3) ayes: Members Doyle, Stachniak,
Chairman Marcy; two (2) nays: Members Beard, Sandstedt; two (2) absent: Members
Antoniou, Haglund.
R spectfully submit ed,
He 0. Marcy, Chairman
Plan Commission
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VI LLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
G54-2220
July 5, 1985
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Vantage Properties - Rezone from R-4 to ORA-2
(16th Street & Monterey Avenue)
Dear President and Board of Trustees:
The Zoning Board of Appeals, at its regular meeting of July 2, 1985, considered
the application of Vantage Properties for the rezoning of 16 residential properties
located at the northwest corner of Route 83 and 16th Street from the R-4 Single-
Family Detatched Residence District to the ORA-2 Office Research Assembly District.
The proposed scale of development includes a 5-story office building and a 2-level
parking deck.
The Zoning Board of Appeals recommends to the President and Board of Trustees
approval of the requested rezoning for reasons that:
1) The proposed development is a logical improvement to the use of the property,
as this property relates to adjacent areas of the Village.
2) All testimony presented clearly indicates that the present use precludes a
reasonable return on the property.
3) The plight of the property owners are due to unique circumstances, since
the property is nefatively impacted by Route 83, a primary corridor entering
the Village of Oak Brook.
This recommendation was made on a motion by Member Weber, seconded by Member O'Brien
and approved on a Roll Call Vote of five (5) ayes: Members Lojewski, Martinello,
O'Brien, Weber, Chairman Savino; two (2) nays: Members Bartecki, uch.
Sincere ,
fre P. Sa o, Chairman
Zonin Board of Appeals
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VI LLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
G5a-2220
July 5, 1985
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Vantage Properties - Parking & Loading Variations
(16th Street & Monterey Avenue)
Dear President and Board of Trustees:
The Zoning Board of Appeals, at its regular meeting of July 2, 1985, considered the
application of Vantage Properties for the following variations with respect to their
proposed redevelopment of the above property:
1) Reduction in the required number of loading berths from 4 to 2. -
2) Increase in the permitted compact car percentage from 5 percent to 40 percent.
3) Increase in the compact car stall length from 15 feet to 16 feet.
4) Reduction in the required compact car stall width from 9 feet to 8 feet.
5) Reduction in the required compact car aisle width from 27 feet to 21 feet
in parking bays only containing compact cars.
The following two recommendations were made with respect to the above requests:
The Zoning Board of Appeals recommends to the President and Board of Trustees
approval of the requested reduction in loading berths from 4 to 2 based on a
revised standard which would require one loading berth for every 100,000 square
feet of gross floor area for reasons that:
1) The physical surroundings of the property create a hardship on both the
property owner as well as surrounding property owners.
2) The granting of the Variation will not be detrimental to the public welfare or
injurious to other properties in the neighborhood.
3) The proposed Variation will not impair an adequate supply of light and air to
adjacent properties.
4) The purpose of the Variation is not based exclusively upon a desire to make
more money out of the property.
l
RE: g g Vantag a Properties - tin & Loading Variations
-1 July 5, 1985
Page 2
5) The expressed hardship has not been created by any person presently having
an interest in the property.
This recommendation was made on a motion by Member O'Brien, seconded by Member
Martinello and approved on a Roll Call Vote of seven (7) ayes: Members Bartecki,
Crouch, Lojewski, Martinello, O'Brien, Weber, Chairman Savino; zero (0) nays.
The Zoning Board of Appeals further recommends to the President and Board of Trustees
approval of the following variations which in some instances are less than the specific
variations requested by the applicant:
1) Increase in the permitted compact car percentage from 5 percent to 30 percent.
2) Increase in the required compact car stall length from 15 feet to 16 feet.
3) Reduction in the required compact car stall width from 9 feet to 8 feet.
4) Reduction in the required compact car aisle width from 27 feet to 22 feet.
These recommendations are based on the following findings of fact:
a) The physical surroundings of the property create a hardship to both the proposed
developer as well as surrounding property owners.
b) The proposed Variations will permit a lower height parking deck.
c) The proposed Variations are not generally applicable to other properties.
d) The proposed Variations will not be injurious to other properties or improvements
in the neighborhood.
e) The proposed Variations will not impair an adequate supply of light and air to
adjacent properties.
f) The purpose of the Variations is not based exclusively upon a desire to make
more money out of the property.
g) The noted hardship has not been created by any person presently having an
interest in the property.
This recommendation was made on a motion by Member O'Brien, seconded by Member
Lojewski and approved on a Roll Call Vote of six (6) ayes: Members Crouch, Lojewski,
Martinello, O'Brien, Weber, Chairman Savino; one (1) nay: Member rtecki.
Sin rely
re S vi o, Chairman
Zoning oard of Appeals
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
G54-2220
June 19, 1985
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Vantage Properties Resubdivision - Final Plat
. (16th Street & Monterey Avenue)
Dear President & Board of Trustees:
.The Plan Commission, at its regular meeting of June 17, 1985, considered the
application of Vantage Properties for a Plat of Abrogation 'and Final Plat of
Subdivision which are required in conjunction with their proposed redevelopment
of the 16 residential properties at the northwest corner of 16th Street and
Route 83. _
The Plan Commission recommends to the President and Board of Trustees approval
of the Plat .of Abrogation and Vantage Properties Resubdivision subject to
compliance with any outstanding items contained in Dale's memo of May 15, 1985
conditioned on a waiver of Items 2 and 4 of that memo which require a 10-foot
public utility easement along the North line of the property, submission of
topography and construction of subdivision land improvements.
This recommendation was made on a motion by Member Sandstedt, seconded by Member
Beard and approved on a Roll Call Vote of five (5) ayes: * Members Beard, Doyle,
Sandstedt, Stachniak, Chairman Marcy; zero (0) nays; two (2) absent: Members
Antoniou, Haglund.
Sincerely,
r
Henry 0. . a�rcy, Chairman
Plan Commission
BFK/HOM/jr
LORD, BISSELL & BROOK
H5 SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
TELEX:25-3070 LOS ANGELES,CALIFORNIA 90010
3000 Ronald Lane (213)487-7064
DAVID M.GOODER Oak Brook, IL 60521 TELEX:18-I13S
654-0561
August 8, 1985
President and Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: Vantage Subdivision and
Abrogation Plats
Dear President Cerne and Trustees :
The Plan Commission has recommended unanimously that,
if the Village rezones to ORA2 the properties under contract to
Vantage Companies at the northwest corner of 16th Street and
Route 83, the Village Board of Trustees should approve the final
subdivision plat proposed for the Vantage Subdivision which plat
is dated April 22 , 1985, as last revised, and also the proposed
Plat of Abrogation dated April 22 , 1985 , as last revised, upon
the conditions and with the waivers set forth in Chairman Marcy ' s
letter of June 19 , 1985.
In addition Vantage Companies is willing to record a
covenant prohibiting construction of buildings with heights in
excess of 5 stories and requiring that substantial screening be
maintained along the portion of the property line which is con-
tiguous to Monterey Avenue and that there be no vehicular access
to or from Monterey Avenue.
It is, therefore, respectfully urged that the Subdi-
vision Plat and the Abrogation Plat be approved subject to the
preparation of a covenant in form satisfactory to the Village
Attorney.
Res ect lly submit-6--d
David M. Gooder.
DMG:pg
David M. Gooder explained that the requested' Flcod 'Plair. Special Use
relates to the minor regrading of existing flood fringe areas and that no
negative impact will be created as the result of this regrading.
Trustee Imrie moved, seconded by Trustee Rush.. .
To approve the Flood Plain. Special Use subject to the installation of
appropriate sump pumps and emergency generating systems to prevent an
accumulation of water in the underground parking area and that the Village
Attorney be directed to prepare the required ordinance.
VOICE VOTE: All present, in favor. Sc ordered.
3. Assessment Plat:
Proposed 701 Harger Road Assessment Plat consolidates two (2) existing lets
into one (1) lot.
Trustee Imrie moved, seconded by Trustee Rush. . .
To approve the 701 Harger Road Assessment Plat subject to all items
contained in Village Engineer Dale Durfey's July 5, 1985 memo be corrected
on the Plat and that the Village Attorney be directed to prepare the
required resolution.
VOICE VOTE: All present, in favor. Sc ordered.
H. Vantage Properties — (16th Street & Monterey Avenue):
1. Rezone from R-4 to ORA-2:
2. Parking & Loading Variations:
Q Resubdivision — Final Plat:
To concur with the request of the petitioner and continue this matter to
the next Regular Meeting of August 13, 1985.
I. Referrals:
With no objections, President Cerne made the following referrals:
1. McDonald's Phase 1—B — Referred to Plan, Commission Meeting of July 15,
1985.
2. McDonald's Phase 1—B — Flood Plain. Special Use — Referred to Plan.
Commission Meeting of July 15, 1985 and Zoning Board of Appeals Meeting
of August 6, 1985.
3. McDonald's ORA-3 — Development Plan. Amendment — Referred to Plan
Commission. Meeting of July 15, 1985 and Zoning Board of Appeals Meeting
of August 6, 1985.
J. Open Forum:
No one appeared.
VIII ADJOURNMENT:
Trustee Bushy moved, seconded by Trustee Rush...
To adjourn this meeting. TIME: 9:43 P.M.
VOICE VOTE: All present, in favor. Sc ordered.
VILLAGE OF OAK BROOK Minutes —5— July 9, 1985
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LORD, BISSELL & BROOK
115 SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
TELEX:25-3070 LOS ANGELES,CALIFORNIA 90010
(213)487-7064
DAVID M.GOODER 3000 Ronald Lane TELEX:IS-1135
654-0561 Oak Brook, IL 60521
July 3, 1985
Mr. John Brechin
Village Manager
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: Vantage Companies Rezoning
and Variation Requests ,
Dear .John:
This will confirm that my client, Vantage Companies ,
respectfully requests that the Board of Trustees defer consi-
deration of their rezoning and variation requests until August
at which time it is requested that the matters be placed on the
agenda of the Committee of the Whole meeting scheduled for
Monday, August 12th.
Sin erely yours,
David M. Gooder
DMG:pg
cc Robert Sholiton
Steve Pagnotta
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
June 19, 1985
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Vantage Properties Resubdivision - Final Plat
(16th Street & Monterey Avenue)
Dear President & Board of Trustees:
The Plan Commission, at its regular meeting of June 17, 1985, considered the
application of Vantage Properties for a Plat of Abrogation and Final Plat of
Subdivision which are required in conjunction with their proposed redevelopment
of the 16 residential properties at the northwest corner of 16th Street and
Route 83.
The Plan Commission recommends to the President and Board of Trustees approval
of the Plat of Abrogation and Vantage Properties Resubdivision subject to
compliance with any outstanding items contained in Dale's memo of May 15, 1985
conditioned on a waiver of Items 2 and 4 of that memo which require a 10-foot
public utility easement along the North line of the property, submission of
topography and construction of subdivision land improvements.
This recommendation was made on a motion by Member Sandstedt, seconded by Member
Beard and approved on a Roll Call Vote of five (5) ayes: Members Beard, Doyle,
Sandstedt, Stachniak, Chairman Marcy; zero (0) nays; two (2) absent: Members
Antoniou, Haglund.
S ncerely,
Henry `0. arty, Chairman
Plan Commission
BFK/HOM/jr
0 0
PLAN COMMISSION Minutes -7- June 17, 1985
V VANTAGE PROPERTIES RESUBDIVISION - FINAL PLAT (16th Street & Monterey Avenue)
The Chairman called a short recess at 9:10 P.M. and reconvened the meeting at 9:19
P.M.
Mr. Gooder stated that there are two documents before the Plan Commission for
consideration, the first being a Plat of Abrogation which eliminates an existing
utility easement running through the properties which will not be required for
Vantage's development. The second document is a Plat of Subdivision creating one
lot out of the existing 16 properties. He also noted that the proposed Plat
contains a No Access Strip along the West side of the property preventing vehicular
movement between the property and Monterey Avenue running North of 16th Street.
The Commission proceeded to review items contained in Dale's memo of May 15, 1985
on this subject. Concerning Item 1 regarding building setback lines along 16th
Street, the Secretary clarified that assuming the Village rezones the North half of
16th Street from R-4 to ORA-2, then the setback from 16th Street would be 50 feet,
as shown on the Plat.
Mr. Gooder stated their willingness to comply with all of the other requirements
stated in the memo except for Items 2 and 4, for which they are requesting a
Village waiver. Item 2 requires a 10-foot public utility easement to be added
along the North line of the site. Item 4 discussed the Village's requirement for
topography and land improvements. Mr. Gooder stated neither requirements are
necessary for this subdivision.
In response to Chairman Marcy, Village Engineer Durfey noted that the State, as
owner of the property directly North of this subdivision, would most likely not
permit the use of their property for utilities in the event such were needed.
A motion was made by Member Sandstedt, seconded by Member Beard to recommend to the
President and Board of Trustees approval of both the Plat of Abrogation and Vantage
Properties Resubdivision subject to compliance with any outstanding items contained
in Dale's May 15, 1985 memo conditioned on a waiver of Items 2 and 4 of that memo
requiring a 10-foot public utility easement along the North line of the property,
the requirement to submit topography, and to construct land improvements.
ROLL CALL VOTE: Ayes: (5)
Members Beard, Doyle, Sandstedt,
Stachniak, Chairman Marcy
Nays: (0)
Absent: (2)
Members Antoniou, Haglund
MOTION CARRIED. . .
PLAN COMMISSION Minutes -7- June 17, 1985
LORD, BISSELL & BROOK
IIS SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
TELEX:25-3070 LOS ANGELES,CALIFORNIA 90010
3000 Ronald Lane (213)487-7064
DAVID M.GOODER Oak Brook, IL 60521 TELEX:I8-1135
654-0561
August 8, 1985
President and Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: Rezoning Requested for Property at Northwest
Corner of 16th Street and Route 83
Application by Vantage Comapnies
Dear President Cerne and Trustees:
On behalf of my client the Vantage Companies, and all of the
owners of the residential properties located on the west side of Route
83, north of 16th Street and east of Monterey Avenue, I respectfully
urge that the Board of Trustees approve the rezoning to ORA2 of all,
these properties together with the right-of-way of the frontage road
east of the property and the right-of-way of 16th Street east of Monte-
rey Avenue, as recommended by the Zoning Board of Appeals, for the
following reasons all of which are supported by evidence presented at
the public hearings:
1 . Living conditions have deteriorated to such an extent since
the homes were built thereon in the late 1940 ' s and 1950 ' s
that the residents are finding it very difficult to find
buyers for their homes at fair prices. Specifically the
development of nearby areas for commercial uses and the great
increase of the traffic not only on Route 83 but also on 16th ,
Street every day in the week has resulted in dangerous condi-
tions for children and also noise and pollution from trucks
and automobiles.
2. When these homes were built, there were no office buildings ,
no shopping center, no major highway interchange in the im-
mediate vicinity.
3. . Over the past 20 years , few single family homes have been
built in the entire area east of these homes contrary to
what was expected in the 1950' s. What has occurred is first
the shopping center, followed as is usual by a ring of office
buildings and hotels, some in Oak Brook, some in Oakbrook
Terrace and most recently the rezoning by Oakbrook Terrace
to permit the development of 10-story office buildings along
Route 83 to the south and the construction of a 30-story
office tower on the old Dispensa property.
LORD, BISSELL & BROOK • OPresident and Trustees
August 8, 1985
Page Two
4. It is thus not surprising that about two years ago the home-
owners began looking for help in finding a buyer for their
properties . About nine months or so ago their properties
were presented to Vantage Companies which agreed to purchase
provided (i) all lot owners agreed to sell, and (ii) the
properties were rezoned to ORA2 or equivalent.
5. All lot owners have entered into contracts with Vantage
which presents an opportunity for the Village to rezone all
of the properties at one time .
6. Testimony in support of the requested rezoning came from
specialists including Thompson Dyke, a specialist in urban
planning, who has served not only as a land planning special-
ist for private developers but also as a zoning and planning
consultant for 33 suburbs of Chicago including Elmhurst, Glen
Ellyn, Hinsdale, Wheaton, Lake Forest, Barrington Hills and
Winnetka. He stressed the following facts :
(a) The development of office and hotel uses in the areas
adjacent to the OakBrook Center as well as the fact
that this is a national trend for areas adjacent to
large and successful regional shopping centers . He
specifically mentioned Old Orchard.
(b) An opportunity now presents itself for redevelopment
of this area on a comprehensive basis. The proposed
development is an excellent solution to the problem of
an outmoded residential area almost surrounded by more
intensive development.
(c) The property is part of a gateway to Oak Brook from the
north which would be enhanced by the proposed office
building.
(d) The Comprehensive Plan for Oak Brook requires review__.___ _
and modification as to the properties north and north-
west of the OakBrook Center because of the intensive
use developments and trends of land use in the area.
7. Similar testimony was received from Terrance M. O'Brien ,
M.A.I . , a specialist in appraising real estate. He stressed
the factors pointed to by Mr. Dyke and emphasized:
(a) The severe negative traffic impact on the property
makes residential use inappropriate.
(b). The highest and best use of the property is for office
use.
1
LORD, BISSELL & BROOK President and Trustees
August 8, 1985
Page Three
(c) There should be no negative impact on Oakbrook
Terrace residents or their property values in light
of the proposed berming and planting which would
substantially screen the development from the view
of such residents to the west and southwest.
8. Robert Sholiton, Vice President in charge of Vantage Properties
operations in the Chicago area, first described the nationwide
experience of the company, its full spectrum of activities for
real estate management as well as development and its solid
reputation for quality in all aspects of the company's busi-
ness. He then outlined, as did the architect from Holabird & ;
Root, the key elements of the proposed development as follows :
(a) The office building to be clad with a precast concrete
skin with a curved glass front will face Route 83 and
consists of approximately 183,000 square feet on 5 stories.
(b) There will be a parking deck on the west consisting of
one level below grade, one level at grade, and two levels
above grade (if the compact car zoning variations are
approved) . The structure will have an exterior of
similar design to that proposed for the office building.
(c) Also the parking structure will be screened on the west
and south by a 10 foot berm and shrubs and trees planted
thereon so that the screen will exceed the 22 foot height
of the structure and provide substantial screening of
the office building itself from persons at ground level
on Monterey Avenue and from the homes and their front
yards on the west side of Monterey Avenue in Oakbrook
Terrace.
(d) There will be a recorded covenant prohibiting vehicular
access across the west line of the entire property along
Monterey Avenue.
(e) Vantage Companies recommends that 16th Street be blocked
off at its expense, at least during rush hours , so that
traffic (except for emergency vehicles) cannot flow be-
tween Oak Brook and Oakbrook Terrace. This suggestion
has been placed before the Mayor of Oakbrook Terrace
which is currently considering several proposals with
regard to restricting the flow of traffic in the resi-
dential area between Route 83 and Midwest (Summit) Road.
9. A traffic study prepared by James Benes & Associates was
summarized by Darrell Wright, traffic engineer, who prefaced
his summary by reporting that the firm had prepared, at the
request of the Illinois Department of Transportation, the
preliminary plans for the widening and intersection improve-
IL
LORD, BISSELL & BROOK • •
President. and Trustees
August 8, 1985
Page Four
ments for Route 83. He also pointed out that the firm had
been retained to prepare. a traffic impact study for the 30-
story office building proposed to be constructed on the
former Dispensa property in Oakbrook Terrace.
10. Mr. Wright then reviewed the traffic impact of the proposed
5-story Vantage office building and stressed the following:
(a) The proposed widening of Route 83 to 6 lanes between
Butterfield Road and Oak Brook Road as well as the
improvement of the intersections at 16th Street and
at 22nd Street should be completed by IDOT by the Fall
of 1986, i .e. before the Vantage building is completed.
Contracts have been let for this construction and work
is scheduled to begin August, 1985.
(b) The improvement of the 16th Street intersection will
include the following:
(i) a separate right turn lane for traffic south-
bound on Route 83;
(ii) 2 left turn lanes for such traffic;
(iii) a left turn lane for traffic northbound on
Route 83;
(iv) a left turn lane on 16th Street for traffic
from the west wishing to go north on Route 83.
(c) The Vantage office building traffic will have minimal
effect on the operation of the 16th Street and Route
83 intersection after the scheduled improvements are
completed.
(d) The Vantage traffic will have a negligible effect on
the ability of the widened Route 83 to handle traffic
to the north or south of 16th Street. It will increase
the anticipated traffic by less than 1% down to 22nd
Street and by substantially less than that south of
22nd Street.
11 . Utilities are available. at or within reach of the site :
(a) Village water main is adjacent to the site; (b) a
Hinsdale Sanitary District sanitary sewer main may be con-
nected to at a point in the Route 83 right-of-way about
600 feet south of 16th Street; (c) adequate storm water
management facilities and controlled outflow are planned
and can be connected to existing storm sewers.
12. As Village staff confirmed, there will be adequate fire
protection capabilities for the development which will not
have an adverse impact of the response time of the Fire
Department.
J /r
t
LORD, BISSELL & BROOK • � President and Trustees
August 8, 1985
Page Five
13. Although notice of the hearing conducted by the Zoning
Board of Appeals had been sent to all owners of property
within 250 feet of the proposed development including
property in Oakbrook Terrace, no one appeared in opposition .
Village staff stated that no input, positive or negative,
had been received from the Oak Brook Club or DuPage County.
14. The Oakbrook Terrace Zoning Administrator by letter dated
July 2 , 1985, "generally indicated support for the pro-
posed development" subject to certain conditions outlined
in the letter which Mr. Sholiton stated Vantage would be .
willing to comply with subject to reaching satisfactory
agreement on details with Oakbrook Terrace.
Based on the above considerations, it is respectfully urged
that the Board of Trustees approve rezoning of the property of the
residents of Oak Brook now under contract to Vantage Companies. Sound
planning considerations support it; the continuing deterioration of
living conditions calls for it; development of adjacent properties,
past, present and future justify it.
Re ect ully submit d,
David M. Gooder
DMG:pg
David M. Gooder explained that the requested Flood Plain. Special Use
relates to the minor regrading of existing flood fringe areas and that no
negative impact will be created as the result of this regrading.
Trustee Imrie moved, seccvded by Trustee Rush...
To approve the Flood Plain :Special Use subject to the installation of
appropriate sump pumps and emergency generating systems to prevent an
accumulation of water in the underground parking area and that the Village
Attorney be directed to prepare the required ordinance.
VOICE VOTE: All present., ir. favor. So ordered.
3. Assessment Plat:
Proposed 701 Barger Read Assessment, Plat consolidates two (2) existing lots
into one (1) lot.
Trustee Imrie moved, seconded by Trustee Rush...
To approve the 701 Harger Road Assessment Plat subject to all items
contained in Village Engineer Dale Durfey's July 5, 1985 memo be corrected
or. the Plat and that the Village Attorney be directed to prepare the
required resclution.
VOICE VOTE: All present, in favor. So ordered.
H. ,arta a Properties - (16th Street & MontereyAvenue):
Rezone from R-4 to ORA-2:
2. Parking & Loading Variations:
3. Resubdivision - Final Plat:
To concur with the request of the petitioner and continue this matter to
the next Regular Meeting of August 13, 1985.
I. Referrals:
With no objections, President Cerre made the following referrals:
1. McDonald's Phase 1-B - Referred to Plan Commission Meeting of July 15,
1985.
2. McDonald's Phase i-B - Flood Plain. Special Use - Referred to Plan
Commission Meeting of July 15, 1985 and Zoning Board of Appeals Meeting
of August b, 1985.
3. McDonald's ORA-3 - Development Plan. Amendment - Referred to Plan.
Commission. Meeting of July 15, 1985 and Zoning Board of Appeals Meeting
of August 6, 1985.
J. Open Forum:
No one appeared.
VIII ADJOURNMENT:
Trustee Bushy moved, seconded by Trustee Rush...
To adjourn this meeting. TIME: 9:43 P.M.
VOICE VOTE: All present, in favor. So ordered.
VILLAGE OF OAK BROOK Minutes -5- July 9, 1985
LORD, BISSELL & BROOK
115 SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
TELEX:25-3070 LOS ANGELES,CALIFORNIA 90010
(213)487-7064
DAVID M.GOODER 3000 Ronald Lane TELEX:18-1135
654-0561 Oak Brook, IL 60521
July 3, 1985
Mr. John Brechin
Village Manager
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: Vantage Companies Rezoning
and Variation Requests
Dear John:
This will confirm that my client, Vantage Companies ,
respectfully requests that the Board of Trustees defer consi-
deration of their rezoning and variation requests until August
at which time it is requested that the matters be placed on the
agenda of the Committee of the Whole meeting scheduled for
Monday, August 12th.
Sin erely yours,
David M. Gooder
DMG:pg
cc Robert Sholiton
Steve Pagnotta
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
July 5, 1985
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Vantage Properties - Rezone from R-4 to ORA-2
(16th Street & Monterey Avenue)
Dear President and Board of Trustees:
The Zoning Board of Appeals, at its regular meeting of July 2, 1985, considered
the application of Vantage Properties for the rezoning of 16 residential properties
located at the northwest corner of Route 83 and 16th Street from the R-4 Single-
Family Detatched Residence District to the ORA-2 Office Research Assembly District.
The proposed scale of development includes a 5-story office building and a 2-level
parking deck.
The Zoning Board of Appeals recommends to the President and Board of Trustees
approval of the requested rezoning for reasons that:
1) The proposed development is a logical improvement to the use of the property,
as this property relates to adjacent areas of the Village.
2) All testimony presented clearly indicates that the present use precludes a
reasonable return on the property.
3) The plight of the property owners are due to unique circumstances, since
the property is negatively impacted by Route 83, a primary corridor entering
the Village of Oak Brook.
This recommendation was made on a motion by Member Weber, seconded by Member O'Brien
and approved on a Roll Call Vote of five (5) ayes: Members Lojewski, Martinello,
O'Brien, Weber, Chairman Savino; two (2) nays: Members Bartecki, uch.
SincP
fo, Chairman
Zonif Appeals
BFK/APS/jr
ZONING BOARD OF APPEALS Minutes -3- July 2, 1985
V VANTAGE PROPERTIES - REZONE FROM R-4 TO ORA-2 (16th Street & Monterey Avenue)
The Secretary noted that for both the proposed rezoning and parking and loading
variations, the required Legal Notice was published in the Oak Brock DOINGS on
March 7, 1985 and that surrounding property owners were notified of this hearing on
March 1, 1985.
David M. Gccder, attorney for the applicant, gave a general description of this
property proposed for rezoning and described the type and scale of proposed office
development for the site. Mr. Gccder submitted a number of exhibits including
Exhibit A, an aerial of the general area; Exhibit B, a copy of the 1945 Subdivision.
Plat which created the subject 16 residential properties; Exhibit C, a lard use and
zoning map noting both past and current developments. Mr. Gccder noted that
although the area surrounding the subject property in 1945 was primarily farm lard,
the current surroundings are comprised of major commercial developments which have
had an increasingly negative impact on the traffic and noise factors effecting the
properties in question..
Nancy Lederdo, real estate broker for the property, noted the severe negative
impact of surrounding developments on the residential area and stated that a number
of properties had attempted to sell their individual lots as residential
properties, but were unable to do so due to the negative aspects of the location..
Marie Caputo, owner of one of the properties involved, read a statement into the
record noting the various negative aspects of surrounding development on the
residential properties.
Mr. Gccder noted that contained in the Zoning Beard's file, was a listing of
letters from the vast majority of residents in the Ernie Pyle Subdivision, directly
East of Route 83, supporting Vantage's application.. He also noted that these
property owners are very close to finalizing negotiations for the eventual
redevelopment of their properties in a like manner.
Bob Shclitir., Chicago area Vice President of Vantage Properties, described for
Beard members the various positive aspects and vast experience of his company in
developing quality lard developments. He also mentioned the July 2, 1985 letter
from Nick Ionescu, Zoning Administrator for the City of Oakbrook Terrace, delivered
to the Village of Oak Brock prior to this hearing, which generally indicated
support for the proposed development as well as specific conditions which the City
of Oakbrook Terrace would desire to see included in the development. Mr. Shclitin
indicated Vantage's willingness to comply with all of the listed conditions
although would reserve the right to finalize specific details concerning some of
the items.
Jeff Case, architect with the firm of Holabird and Root, designers of the proposed
building, made the following comments about the development:
1) The entire development will face Route 83 with the 5-story office building
closest to Route 83 and the parking deck to the West of the office building
along Monterey Avenue (North) .
ZONING BOARD OF APPEALS Minutes -3- July 2, 1985
ZONING BOARD OF APPEALS Minutes -4- July 2, 1985
V VANTAGE PROPERTIES - REZONE FROM R-4 TO ORA-2 (16th Street & Montero Avenue)
(Continued)
2) The proposed 2-level parking deck will be screened by berming and appropriate
year-round landscaping.
3) The parking deck will be clad in a precast concrete skin of a similar design to
that proposed for the office building.
4) The proposed building will contain. approximately 183,000 square feet of gross
floor area.
5) The South, West and North sides of the building will be constructed of precast
concrete with the East side a curved glass front.
6) The primary driveway servicing the site will be along 16th Street midway along
the property providing direct access to the parking deck. A secondary access
point will be along the existing Frontage Road along Route 83 which will be
blocked off during rush hour periods.
7) It is proposed that 16th Street, just East of Monterey Avenue (South) , will be
blocked off providing only emergency access for police and fire vehicles, in
order to protect Oakbrook Terrace residents from adverse commercial cut-through
traffic.
8) The proposed Subdivision. Plat, reviewed by the Plan. Commission., contains a No
Access Strip along the western border of the property which will prevent any
future access from Monterey Avenue (North) to the property.
9) As suggested by the City of Oakbrook Terrace, plans are to utilize a portion of
the existing Monterey Avenue (North) Right of Way in order to expand the width
and height of the berm to provide for additional screening of the parking deck.
10) The top of the parking deck will be approximately 12 feet above the top of berm
elevation..
11) The height of the parking deck has been reduced as much as possible by
providing some below-grade parking.
Member Crouch inquired as to the means of access for the property at the southwest
corner of 16th Street and Route 83.
Mr. Gccder noted that the one parcel located within. the Village of Oak Brook will
continue to have access to 16th Street/Route 83 intersection..
Chairman. Savinc suggested that, with respect to the proposed closing of the
Frontage Road during rush hour periods, the proposed gate located at the North end
of that Frontage Road would not indicate to drivers entering the Frontage Road that
it was closed, thereby creating certain traffic confusion.
ZONING BOARD OF APPEALS Minutes -4- July 2, 1985
ZONING BOARD OF APPEALS Minutes -5- July 2, 1985
V VANTAGE PROPERTIES - REZONE FROM R-4 TO ORA-2 (16th Street & Montero Avenue)
1-continued)
Mr. Gooder indicated that adequate signage could be placed at 16th Street/Frontage
Read intersection indicating the road closure and that, for the most part, everday
office users of the property would knew that the Frontage Road would be closed
during such times.
Mr. Gooder further noted that the proposed Route 83 improvements include a
dedicated right-turn lane for southbound traffic onto 16th Street, thereby
minimizing any potential rear end traffic colisicns as a result of any cars turning
onto the Frontage Road.
In response to Member Bartecki, Mr. Case stated that the proposed retention pond
will be a maximum of 10 feet deep and will contain a safety ledge within the pond
around the perimeter.
_ Ir. response to Member Crouch, Mr. Gcoder noted that there will be no parking spaces
in front of the proposed building.
In response to Member Bartecki, Mr. Gccder stated that the owner of the one
remaining let within. the Village of Oak Brock, located at the southwest corner of
16th Street/Route 83, chose not to join in the proposed rezoning application.,
although such owner also is a part of the application, as owner of two lets within.
the Vantage parcel.
Mr. Gooder submitted Exhibit H, referred to as Scheme #5, prepared by the City of
Oakbrook Terrace, as one possible plan for read closures with the intent of
protecting the Oakbrook Terrace residential properties from commercial cut-through
traffic. He noted that in addition to the existing closure at Eisenhower Rcad/22nd
Street, this scheme would add the closure of MacArthur Drive/22nd Street, Hedges
Rcad/Route 83 and Vantage's proposed closure of 16th Street East of Monterey Avenue
(South) .
Thompson Dyke, lard planner, described the current land use patterns surrounding
the Oakbrook Shopping Center indicating that office, hotel and commercial
properties surrounding such a shopping center is a national trend and that the
proposed rezcirg would simply be a continuation of the pattern already existing
along the South and East sides of the Center and beginning along the West side.
Mr. Dyke noted that the highest and best use of the property is as some commercial
or office use due to the charging nature of the properties surrounding the shopping
center. He noted that the Village's current Comprehensive Plan, last revised in
1978, has fallen out of date and, furthermore, did not address the proposed
modifications for properties which already had development and thereby failed to
address the charging lard use reeds of properties surrounding the shopping center.
Mr. Dyke noted that spot zoning is generally considered to include properties which
are:
1) Less than. 5 acres in area.
ZONING BOARD OF APPEALS Minutes -5- July 2, 1985
ZONING BOARD OF APPEALS Minutes —6— July 2, 1985
V VANTAGE PROPERTIES — REZONE FROM R-4 TO ORA-2 (16th Street & Monterey Avenue)
(Continued)
2) Inconsistent with an up—to—date Comprehensive Plan.
3) Inconsistent with the overall zoning and development in the area.
4) Confers a totally private benefit to the proposed project that is not in the
public's interest.
5) Is incompatible with surrounding uses.
Mr. Dyke indicated that the proposed rezoning would not be considered spot zoning
based on the above criteria.
Darryl Wright, traffic engineer with James Beres & Associates, described the
traffic report prepared by his firm for the proposed development. He noted that in
preparing this report, he locked at the effect of the proposed development on
current traffic patterns assuming full development of the proposed site. He noted
that Route 83 improvements between, Butterfield and the East/West Tcllway are
proposed to begin. August of this year with completion. taking 15 months. He noted
that the proposed development, during the peak morning hour, would add 2 percent
more traffic volume and during the P.M. peak, approximately 8 percent. He noted
that during the afternoon rush hour, this development would add 300 cars to the
16th Street/Route 83 intersection which is considered very miner with respect to
current traffic counts of 1800 cars entering the intersection from the East leg of
Spring Road.
In response to Member Weber, Mr. Wright stated that the continuous right—turn lane
for southbcund Route 83 traffic was designed based on minimum length standards,
which in this case would be more than adequate for the projected traffic volumes
entering the site. He also noted that traffic volumes and counts originally taker.
in January of this year were adjusted based or. a State formula taking into account
the time of year the courts were taker..
Ir. response to Member Bartecki, Mr. Wright stated that all of the "existing
conditions" for traffic volumes were based on full occupancy for the 30—story
office building, Mid America Plaza, as well as the proposed Vantage development.
He noted that the base traffic volumes to which these proposed occupancies were
added, were DuPage County 20—year traffic volumes which should more than adequately
address any traffic problems created by development in this area. He further noted
that construction. of Route 83, to the South ef- 31st Street, assuming approval by
the State in the rear future, would not begin until the summer of 1986. He also
noted that the currently noticed traffic problems on Route 83 are also affected by
the temporary closing of Cass Avenue and Meyers Read, and that even following
improvement of those two roadways, the entire local road system will tend to
receive more traffic than is typical until such time as all of Route 83 is fully
improved. He also noted that to his knowledge there were no proposed additional
access points planned for the Tri—State or East/West Tcllways.
ZONING BOARD OF APPEALS Minutes —6— July 2, 1985
ZONING BOARD OF APPEALS Minutes -7- July 2, 1985
V VANTAGE PROPERTIES - REZONE FROM R-4 TO ORA-2 (16th Street & Monterey Avenue)
(Continued)
Terrence O'Brien., real estate appraiser, gave a brief definition of the highest and
best use for properties and noted that within this general vicinity, the primary
uses were grouped between residential and commercial, and that the vast majority of
the Route 83 frontage between. I-5 and Route 56, is presently zoned for and utilized
in some commercial or office use. He noted that there would be no negative impact
or. Oakbrook Terrace residents to the West of the development based on the proposed
berming and screening behind the parking deck, and that the severe negative traffic
impact on the subject property makes a residential use totally inappropriate.
In response to Member Weber, Village Staff indicated that there would be adequate
water and fire protection capabilities for this property and that there had been no
positive or negative input from either the Oak Brook Club or DuPage County
concerning the development.
Ir. response to Member Crouch, the Secretary noted that Oakbrook Terrace residents
had been notified of all hearings on this subject.
Member Bartecki noted the negative impact of all of the presently approved and soon
to be approved commercial and office developments on area-wide traffic and
questioned why the Village of Oak Brock should rezone property presently utilized
in a residential use thus creating more demands on the traffic system.
Mr. Gcoder stated that, when courts are asked to consider such questions, they rely
on lard appraisers and planners to determine whether the property could reasonably
continue in a residential use, and potential impacts by the development or. traffic.
He noted that courts generally state that developments meeting the above standards
should be permitted to proceed and that the various governmental entities involved
have the task to adequately improve the infrastructure, including water, sewer and,
in this case, traffic improvements.
Member O'Brien. restated his concern for the negative impact that every office
development, including Vantage' s, will have on the traffic system and noted that
the 2 percent and 8 percent traffic impacts indicated are based on a full
improvement to Route 83. He noted his general support for the proposal, but that
he felt it was premature to rezone the property at this time until such time as the
traffic infrastructure had been adequately improved.
Ir. response to Member Bartecki, Trustee Art Philip noted that it has been Village
policy to maintain secondary roads within. the Village at a 2-lane cross section..
Ir. response to Member Bartecki, Mr. Wright stated that South of the 22nd Street
intersection. with Route 83, there would be less than. a 1 percent impact on traffic
volumes.
In response to Member Martinellc, Chief Clark noted that there would be little
effect of this development on the fire department's response time, and that their
current problem is more related to traffic or. 22nd Street which will, hopefully, be
ZONING BOARD OF APPEALS Minutes -7- July 2, 1985
ZONING BOARD OF APPEALS Minutes -8- July 2, 1985
V VANTAGE PROPERTIES — REZONE FROM R—u TO ORA-2 (16th Street & Monterey Avenue)
(Continued)
alleviated by the proposed Opticom system.
Chairman. Saviro noted that he had read that the office vacancy rate in Oak Brock
approached 18 percent and inquired as to any assurances that this building would be
leased.
Mr. Sholitin stated information indicating that Oak Brock's vacancy rate is
approximately 6 percent, and that the Oak Brock market provides, on an annual
basis, an absorption rate for office developments of 1/2 million square feet per
year. He further indicated that 70 percent of his proposed development is pre—
leased.
The following persons in the audience expressed their support for the proposed
development:
Linda Johansen., 1503 Monterey, a resident in the proposed development, noted that
for the most part Oak Brock's Police Department and other Village departments are
unaware of their residing in Oak Brock.
John. and Mary Nichols, 1610 — 16th Street, within the proposed development, stated
that assuming the Village feels the proposed development is good for the area, it
should not delay its approval since it is somewhat rare for all residents in a
given area to agree on a proposal. The developer's qualifications appear to be
above average and there appears to be no negative traffic impact from the
development.
Tom Kinard, 1505 Monterey Avenue, stated as a resident of the proposed development,
that he shouldn't be penalized for Oak Brook's inability to handle traffic created
by such developments.
The Chairman noted that there were no members of the audience expressing opposition
to the development.
Ir. response to Chairman. Savirc, Village Attorney Dick Martens stated that spot
zoning is generally considered to be the case when a single parcel is rezoned
inconsistent with the lard use and zoning of the surrounding area as well as being
inconsistent with the Village's Comprehensive Plan.
Member O'Brien stated that despite his concern-for the traffic impact of all office
developments in this area, Oak Brock should take advantage of the opportunity to
approve what appears to be a high—quality development.
Member Crouch indicated that the development was surrounded on all four sides by
residential.
Member Weber stated his belief that development of the property has, for quite some
time, appeared inevitable.
ZONING BOARD OF APPEALS Minutes —8— July 2, 1985
ZONING BOARD OF APPEALS Minutes -9- July 2, 1985
V VANTAGE PROPERTIES - REZONE FROM R-4 TO ORA-2 (16th Street & Monterey Avenue)
(Continued)
A motion was made by Member Weber, seconded by Member O'Brien. to recommend to the
President and Board of Trustees approval of the requested rezoning of the subject
property from R-4 to ORA-2 for reasons that:
1) The proposed development is a logical improvement to the use of the property,
as this property relates to adjacent areas of the Village.
2) All testimony presented clearly indicates that the present use precludes a
reasonable return on the property.
3) The plight of the property owners are due to unique circumstances, since the
property is negatively impacted by Route 83, a primary corridor entering the
Village of Oak Brook.
4) The proposed development would enhance the overall character of the community.
ROLL CALL VOTE: Ayes: (5)
Members Lcjewski, Martirellc,
O'Brien., Weber, Chairman, Savirc
Nays: (2)
Members Bartecki, Crouch
Absent: (0)
MOTION CARRIED. ..
The Chairman called a brief recess at 10:05 P.M. and reconvened the meeting at
10:16 P.M.
Following a brief discussion concerning the potential continuance of the I. C.
Harbour/Bcy Scouts Flood Plain. and Variation applications, the Zoning Board of
Appeals continued its consideration of the next item on the agenda.
ZONING BOARD OF APPEALS Minutes -9- July 2, 1985
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17W275 BUTTERFIELD ROAD
OAKBROOK TERRACE, ILLINOIS 60181
RICHARD.F. SARALLO ROBERTA GRENINGER
Mayor City Clerk
Mr. Bruce F. Kapff July 2, 1985
Assistant to Village Manager
1200 Oak Brook Road
Oak Brook, Illinois 60521
Re: Vantage Properties
Proposed Development - 16th Street & Monterey Avenue
Dear Bruce,
On behalf of the City of Oakbrook Terrace and as an effort to advance
its interests, I request that as part of this proposed development, on
behalf of our residents, the following off site improvements be implemented
along Monterey Avenue, north of 16th Street:
- Drainage Improvements on both sides of the road should
maintain the existing drainage pattern and take into
consideration the proposed Route 83 drainage which ex-
tends west on 16th Street.
- Widening and Pavement Reconstruction necessary to bring
the roadway up to Illinois Department of Transportation-
Bureau of Local Roads Standards, which have been employed
in our residential district.
- In order to minimize the visual impact of the proposed
parking structure and in the attempt to increase the height
of the proposed berm along Monterey Avenue, the western
slope of the berm should extend into the right of way,
provided that the adjacent hydrants are relocated. Same
conditions would apply to the berm on 16th Street in the
City of Oakbrook Terrace.
- The landscaping shall make an attempt to preserve as much
as possible the older deciduous and nondeciduous trees
along the periphery of the site.
In the event that this project is approved, the City of Oakbrook Terrace
would require that 16th Street be closed with provisions for emergency
traffic only.
If you have any questions, please do not hesitate to contact me.
Very Truly Yours,
cc. Mr. Al Savino Chairman
Zoning Board Of AppealsD ���u njj� O Nick Ionescu
Richard F. Sarallo, Mayor j� �L(( Zoning Administrator
City of Oakbrook Terrace
File
JUL
VILLAGE OF OAK BROOK, IL.
ADMINISTRATION
LORD, BISSELL & BROOK
115 SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
TELEX:25-3070 LOS ANGELES,CALIFORNIA 90010
3000 Ronald Lane (213)487-7064
DAVID M.GOODER Oak Brook, IL 60521 TELEX:18-1135
654-0561
August 8 , 1985 .
President and Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: Vantage Request for Zoning Variations
Dear President Cerne and Trustees:
Upon the grounds set forth in the unanimous recom-
mendation of the Zoning Board of Appeals as reported in Chairman
Savino' s letter of July 5, 1985, Vantage Companies respectfully
urges that these recommendations be approved, with the following
addition:
"That the permitted compact car percentage shall be
increased from 30% to 40% provided Vantage Companies
records a perpetual covenant running with the land
that it will, whenever the Village of Oak Brook re-
quests , increase the percentage of standard or full
size car parking stalls from 60% to 70% of the re-
quired parking stalls. "
Counts of parked cars with lengths of 16 feet or less
made by Richard Beebe for the Village show the following:
Average % under 16 feet long - 52%
For 6 buildings - 39% to 620
For 1 building - 33%
Evidence developed by the University of Michigan Trans-
portation Research Institute and by Barton-Aschman and Associates
reflect the following:
1. Beginning with 1980 , more than 50% of the cars sold
in the United States have been under 16 ' in length;
in 1984 the percentage was 67%; experts project that
in next ten years this % will exceed 65% in each year.
LORD, BISSELL & BROOK
President and Trustees
August .8, 1985
Page Two
2. In 1984 , 42% of all cars on the road in the
United States were under 16 feet long. This
percentage will rise to 56% in 1990 and 62%
in 1995 .
In addition, attached reports make clear that the
American buyer of automobiles is not switching to cars longer --
than
onger -than 16 feet in length.
It is therefore respectfully urged that the Board
of Trustees approve the recommendation of the Zoning Board of
Appeals with the addition set forth above.
spec fully mi ed,
c
David M. Gooder.
DMG:pg
Encl
•�.�, second-quarter sales and pre-tax ter amounted to 618,463, up 12
r4. prof,.s though net income percent from 554,660 in 1984's ti" a'r ,,. ,; y •-
dropped. seqMK quarter. ,
]?ecause the company resumed he six months, Chrysler -
�. paying taxes, net income dropped sol 165,510 cars and trucks, up
26 percent to $596 million, or 9 percent from 1,071,332 in the ` �J,
$5.02 per share, compared with same period a year ago. 7 ,µ 00$803 million,or$6.48 per share,in Chrysler's market share was )���
the same quarter in 1984. 12.7 percent for the six-month pe-
,�. The company provided for $256 riod, compared with 11.5 percent
million in taxes, while in 1984 it last year.
used $352 million tax-loss cant'- Chairman Lee Iacocca attri-
-P forward from its years of no prof- buted Chrysler's performance to
its, its hot-selling minivans, convert- Ford builds its millionth Sierra in Europe
Pre-tax earnings for the second ibles and turbocharged vehicles. Surrounded by Ford Dagenham (England) plant employe
quarter of 1985 were $852 million "Chrysler convertibles so far family members Bryan Gould, at left leaning against car,
—Chrysler's best-ever quarter. this year matched everyone else Y rY 9 9
rf That compared with $804 million combined,"he said at a press con- ber of Parliament for Dagenham, and Roger Humm, w
in 1984's second quarter. ference announcing the earnings. striped tie and standing to the right of car, director of sal
Sales for the quarter were $6.0 "Turbochargers sold more than Ford of Britain, view the one-millionth Ford Sierra ma
"d
bi
world lcombined."hoe wor
billion, also an any-quarter rec- the wtuned in Europe. The Sierra was introduced at the Paris
ord. Chrysler's former quarterly Chrysler Lebaron GTS and Show in 1982.
peak for sales was $5.4 billion in Dodge Lancer sales doubled in the
the first three months of this year. second quarter over the first quar- vows
Second-quarter sales were up 14 ter, Iacocca noted, because of in- McCurry ♦ s to �epercent from 1984's$5.3 billion. centive financing. o ♦♦
Iacocca added Chrysler's pro-
For the first six months of 1985, ductivity was up 7 percent in the
Chrysler reported net income first six months compared with Toyota in. first place
$1.1 billion, compared with $1.5.5 last year.
billion in the first six months of Iacocca estimated that finance
1984. Taxes for the first half of incentives and the company's By Matt DeLorenzo ing in import-car sales.
1985 amounted to $473.1 million. "Thank You America" promotion Los Angeles Reporter According to McCurry,
Chrysler paid no taxes in the first cost the company $100 million in NAPA, Calif.—Vowing to keep will go down to the wire
half of 1984. additional profits. However, he Toyota in first place in imported sales leadership title in ca
Sales for the,six months totaled added,those promotions increased car and truck sales, Robert me say right now that Toy
a record $11.4 billion, compared Chrysler's volume. McCurry, senior vice president of tends to be the number one
Toyota Motor Sales, U.S.A., said in 1985.We've won the impo
he expects car sales this year to ple Crown'—first in cars, f
top 600,000 and trucks to reach trucks and first in combin
N DOE analysis detects 300,000 for the f irst time. and truck sales=for the p
"It now looks like the industry years, and we're not giving
�F�F will hit 10.7 million in car sales portion of it without a fight."
moveto smaller cars this calendar year, up more than McCurry complained th;
-- — 300,000 from last year,' he said. Please turn to Page 4e,col.5
+ By Jake Kelderman MPG. That was a 0.4 MPG im- "That's considerably more than
' Washington Reporter provement from the 1984 period. most people, including us, were •
!' WASHINGTON.—Although Explaining the fuel-economy forecasting at the start of the year. Pontiac eying
conventional wisdom holds that improvement, researchers at DOE "A very early look at next year 2-seat Trans A
America is going back to the big, noted,"Unlike the previous model . shows the market staying at just
less fuel-efficient car in the face of years, the first six months of about the same level." lIl spirit of GT
an eased energy situation, in fact model year ex>?enence are- Despite the anticipated sales rec-
the contrary is happening. verse trend; more comvact cars ords for Toyota,McCurry said he's By Dan McCosh
According to a new report by were sold than midsize cars-.TF--� disappointed with the fifth year of Detroit Reporter
' the U.S. Department of Energy, —7ey wenT on to say that e do- the Voluntary Restraint Agree- Pontiac is working on an
the sales-weighted average fuel mestic makers were largely re- ment. light, two-seat version 4
economy for all new cars (domes- sponsible for the improvement in "Obviously, from the profits the Trans Am which could ac
tic and imports) bought between the fleet average. Import models domestics have been rolling up and sprit, if not the actual na
October, 1984, and March, 1985, showed a significant worsening in some of the acquisitions they've the old GTO to the 1987 1
improved by 0.6 MPG from the their fleet average,the researchers made recently, they don't need the mance-car derby.
same period in 1984. said. protection," McCurry said. "As for While Pontiac has not ye,
The latest average is 26.9 MPG, Domestic cars showed an im- allocations,we feel we got less than mitted to putting the car int
or 0.6 MPG short of the 27.5 MPG provement of nearly one MPG(ac- our fair share." duction, sources close to th
u fuel economy level each of the tually 0.87 MPG) from the previ- An increase of only 11 percent gram say it is a notch
major auto makers is required to oris model year through wider use in car shipments (to an estimated two-seat version of the cl
achieve for the 1985 model year. of lockup transmissions, smaller 617,000) coupled with the U.S. Trans Am that weighs s,
A similar development occurred engines and shifts to smaller vehi- manufacturing capacity of Honda hundred pounds less then t1-
in
-in the light-truck market, where cles,the DOE report says. and Nissan, its two closest com- rent model. The weight sav
the new fleet hit a sales-weighted Import vehicles, on the other petitors, means that Toyota faces meaningful mainly for col
fuel-economy average of 20.48 Please turn to Page 53,col.3 a serious challenge to its top rank- tors interested in IMSA shot
_ stock racing,where the Tra
But it may be amending its position already is extremely compet
Y g P � p Z The lightweight Trans .
reminiscent of the ori
stripped-down,
y� pp , high-perfor
NADA mum on fleet-subsidy plan GTO that established Por
performance image in the 19
By John A.Russell eral dealer groups throughout the proval of that approach by the adds yet another potential
New York Staff Writer count which protested loudly NADA board of directors brou h
country P Y g petitor to the planned 1987
NEW YORK.—NADA may be when the association drew up its howls of protest from individual duction of high-output, sp4
' backing off its controversial six- approach to negotiations with dealers and dealer associations, cars by Chrysler Corp., G
point negotiating plan to enact congressional leaders on introduc- throughout the nation. Motors and Ford Motor Co,
feA�-.,t le.r:�t�F:..n .,,, flnnf athci_ ina a }.ill #I,.+mn ilel arleiracc 41PPf Aernrdirtn fn emirroa Mtl T)A
It takes an association ante program can be actnevea oy W V•
or 560 members. One establishing and upholding loss-
pretty"low, too small a control bylaws. ering self-insurance should seekglk tions considering self-insurance
"It's legal, it has bested in professional assistance in the d must decide whether to handle
-ard some talk about court," he said. "Wha you can't sign and implementation of pro- claims internally or hire a third-
nce, but I'm not aware do is discriminate in the applica- grams, receive a full explanation, party administrator(TPA).
along'the property and tion of rules." understand all financial and in- '.'On a smaller level, third-party
lines, said Grover Proponents of self-insurance surance risks associated with the administration gets a little awk-
rations manager for the argue that individuals or groups plan and "actively support and .ward,"said Cmiel,who noted that
Automotive Insurance need not take on any more risk practice enlightened loss preven- commercial carriers frequently
ce Agency, a wholly than they can handle. Self-fund- tion." service relatively small, self-in-
sidiary of NADA. "The ing, they say, is merely a way to He warned dealers not to try to sured accounts,such as moderate-
`isk is so high even for restructure risk financing. assume all of its exposure or sacri- sized dealers, with the under-
uys. The loss of several "The important point is that lice needed protection for dollar standing that losses come out of
nore than they want to dealers do have alternatives,"said savings. . the dealer's pocket.
at night." Heckman. "There are lots of ways "The probability that a loss There are other risks and re i
'institutions present an- to deal with the problem other might occur is less important than sponsibilities which companies
;tacle, according to than paying whatever premium the possible severity of it,in dollar should come to grips with before
the insurance company asks." cost,if it should occur,"he said. insuring their own shops.WAS,if
aren't going to stand for Heckman said dealers consid- Individual dealers and associa- used, must be carefully chosen;
I. "If I have a$3 million time must be taken to monitor the
rith a $2 million mort- TPA's claims work, and the self-
bank is going to insist DOE analysis finds buyers insurer has to comply with appli-
it covered for hazards. cable state regulations and be
k is floorplanning a $1 . aware of federal and state tax
$IV2 million inventory, moving to smaller U.S. cars laws.
going to let me self in- The U.S. Deficit Reduction Act
continued from Page 2 of 1984 disallows current-year tax
s a lot of talk in the in- hand,increased their fleet average domestic large cars and imported deductions on reserves set up to
gut self-insurance, but I nearly one MPG (0.88 MPG) be- minicompacts increased their en- pay future claims, thereby reduc-
ard much about it in in- cause of an increase in sales of less gine sizes,the report said. ing the'financial benefits of self-
lealerships," said Ner- fuel-efficient cars, a decline in In the light-truck market, DOE insuring
difficulty in the auto in- fuel economy of some existing attributed' the improvement in Cmiel said the Federal Govern-
due to the many models,and an increase in sales of fuel economy largely to the sales . ment and most states won't allow
of exposures dealers larger cars. shift toward more fuel-efficient writeoffs until a specific loss is
are so many different' Said the DOE report,"The mar- vehicles and to improved technol- covered since self-insurers,unlike
have to cover that it is ket continues to gravitate toward ogy. admitted insurance carriers, are
.11 the compact class, with domestic Mirroring the trends in passen- not mandated by law to establish
:aid Wheelways offers a makers decreasing the size and ger cars, domestic light trucks reserves.
Lf-insurance on physical weight of their vehicles and im- averaged a 0.55-MPG improve- Because of high dealer risk ex-
4rough restructuring of port makers increasing the size ment for the first six months of posure, most experts cite the ad-
Mr. and weight of their products." the 1985 model year while import vantages of pooling with other
started that on physical The DOE report utilizes EPA models showed a worsening of auto retailers in self-insurance
fie said. "There is more fuel-economy numbers, curb 1.74 MPG in their sales-weighted programs. Associations can not
acceptance of it.It helps weights, engine sizes, transmis- fuel economy. . only lower premiums through vol-
ul and it helps premi- sion types and interior volume fig- Since 1978 when the DOE first ume, but dealers may share_the
way a dealer can get in- urea, in combination with pub- began compiling sales-weighted cost of loss control measures,such
controlling losses is to fished sales figures to develop its fuel-economy averages, the new- as roving security guards.
If financially involved, trend lines. car fleet has improved its fuel Kinder'said association plans
my difficult on the lia- It says the sales-weighted aver- economy from 19.7 MPG to 26.9 in are governed by committees made
L You generally need age of curb weights of automo- 1985.The light-truck fleet has im- up of both insurance specialists
a capital to do that." biles continued to drop in 1985, proved its fuel economy from 17.3 and auto dealers. As a result, he
with the fleet losing an average of MPG in 1978 to 20.5 MPG. said, programs can be fitted spe-
30 pounds from the previous year. c new- cificall for the insurance needs of
The most significant drop of 150 car has improved tits fuel y P•
pounds was observed in large p an auto dealership.
cars. economy from 18.6 MPG in 1978 "It's the best of both worlds,"he
said. You have 1 who know
Smaller cars,meanwhile,gained to 26.0 MPG uz 1985. The import
people eoe
t weight. So did imports, which new-car fleet has gone from 27.9 their business coupled with insur-
! `F added an average of 50 pounds MPG to 30.4 MPG. ance professionals."
Yet Kinder cited a natural re-
since the 1984 model year. In light trucks, the American luctance anion auto dealers to 0
Interior space for domestic and makers have gone from 16.6 MPG into self-insurance go
arrangements
import cars continued to decline, in 1978 to 19.5 MPG in 1985. The
(f x
although b a miniscule 0.4 cubic with cross-town competitors.
g y imports, meanwhile, find them- "Certain industries will come
' inches. selves at a 26.5-MPG level,just 0.1 together and others won't," he
Engine size also dropped MPG better than they were in said. "One of the most difficult to
' slightly for the new-car fleet in 1978,after having fallen to as low bring together is dealers. They
spite of the fact that all domestic as 23.1 in 1979 and reaching as don't want to let their rivals know
and import car size classes except high as 28.2 in 1982 and 1984. what they are doing. It is purely
egotistical.
New-vehicle fuel economy averages "Jack's Used Car Shop can af-
!ma president Sales weighted averages for the first six months of model years fect the premiums of the (better-
tssn. has elected new 1978 1979 1980 1981 1982 1983 1984 19&5
managed)dealer,"he said."So the
question is, how do you get these
tton Chevrolet, Beres- Domestic autos............ 18.6 19.4 21.8 23.9 24.9 24.5 25.2 26.0 people together? The answer is
3e Town, Rapid City, Import autos............... 27.9 26.8 28.6 30.3 31.0 31.9 31.3 30.4 they come together when condi-
vrolet, Inc., Mobridge, Total auto................ 19.7 20.5 23.2 25.3 26.3 26.1 26.3 26.9 tions force them to,.when they
Inc., SIOUX Falls, trea- Domestic trucks........... 16.6 15.6 16.6 18.1 18.6 19.3 18.9 19.5 have common problems.They will
Import trucks.............. 26.4 23.1 25.2 27.7 28.2 27.9 28.2 26.5 talk when their personal assets are
iry, Rapid City, secre- Total truck............... 17.3 16.5 18.1 19.8 19.9 20.5 20.1 20.5 on the line every time someone
'ive viceresident. Source:U.S.Department of Energy
P walks into the dealership.
• U.S. DEPARTMENT OF ENERGY
EPIV TO CE-13
kTTN OF
;ua.JecT
,Monthly Data Report23, June 1985
TO: Office of Transportation Systems Staff
This issue deals , in part, with car size classes once again. The popular
misconception that large car sales are booming once again is just not true.
The press has incorrectly cited increasing large car sales as one of the
reasons for some manufacturers not reaching the CAFE standards of 27.5 MPG in
1985. The large car share may be bigger in 1985 than some people several years
ago thought it would be, but it is not as big as it was -in 1983 or 1984.
• 4 •
WHAT THEY ARE SAYING ABOUT GROWING LARGE CAR SALES ( IS NOT TRUE)
. "What happened last year is that the American public bought more large cars
than they had in the past - Dr. Edward Hudgins, The Heritage Foundation as
quoted in The Power Newsletter, Vol . 7, No. 5, May 1985.
. "The chief reason (for GM and Ford not reaching CAFE standards) is that the
price of gasoline has. been falling for four years and the market is
swinging back toward big cars. " Washington Post editorial , May 23, 1985.
. "The two automakers have asked the National Highway Traffic Safety
Administration to reduce the fleetwide fuel economy requirements from 27.5
to 26 miles per gallon, saying they will be unable to meet the higher
standard next year because consumers are buying more large cars. "
Washington Times, May 15, 1985.
No matter how one looks at the data, the above statements are not true. Figure
A shows that using the EPA size classes (the appropriate classes to use when
size car over time is being analyzed) the only size class to increase its share
in the first half of model year 1985 was the compact class. Even using the
industry market classes (which are not strictly size classes) the same result
of compact share growth at the expense of all other classes is shown.
Figure B shows the EPA size class shares for GM and Ford for the last three
years (half of the model year 1985 sales are known at this time) . The large
car share for GM and Ford are very similar. Both went down slightly between
1983 and 1984. GM has a much larger midsize share than Ford, but both
companies saw this share decline over seven percentage points during the last
two years. Both companies saw their compact share rise seven percentage points
or more.
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David M. Gooder explained that the requested Flood Plain. Special Use
relates to the minor regrading of existing flood fringe areas and that no
negative impact will be created as the result of this regrading.
Trustee Imrie moved, seconded by Trustee Rush...
To approve the Flood Plain. Special Use subject to the installation of
appropriate sump pumps and emergency generating systems to prevent an
accumulation of water in the underground parking area and that the Village
Attorney be directed to prepare the required ordinance.
VOICE VOTE: All present, in favor. So ordered.
3. Assessment Plat:
Proposed 701 Harger Road Assessment Plat consolidates two (2) existing lots
into one (1) lot.
Trustee Imrie moved, seconded by Trustee Rush. . .
To approve the 701 Harger Road Assessment Plat subject to all items
contained in Village Engineer Dale Durfey's July 5, 1985 memo be corrected
on the Plat and that the Village Attorney be directed to prepare the
required resolution.
VOICE VOTE: All present, in favor. So ordered.
H. Vantage Properties — (16th Street & Monterey Avenue):
1. Rezone from R-4 to ORA-2:
�z7 Parking & Loading Variations:
3. Resubdivision — Final Plat:
To concur with the request of the petitioner and continue this matter to
the next Regular Meeting of August 13, 1985.
I. Referrals:
With no objections, President Cerne made the following referrals:
1. McDonald's Phase 1—B — Referred to Plan Commission Meeting of July 15,
1985.
2. McDonald's Phase 1—B — Flood Plain. Special Use — Referred to Plan.
Commission Meeting of July 15, 1985 and Zoning Board of Appeals Meeting
of August 6, 1985.
3. McDonald's ORA-3 — Development Plan Amendment — Referred to Plan.
Commission. Meeting of July 15, 1985 and Zoning Board of Appeals Meeting
of August 6, 1985.
J. Open Forum:
No one appeared.
VIII ADJOURNMENT:
Trustee Bushy moved, seconded by Trustee Rush.. .
To adjourn this meeting. TIME: 9:43 P.M.
VOICE VOTE: All present, in favor. So ordered.
VILLAGE OF OAK BROOK Minutes —5— July 9, 1985
m L
0
LORD, BISSELL & BROOK
115 SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
TELEX:25-3070 LOS ANGELES,CALIFORNIA 90010
(213)487-7064
DAVID M.GOODER 3000 Ronald Lane TELEX:18-1135
654-0561 Oak Brook, IL 60521
July 3, 1985
Mr. John Brechin
Village Manager
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: Vantage Companies Rezoning
and Variation Requests
Dear John:
This will confirm that my client, Vantage Companies,
respectfully requests that the Board of Trustees defer consi-
deration of their rezoning and variation requests until August
at which time it is requested that the matters be placed on the
agenda of the Committee of the Whole meeting scheduled for
Monday, August 12th.
Sin erely yours,
David M. Gooder
DMG:pg
cc Robert Sholiton
Steve Pagnotta
t � •
OF 0gke20
o w
G p
O `2
9C�COUN14,��y
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
July 5, 1985
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Vantage Properties - Parking & Loading Variations
(16th Street & Monterey Avenue)
Dear President and Board of Trustees:
The Zoning Board of Appeals, at its regular meeting of July 2, 1985, considered the
application of Vantage Properties for the following variations with respect to their
proposed redevelopment of the above property:
1) Reduction in the required number of loading berths from 4 to 2.
2) Increase in the permitted compact car percentage from 5 percent to 40 percent.
3) Increase in the compact car stall length from 15 feet to 16 feet.
4) Reduction in the required compact car stall width from 9 feet to 8 feet.
5) Reduction in the required compact car aisle width from 27 feet to 21 feet
in parking bays only containing compact cars.
The following two recommendations were made with respect to the above requests:
The Zoning Board of Appeals recommends to the President and Board of Trustees
approval of the requested reduction in loading berths from 4 to 2 based on a
revised standard which would require one loading berth for every 100,000 square
feet of gross floor area for reasons that:
1) The physical surroundings of the property create a hardship on both the
property owner as well as surrounding property owners.
2) The granting of the Variation will not be detrimental to the public welfare or
injurious to other properties in the neighborhood.
3) The proposed Variation will not impair an adequate supply of light and air to
adjacent properties.
4) The purpose of the Variation is not based exclusively upon a desire to make
more money out of the property.
RE: Vantage Properties Arking & Loading Variations
July 5, 1985
Page 2
5) The expressed hardship has not been created by any person presently having
an interest in the property.
This recommendation was made on a motion by Member O'Brien, seconded by Member
Martinello and approved on a Roll Call Vote of seven (7) ayes: Members Bartecki,
Crouch, Lojewski, Martinello, O'Brien, Weber, Chairman Savino; zero (0) nays.
The Zoning Board of Appeals further recommends to the President and Board of Trustees
approval of the following variations which in some instances are less than the specific
variations requested by the applicant:
1) Increase in the permitted compact car percentage from 5 percent to 30 percent.
2) Increase in the required compact car stall length from 15 feet to 16 feet.
3) Reduction in the required compact car stall width from 9 feet to 8 feet.
4) Reduction in the required compact car aisle width from 27 feet to 22 feet.
These recommendations are based on the following findings of fact:
a) The physical surroundings of the property create a hardship to both the proposed
developer as well as surrounding property owners.
b) The proposed Variations will permit a lower height parking deck.
c) The proposed Variations are not generally applicable to other properties.
d) The proposed Variations will not be injurious to other properties or improvements
in the neighborhood.
e) The proposed Variations will not impair an adequate supply of light and air to
adjacent properties.
f) The purpose of the Variations is not based exclusively upon a desire to make
more money out of the property.
g) The noted hardship has not been created by any person presently having an
interest in the property.
This recommendation was made on a motion by Member O'Brien, seconded by Member
Lojewski and approved on a Roll Call Vote of six (6) ayes: Members Crouch, Lojewski,
Martinello, O'Brien, Weber, Chairman Savino; one (1) nay: Member rtecki.
Sin rely
re S v o, Chairman
Zoning oard of Appeals
BFK/APS/jr
• •
ZONING BOARD OF APPEALS Minutes -10- July 2, 1985
VI VANTAGE PROPERTIES - PARKING & LOADING VARIATIONS (16th Street & Monterey
Avenue)
David M. Gocder, attorney for the applicant, submitted the following exhibits:
Exhibit A, "All Cars in Operation, Percent 16' or Less in Overall Length".
Exhibit B, "Analysis of Automobile Size Trends (1974 to 1984)".
Exhibit C, "Parking Study Meme", dated February 8, 1985, prepared by Bruce F.
Kapff, Assistant to the Village Manager.
Mr. Gocder stated that their first request is for an increase in the permitted
percent of compact cars from 5 percent to 40 percent. He noted that in the evert
this variation were not granted, it would be necessary to increase the height of
the parking deck by one level and that the specific hardship included the lack of
reed for additional standard size spaces and the negative aesthetic impact on
adjacent residences in the evert the parking deck were increased in height. Mr.
Gccder noted that their requested compact car stall width of 8 feet, stall length
of 16 feet and aisle width of 21 feet are all consistent with recommendations made
by the Village's consultant, Richard Beebe. Mr. Gocder further noted that the
applicant would be willing to execute a covenant indicating its willingness to
reduce the percent of compact cars from 40 percent to 30 percent at some time in
the future, based on a determination by the Village that such is necessary.
Member O'Brien. suggested that the additional parking deck could be added to the
East side of the deck thereby eliminating the aesthetic impact.
Mr. Case stated that such would not be possible since beth sides of the deck would
have to be increased to complete the circular traffic pattern..
In response to Member Weber, Mr. Case stated that they would be unable to go
further underground due to the high water table, the reed to artifically provide
ventilation, and to sprinkler such underground parking.
Member O'Brien inquired as to whether the developer would be willing to covenant to
agree not to charge for parking within the parking deck based on the fact that
employees in the Manual Life Building are required to pay for such parking and,
alternatively, cheese to park across 22nd Street in the Oakbrook Shopping Center
parking lot.
Mr. Shelitin stated that, on a nationwide basis, it is becoming very common for
office managers to charge for the use of parking decks.
Member Weber stated his disagreement with the requested 40 percent standard for
compact cars based on his perception that the public has shifted toward a desire
for larger cars.
Member Bartecki inquired as to the specific recommendations of the Plan. Commission..
ZONING BOARD OF APPEALS Minutes -10- July 2, 1985
ZONING BOARD OF APPEALS Minutes —11— July 2, 1985
VI VANTAGE PROPERTIES — PARKING & LOADING VARIATIONS (16th Street & Monterey
Avenue)(Continued)
Mr. Gooder stated that the Plan. Commission has recommended creation of one size
parking standard as opposed to a different for standard and compact cars. This
single standard would contain a common. 1716" long stall with either a stall width
of 813" with an aisle width of 24 feet or, in the alternative, a stall width of
816" with a 23 foot wide aisle. Mr. Gocder noted that based on preliminary
studies, the single parking standard would save approximately the same amount of
area as the proposed 40 percent compact car provision..
Member O'Brien inquired as to whether the parking deck could be designed in order
to, at some time in the future, be modified to provide for 40 percent compact cars.
Mr. Case stated that building to present Village standards would require
overbuilding the parking deck.
In response to Member Bartecki, Mr. Case stated that the proposal is to segregate
small parking spaces from standard size and that it would be up to the building
manager to police proper utilization of such spaces through appropriate means.
Ir. response to Member O'Brien., Mr. Case stated that it might be necessary for the
parking deck to increase in height if only a 30 percent variation were granted.
In response to Member Martirello, Mr. Case stated that the proposal fully complies
with the Village's requirement of one parking space for every 275 square feet of
gross floor area which results in 3.6 spaces per 1,000 square feet of floor area.
He noted that other developers and towns require fewer parking spaces down to 3.0
spaces per 1,000 which has been proven to be more than. adequate.
The Chairman noted that there were no members of the audience expressing support
for or opposition to the proposed variations.
In response to Member O'Brien., Mr. Gocder stated that the specific hardship is
primarily an aesthetic hardship upon the entire Village, since the Village Board
has previously indicated a desire for lower level parking decks. With respect to
the requested loading berth variation., Mr. Gocder stated the lack of reed for four
loading berths for this office building and that the Village has consistently
granted such variations in the past.
Member Crouch inquired as to why the February 8 memo from Mr. Kapff, on page 2,
stated that the survey results would indicate a 20 percent compact car percentage
for 15 foot long stalls.
The Secretary noted that Mr. Beebe's survey results showed a range of compact car
percentages for 15 foot long stalls from approximately 22 percent up to 44 percent
and that a conservative zoning standard would follow the 22 percent, or rounded off
to 20 percent, actual field court in establishing a zoning standard which would
then be applicable to all properties in the Village.
ZONING BOARD OF APPEALS Minutes —11— July 2, 1985
ZONING BOARD OF APPEALS Minutes -12- July 2, 1985
VI VANTAGE PROPERTIES - PARKING & LOADING VARIATIONS (16th Street & Monterey
Avenue)(Continued)
Member Weber suggested that concerning the covenant discussed, he didn't believe it
would be possible for the Village to require a developer to provide fewer compact
spaces once the property had been developed.
A motion was made by Member O'Brien., seconded by Member Martirello to recommend to
the President and Board of Trustees approval of the requested variation. from 4 to 2
loading berths based on a modified requirement of one loading berth for every
100,000 square feet of gross floor area or fraction thereof for reasons that:
1) The physical surroundings of the property create a hardship on both the
property owner as well as surrounding property owners.
2) The granting of the Variation will not be detrimental to the public welfare or
injurious to other properties in the neighborhood.
3) The proposed Variation will not impair an adequate supply of light and air to
adjacent properties.
4) The purpose of the Variation is not based exclusively upon a desire to make
more money out of the property.
5) The expressed hardship has not been created by any person presently having an
interest in the property.
ROLL CALL VOTE: Ayes: (7)
Members Bartecki, Crouch, Lojewski,
Martirello, O'Brien., Weber,
Chairman. Saviro
Nays: (0)
Absent: (0)
MOTION CARRIED. . .
A motion was made by Member O'Brien, seconded by Member Lojewski to recommend to
the President and Board of Trustees approval of the following Variations:
1) Increase in the permitted compact car percentage from 5 percent to 30 percent.
2) Increase in the compact car stall length from 15 feet to 16 feet.
3) Decrease in the required stall width for compact cars from 9 feet to 8 feet.
4) Reduction in the required aisle width adjacent to compact cars from 27 feet to
22 feet for reasons that:
a) The physical surroundings of the property create a hardship to both the
proposed developer as well as surrounding property owners.
ZONING BOARD OF APPEALS Minutes -12- July 2, 1985
ZONING BOARD OF APPEALS Minutes -13- July 2, 1985
VI VANTAGE PROPERTIES - PARKING & LOADING VARIATIONS (16th Street & Montero
Avenue)(Continued)
b) The proposed Variations will permit a lower height parking deck.
c) The proposed Variations are not generally applicable to other properties.
d) The proposed Variations will not be injurious to other properties or
improvements in the neighborhood.
e) The proposed Variations will not impair an adequate supply of light and air
to adjacent properties.
f) The purpose of the Variations is not based exclusively upon a desire to
make more money out of the property.
g) The noted hardship has not been created by any person presently having any
interest in the property.
ROLL CALL VOTE: Ayes: (6)
Members Crouch, Lojewski,
Martirellc, O'Brien., Weber,
Chairman Savino
Nays: (1)
Member Bartecki
Absent: (0)
MOTION CARRIED. .. .
ZONING BOARD OF APPEALS Minutes -13- July 2, 1985
ALL CARS IN OPERATION
PERCENT 16' OR LESS IN
OVERALL LENGTH
Calendar Percent 16'
Year or Less
1984 42 %
1985 44
1986 47
1987 49
1988 52
1989 54
1990 56
1991 58
1992 59
r 1993 60
1994 61
1995 62
L. T. Harbeck
June 3, 1985
-Al-
Table 1 _
ANALYSIS OF AUIUMOBILE SIZE TRENDS (1974 TO 1984)
Under 15' (180") 15' to 16'' (180"-192") Over 16' (192") Totals
No. of Average No. of Average No. of Average No. of Average
Year Models Sales Length WicfflModels Sales LengthMMModels Sales LengthV/mwmiodels Sales Length Wsvrn
1974 58 (32%) 2,460,000 (28%) 14.2' sa/?12 (7%) 426,000 (5%) 15.8'S,0109 (61%) 5,914,000 (67%) ' 17.9' I-Y'179 8,880,000 16.8'
1975 58 (32%) 2,516,000 (30%) 14.1' Y-11 12 (7%) 322,000 (0) 15.7'S•S/ 109 (61%) 5,457,000 (66%) 17.8' 141 179 8,295,000 16.6 6,a?
1976 65 (378) 2,369,000 (248) 14.0' 7.35 13 (7%) 339,000 (3%) 15.6'5,76 96 (56%) 7,091,000 (73%) 17.8'6-'/ 174 9,799,000 16.8 6.13
1977 68 (38%) 2,793,000 (26%) 14.2151-33 15 (8%) 349,000 (38) 15.715741 94 (54%) 7,621,000 (71%) 17.6'6137 177 10,763,000 16.7' Lb5
1978 74 (408) 3,045,000 (288) 13.8'5f3I 18 (10%) 335,000 (38) 15.411.-S 94 (50%) 7,690,000 (698) 17.0' 6.13 186 11,070,000 16.1' Y-29
1979 77 (408) 3,605,000 (358) 13.91834 29 (15%) 392,000 (4%) 15.31 SIV 88 (45%) 6,214,000 (61%) 17.1' 4.1?194 10,211,000 15.9' f,fT
1980 78 (40%) 4,072,000 (478) 14.0'J•i(L 33 (17%) 585,000 (7%) 15.3' X,79 84 (438) 4,003,000 (46%) 16.9' 44.r 195 8,660,000 15.4' 31,78
1981 79 (41%) 4,284,000 (52%) 14.0'81/1 27(14%) 616,000 (7%) 15.31573 85 (45%) 3,407,000 (41%) 17.0' L-13 191 8,307,000 15.3' 5.73
1982 86 (468) 3,737,000 (49%) 14.0' M?32 (17%) 1,253,000_ (16%) 15.5'5,78 68 (37%) 2,683,000 (35%) 17.2'6-t` 186 7,673,000 15.4' S,';
1983 94 (49%) 4,162,000 (47%) 14.1'f413 38 (20%) 1,528,000 (17%) 15.6'8-Sq 61 (31%) 3,135,000 (36%) 17.3'9-1s 193 8,825,000 15.5' S•'
1984 87 (468) 4,760,000 (488) 14.1151(7 48 (26%) 1,870,000 (19%) 15.6 1-77 53 (28%) 31283,000 (33%) 17.213--Y6 188 9,913,000 15.4' S :
Totals 824 (40B) 37,803,000 (37$) 14.0' 277 (14$) 8,015,000 (8$) 15.5 577 941 (96$) 56,498,000 (55$) 17.412 ,042 102,316,000 16.01
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
G54-2220
February 8, 1985
MEMO TO: John H. Brechin, Village Manager
FROM: Bruce F. Kapff, Assistant to Village Manager
SUBJECT: Parking Study
The Village Board, at its meeting of November 13, 1984, authorized entering into
. a contract with Richard Beebe & Associates to perform a parking study.
The specific results of the study are contained in Mr. Beebe's letters of
December 12 and December 21, 1984 in which the actual car counts are contained as
well as specific recommendations for modification to the Village's Zoning Ordinance.
I have attached to this memo a table entitled "Parking Space Size and Occupancy'
Comparison" which is derived from the data contained in Table 1 of Beebe's report.
For the seven sites surveyed (six office, one hotel) , the data is tabulated
indicating the number and percent of cars in such lots, either 15 or 16 feet or
less in length. The Village's current standard for a compact parking space is
one which is 15 feet or less. Based on maintaining a 15-foot long stall for a
compact car, the survey indicates, for office sites, two groupings of data. -
Specifically, Official Airline Guides and Eastern exhibit approximately 22 percent
of cars actually parked being 15 feet or less in length. The other group of offices
contain from 43 to 48 percent of their cars less than 15 feet in length.
Assuming the Village maintains the 15-foot length for compact stalls, the survey
indicates that a reasonable compact percentage would be around 20 percent. Although
other sites contained up to 48 percent of their cars 15 feet or shorter, a zoning
standard, by its nature being a general standard applicable to all office sites,
would have to be set at the lower end of the range, around 20 percent.
If, however, the Village determines that a compact space should be modified to be
16 feet in length, the survey results showed a range from 33 percent at Eastern
Airlines to almost 62 percent at McDonald's Corporate Plaza. Once again, a
modified zoning standard should follow the lower end of the range somewhere around
30 percent.
I have also attached a table entitled "Building Occupancy and Floor Area Comparison"
providing additional information concerning the gross floor area, net rentable floor
area and building occupancy for the six office buildings included in the survey.
F-:74 h- 6 - VA,.� 1/
RE: Parking Study
February 8, 1985
Page 2
The survey results indicate the need for possible modification of the following
zoning standards:
COMPACT CARS
1) Percentage - The Village's current standard is to permit up to 5 percent of the
total required parking spaces to be compact in size (15 feet or shorter) . As
indicated previously, a reasonable standard based on the survey results would be
20 percent-for 15-foot long stalls or 30 percent for 16-foot long stalls.
2) Stall size'aed aisle width - The Village's current regulations for standard-
size cars are for a stall size of 9 feet by 18 feet with a 27-foot aisle
resulting in a total bay width of 63 feet. Our current compact standard only
modifies the stall length from 18 feet to 15 feet resulting in a total bay
width of 57 feet. As discussed under compact car percentage, the stall length
for compact cars could be set at either the existing 15 feet or 16 feet. Stall
width could similarly be reduced from 9 feet to 8 feet as recommended by Mr.
Beebe. Changes to either the stall length or width.would have an impact on the
necessary aisle widths, since a narrowing of the stall widths makes it somewhat
more difficult for a car to maneuver into a space thus requiring additional
aisle width. Also, a somewhat longer compact stall length of 16 feet permits
larger cars to utilize such spaces exhibiting a somewhat wider turning radius
also effecting the necessary aisle width.
3) Related issues - Issues related to the above modifications, which may or may not
require attention by the Village Board, include the distribution of compact vs.
standard size spaces within a parking lot, directional signage and pavement
striping informing the parking public as to the compact and standard parking areas,
and enforcement issues related to the above. The Village could either create
detailed regulations addressing the above issues or leave the resolution of such
issues to the discretion of each building manager.
REQUIRED PARKING SPACES
1) Number of parking spaces - The survey results indicate that anywhere from 6
percent at McDonald's up to 41% at Kodak of the available parking spaces were
vacant. As noted, certain of the properties constructed additional spaces above
and beyond those required by the Village and, therefore, at certain times of the
day large portions of the lot were vacant.
2) Calculation of required spaces based on net rentable floor area or gross floor
area - As noted on the attached table, the rentable floor area as a percent of
the gross floor area for the two multi-tenant office buildings was 88 percent
for Butterfield Office Plaza and 91 percent of Oak Brook International Office
Center.
A number of past applicants for zoning variations have argued that the number
of required spaces should be based on a net rentable area, since a gross floor
area (presently used by the Village) contain''certain building areas that do not
generate employees, including public washrooms, atriums, elevator shafts and
stairwells.
{
RE: Parking Study
February 8, 1985
Page 3
3) History- The Village's determination of the required number of parking spaces
has not always been done in the same manner. Specifically, the 1966 Zoning
Ordinance defined floor area for determining parking requirements as the net
floor area and required one space per 250 square feet of net floor area. In
1972, the Village modified the definition of floor area for determining parking
requirements to a gross floor area figure and modified the requirement to be
one space per 275 square feet of gross floor area.
In reviewing this subject with Marianne, she states that the purpose of the
1972 modification was to make it easier to calculate the number of required
parking spaces on spec office buildings which, at the time of initial building
permit, failed to note the exact interior layout thus making an exact determina-
tion of. the number of required spaces confusing. She "further noted that this
text modification resulted in the same number of required parking spaces based
on the -assumption that approximately 10 percent of the gross floor area would :
be excluded under a net floor area calculation.
Therefore, in the event the Village determines that the number of parking spaces
required for an office use is presently excessive, an appropriate modification
could be made to the required number of spaces leaving the calculation to be
based on the gross floor area.
In the event the Village Board determines that specific changes should be made to
the Zoning Ordinance, it would be appropriate for the Board to direct preparation
of the appropriate application which would be heard by both the Plan Commission
and Zoning Board of Appeals.
Respectfully submitted,
Bruce F. Kapff
Assistant to Village Manager
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PARKING SPAC1: SI7.1? AND OCCUPANCY CO,I1'ARTSON
0;t:;c(1 on (L11 :1 :uihh l i Vd in TTI)I O I 0I Be"'bo lwpurL)
dv
Occupied Spaces
Greater
'-:-Vacant 15' or Q6' or than Total Cars
Facilitv Total S ac Spaces Less Less 16' Parked
Official Airline
Guides 71835 115 137 235 368 603
zsb 16% 22.7% 38. 9% 61.0%
Eastern 665` 272 88 131 262 393
cm11r:FLcw t 4%9% 22.4%
2_. SN1rr 33.3% 66.6%
McDonald's 903 56 370 523 324 847
6.2% 43.6% 61.7% 38.2%
Marriott 467 90 143 184 193 377
19.2% 37. 9% 48.8% 51.2%
Kodak 6346') 263 161 209 162 371
Fwrhertr /,If C', 41.4% 43.4% 56.3% 43.6%
�)e PA.—V I C,A,
Butterfield 826 s=9 227 265 322 277 599
27.4% 44.2% 53.7% 46.2%
Oak Brook Inter-
national
nter-
nationa1 Office = o,i;
Center 1,898 745 560 663 490 1,153
39.3% 48.6% 57.5% 42.5%
7.15 h r tK�.0 c.w.c /v i`�
1 •: YSr� '=�='r_� _�.- y s;6 596= /,7 Y',
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includes cars 15' or le"ss
2includes 106 spaces rented from Perkin-Elmer;
Building manager states they need about 15-20% more parking spaces
than Village requires.
3% shown relates to total parking spaces
4% shown relates to occupied spaces
Slot provides for overflow and second shift parking
6large part of building is warehouse;
Building manager stated that parking lot was oversized in
anticipation of future expansion.
BUILDING OCCUPANCY AND FLOOR ARI?A COMPARISONS
Rentable
Net Rentable Floor Area
Gross Floor Area Floor Area Bldg. % as % of Gross
(Village records) (Bldg. Managers) Occupied Floor Area
Oak Brook Inter- 2 7:5
national Office -
Center. 561,827 2"v1/ 510,555 92.16% 90.81".
Butterfield 222,523 $='J 196,038 97% 83.1%
Kodak 329,101 1j I f 4 -- 100% --
McDonald's 326,018 /�1 gS --� 100% --
Eastern 78,594 -25 6 --� 100% --
Official .Airline
Guides 180,157 655 ---�✓ 100% --
1Single-tenant building
2Basically fully occupied; do lease out some space, but do not maintain records
as to rentable and percent occupied, since is basically a single-tenant building
3Includes three small tenants, but is basically a single-tenant building
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
August 2, 1985
MEMO TO: John H. Brechin, Village Manager
FROM: Bruce F. Kapff, Assistant to Village Manager
SUBJECT: Vantage Applications (16th Street & Monterey Avenue) - Executive Summary
Vantage Companies is contract purchaser of 16 residential lots at the northwest
corner of 16th Street and Route 83. They have proposed demolition of all existing
structures, replacing same with a 5-story office building containing 182,000 gross
square feet and a 2-level parking deck.
Various applications have been reviewed by the Plan Commission and Zoning Board of
Appeals which are necessary prior to approval of this development. I have attached
to this memo copies of recommendation letters from both the Plan Commission and
Zoning Board concerning those applications. However, in summary form, the following
recommendations have been made:
1) Rezone from R-4 to ORA-2 - Plan Commission, June 17, 1985, recommended denial.
- Zoning Board of Appeals, July 2, 1985, recommended
approval.
2) Parking & Loading Variations - Zoning Board of Appeals, July 2, 1985, recommended
approval of the Variations requested, but in some
instances, recommended approval of a lesser degree
of variation.
3) Easement Abrogation & Resubdivision Plats -- Plan Commission, June 17, 1985,
recommended approval.
Should the Village Board choose to approve the above requested relief, it would be
appropriate to direct the Village Attorney to draft the necessary ordinances
approving the rezoning and variations and resolution approving the subdivision
plat.
Respectfully submitted,
Bruce F. Kapff
Assistant to Village Manager
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V1 LLAGE OF OAK BROOK
1200 OAK B POO K KOAD
OAK BROOK, ILLINOIS
G54-2220
June 19, 1985
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Vantage Properties - Rezone from R-4 to ORA-2
(16th Street & Monterey Avenue)
Dear President & Board of Trustees:
The Plan Commission, at its regular meeting of June 17, 1985, considered the
application of Vantage Properties, as contract purchaser of the 16 residential
lots located at the northwest corner of 16th Street and Route 83. Vantage's
application is for a rezoning of such properties from their existing R-4 Single-
Family Detached Residence District to the ORA-2 Office-Research Assembly District
in order to permit construction of a 5-story office building and parking deck.
The Plan Commission recommends to the President and Board of Trustees denial of
the requested rezoning based on the feeling that such action would be premature
for the following reasons:
1) Actual construction of the Route 83 improvement has yet to be initiated by
the State.
2) Residents of the Ernie Pyle Subdivision, directly East of Route 83, have yet
to apply for any type of redevelopment of their properties.
3) The Village of Oak Brook and the City of Oakbrook Terrace have yet to come
to terms as to the accomodation of traffic- generated by the 30-story tower.
This recommendation was made on a motion by Member Stachniak, seconded by Member
Doyle and approved on a Roll Call Vote of three (3) ayes: Members Doyle, Stachniak,
Chairman Marcy; two (2) nays: Members Beard, Sandstedt; two (2) absent: Members
Antoniou, Haglund.
R spectfully submit ed,
Henry 0. Marcy, Chairman
Plan Commission
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VI LLAGE OF OAK BROOK
1200 OAK BROOK ROAD
O.AK BROOK, ILLINOIS
G54-2220
July 5, 1985
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Vantage Properties - Rezone from R-4 to ORA-2
(16th Street & Monterey Avenue)
Dear President and Board of Trustees:
The Zoning Board of Appeals, at its regular meeting of July 2, 1985, considered
the application of Vantage Properties for the rezoning of 16 residential properties
located at the northwest corner of Route 83 and 16th Street from the R-4 Single-
Family Detatched Residence District to the ORA-2 Office Research Assembly District.
The proposed scale of development includes a 5-story office building and a 2-level
parking deck.
The Zoning Board of Appeals recommends to the President and Board of Trustees
approval of the requested rezoning for reasons that:
1) The proposed development is a logical improvement to the use of the property,
as this property relates to adjacent areas of the Village.
2) All testimony presented clearly indicates that the present use precludes a
reasonable return on the property.
3) The plight of the property owners are due to unique circumstances, since
the property is negatively impacted by Route 83, a primary corridor entering
the Village of Oak Brook.
This recommendation was made on a motion by Member Weber, seconded by Member O'Brien
and approved on a Roll Call Vote of five (5) ayes: Members Lojewski, Martinello,
O'Brien, Weber, Chairman Savino; two (2) nays: Members Bartecki, uch.
Sincere ,
f.r P. Sa o, Chairman
Zoning Board of Appeals
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VI LLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
July 5, 1985
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Vantage Properties - Parking & Loading Variations
(16th Street & Monterey Avenue)
Dear President and Board of Trustees:
The Zoning Board of Appeals, at its regular meeting of July 2, 1985, considered the
application of Vantage Properties for the following variations with respect to their
proposed redevelopment of the above property:
1) Reduction in the required number of loading berths from 4 to 2.
2) Increase in the permitted compact car percentage from 5 percent to 40 percent.
3) Increase in the compact car stall length from 15 feet to 16 feet.
4) Reduction in the required compact car stall width from 9 feet to 8 feet.
5) Reduction in the required compact car aisle width from 27 feet to 21 feet
in parking bays only containing compact cars.
The following two recommendations were made with respect to the above requests:
The Zoning Board of Appeals recommends to the President and Board of Trustees
approval of the requested reduction in loading berths from 4 to 2 based on a
revised standard which would require one loading berth for every 100,000 square
feet of gross floor area for reasons that:
1) The physical surroundings of the property create a hardship on both the
property owner as well as surrounding property owners.
2) The granting of the Variation will not be detrimental to the public welfare or
injurious to other properties in the neighborhood.
3) The proposed Variation will not impair an adequate supply of light and air to
adjacent properties.
4) The purpose of the Variation is not based exclusively upon a desire to make
more money out of the property.
RE: Vantage Properties - Parking & Loading Variations •
July 5, 1985
a Page 2
5) The expressed hardship has not been created by any person presently having
an interest in the property.
This recommendation was made on a motion by Member O'Brien, seconded by Member
Martinello and approved on a Roll Call Vote of seven (7) ayes: Members Bartecki,
Crouch, Lojewski, Martinello, O'Brien, Weber, Chairman Savino; zero (0) nays.
The Zoning Board of Appeals further recommends to the President and Board of Trustees
approval of the following variations which in some instances are less than the specific
variations requested by the applicant:
1) Increase in the permitted compact car percentage from 5 percent to 30 percent.
2) Increase in the required compact car stall length from 15 feet to 16 feet.
3) Reduction in the required compact car stall width from 9 feet to 8 feet.
4) Reduction in the required compact car aisle width from 27 feet to 22 feet.
These recommendations are based on the following findings of fact:
a) The physical surroundings of the property create a hardship to both the proposed
developer as well as surrounding property owners.
b) The proposed Variations will permit a lower height parking deck.
c) The proposed Variations are not generally applicable to other properties.
d) The proposed Variations will not be injurious to other properties or improvements
in the neighborhood.
e) The proposed Variations will not impair an adequate supply of light and air to
adjacent properties.
f) The purpose of the Variations is not based exclusively upon a desire to make
more money out of the property.
g) The noted hardship has not been created by any person presently having an
interest in the property.
This recommendation was made on a motion by Member O'Brien, seconded by Member
Lojewski and approved on a Roll Call Vote of six (6) ayes: Members Crouch, Lojewski,
Martinello, O'Brien, Weber, Chairman Savino; one (1) nay: WAppeals
rtecki.
Sin rely
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Zoning oard
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
June 19, 1985
Village President and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
RE: Vantage Properties Resubdivision - Final Plat
(16th Street & Monterey Avenue)
Dear President & Board of Trustees:
,The Plan Commission, at its regular meeting of June 17, 1985, considered the
application of Vantage Properties for a Plat of Abrogation and Final Plat of
Subdivision which are required in conjunction with their proposed redevelopment
of the 16 residential properties at the northwest corner of 16th Street and
Route 83.
The Plan Commission recommends to the President and Board of Trustees approval
of the Plat .of Abrogation and Vantage Properties Resubdivision subject to
compliance with any outstanding items contained in Dale's memo of May 15, 1985
conditioned on a waiver of Items 2 and 4 of that memo which require a 10-foot
public utility easement along the North line of the property, submission of
topography and construction of subdivision land improvements.
This recommendation was made on a motion by Member Sandstedt, seconded by Member
Beard and approved on a Roll Call Vote of five (5) ayes: Members Beard, Doyle,
Sandstedt, Stachniak, Chairman Marcy; zero (0) nays; two (2) absent: Members
Antoniou, Haglund.
S ncerely,
Henry `O��cy, Chairman
Plan Commission
BFK/HOM/jr
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PLAN COMMISSION Minutes —8— May 20, 1985
• , -
V--VANTAGE PROPERTIES — REZONE FROM R-4 -TO, ORAr2 •&.,RESUBDIVISION. — FINAL PLAT
(16th Street & Monterey Avenue) (Continued)
vehicles to existing traffic, in place of the existing 13 residential properties
would definitely create a worse traffic problem which would only be made worse by a
similar rezoning of the Ernie Pyle area. From that perspective, he stated that the
Vantage proposal is premature since the overall planning for both this and the
Ernie Pyle area should be done together. He also noted that in the event Route 83
is not improved, the existing bad situation could easily become unbearable.
Member Antoniou stated his confidence that Route 83 will be improved and that it
would be therefore okay to recommend approval of the requested rezoning.
Member Beard stated that the current traffic situation is bad and that this
development will only make it worse and that at this time, he is unable to support
the project.
Member Haglund stated a similar inabiliy to vote on the project at this meeting.
Member Stachniak stated his understanding that the Hinsdale Sanitary District may
be unable to support this development and therefore approval of such might be
premature.
A motion was made by Member Antoniou, seconded by Member O'Brien to table
consideration of the Vantage Rezoning and Subdivision applications to the June 17,
1985 regular meeting of the Plan Commission.
VOICE VOTE: All in favor. MOTION CARRIED. ..
PLAN COMMISSION Minutes —8— May 20, 1985
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
May 16, 1985
MEMO TO: Plan Commission
FROM: Bruce F. Kapff, Assistant to Village Manager
SUBJECT: Vantage Properties Resubdivision - Final Plat
(16th Street & Monterey Avenue)
This resubdivision application would create one lot out of the current 16 residential
lots. The purpose of this resubdivision is to consolidate the properties as a part
of the proposed redevelopment of the site. I would refer you to Dale's May 15th
memos on both the Plat of Abrogation and Final Subdivision Plat.
Respectfully submitted,
Bruce F. Kapff
Assistant to Village Manager
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
May 15, 1985
654-2220
MEMO TO: Bruce F. Kapff, Assistant to Village Manager
FROM: Dale L. Durfey, Jr. , P.E.
SUBJECT: Vantage Properties Resubdivision - Final Plat
I have reviewed the revised plat received on April 25, 1985 and offer the following
comments:
1. The question of building setback lines along, Illinois Route 83, 16th Street,
and Monterey Avenue remains to be answered pending further staff review and
discussion with the applicant.
2. A ten (10') foot public utility easement should be added along the north
lines of the site.
3. The part of lot 18 which is not part of this subdivision should be noted
as to its disposition (e.g. , if the State took it for highway purposes, the
plat should so state) .
4. Since the applicant has not submitted topography, I assume that he is asking
that its requirement be waived. Also, consideration should be given to the
waiving of all land improvements since this subdivision plat is only affecting
and defining the boundary of the property and not any land improvements which
will be the subject of future building permits.
5. This plat assumes a plat of abrogation is executed concerning various existing
utility easements.
6. The owner's certificate cannot be signed by the applicant until the Vantage
Companies is the record owner of the property. Depending upon the amount of
time the rezoning and any other applications take, this plat may not be fully
recordable within the six (6) month time limit.
Respec fully sub itted,
/C
Dale L. Durfey, Jr. , P.E. ,
Village Engineer
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
May 15, 1985
654-2220
MEMO TO: Bruce F. Kapff, Assistant to Village Manager
FROM: Dale L. Durfey, Jr. , P.E.
SUBJECT: Vantage Properties Resubdivision - Final Plat
Plat of Abrogation
I have reviewed the revised Plat of Abrogation received on April 25, 1985 and offer
the following comments:
1. The owner's certificate cannot be signed by the applicant until the Vantage
Companies is the record owner of the property.
2. The plat depicts an easement hereby abrogated on Lot 28. Depending upon the
outcome of the configuration of the final plat, this easement may remain in
place or may be abrogated.
3. The only signature appearing on the plat is that of the surveyor who prepared
the plat. All three (3) public utility companies and the Hinsdale Sanitary
District should execute the plat prior to it being brought before the Village
Board.
Respe�tful,ly s mitted,
n
Dale L. Durfey, Jr. , P.E. ,
Village Engineer
DLD/etg
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CFCOUNt�
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
April 10, 1985
N 0 T I C E OF M E E T I N G
NOTICE IS HEREBY GIVEN that the Regular Meeting of the Plan Commission scheduled
for April 15, 1985 is hereby cancelled due to the lack of a quorum. Agenda items
will be heard by the Plan Commission at their next Regular Meeting of May 20, 1985.
AGENDA
1. Boden's Lake Doran - Final Plat
2. Boden's Lake Doran - Flood Plain Special Use
3. Northern Builders Resubdivision - Final Plat
(1110 Jorie Boulevard)
4. Vantage Properties - Rezone from R-4 to ORA-2
(16th Street & Monterey Avenue)
5. Vantage Properties Resubdivision - Final Plat
(16th Street & Monterey Avenue)
6. Old Mill Road - Final Plat
7. I. C. Harbour/Boy Scouts - Flood Plain Special Use
(601, 607 Harger Road)
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p�COUNty``y
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
April 9, 1985
654-2220
MEMO TO: Bruce F. Kapff, Assistant to Village Manager
FROM: Dale L. Durfey, Jr. , P.E.
SUBJECT: Vantage Properties Resubdivision - Final Plat
I have reviewed the revised plat received on April 3, 1985 and offer the following
comments:
1. The question of building setback lines along Illinois Route 83, 16th Street,
and Monterey Avenue remains to be answered pending further staff review and
discussion with the applicant.
2. A ten (10') foot public utility easement should be added along the north
lines of the site.
3. The part of Lot 18 which is not part of this subdivision should be noted
as to its disposition (e.g. , if the State took it for highway purposes,
the plat should so state) .
4. The paragraph description under the subdivision title should include the
permanent parcel number.
5. The Board of Supervisors Certificate can be deleted from the plat.
6. Several word changes need to be made to the Owner's Certificate.
7. Since the applicant has not submitted topography, I assume that he is
asking that its requirement be waived. Also, consideration should be
given to the waiving of all land improvements since this subdivision plat
is only effecting and defining the boundary of the property, and not any
land improvements which will be the subject of future building permits.
8. This plat assumes that a Plat of Abrogation is executed.
9. The Village limits need to be placed on the plat.
10. The Owner's Certificate cannot be signed by the applicant until the Vantage
Companies is the record owner of the property. Depending upon the amount of
time the rezoning and any other applications take, this plat may not be
fully recordable within the six (6) month time limit.
Resg c� tfully sub 'tted,
r�
Dale L. Durfey, Jr. , P.E. ,
DLD/etg Village Engineer
• 3�OP Ogke4 •
�COUNt�'
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
April 9, 1985
654-2220
MEMO TO: Bruce F. Kapff, Assistant to Village Manager
FROM: Dale L. Durfey, Jr. , P.E.
SUBJECT: Vantage Properties Resubdivision - Final Plat
Plat of Abrogation
I have reviewed the revised Plat of Abrogation received on April 3, 1985 and offer
the following comments:
1. The plat should show a revision date.
2. The legal description must be revised to exclude the northerly fifteen
(15') feet as opposed to the northerly five (5') feet.
3. The twenty (20') foot dimension on the drawing should be re-dimensioned
to clarify the actual twenty (20') foot location.
4. This Plat of Abrogation cannot be fully executed by. the owner until the
Vantage Company acquires ownership of the property, which, I understand
is subject to various applications before the Village.
Resp ctfuWsubted� ,
Dale L. Durfey, Jr. , P.E. ,
Village Engineer
DLD/etg
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�COUNI�'
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
March 21, 1985
Mr. David M. Gooder
Attorney at Law
Lord, Bissell & Brook
3000 Ronald Lane
Oak Brook, Illinois 60521
RE: Vantage Properties Resubdivision - Final Plat
(16th Street and Monterey Avenue)
Dear Dave:
The Plan Commission, at its regular meeting of March 18, 1985, granted your
request and tabled consideration of the above application until its meeting
of April 15, 1985.
All modified application materials must be in this office no later than noon,
April 8, 1985 in order to be heard by the Plan Commission at its regular meeting
in April.
If I can be of assistance, or if you have any questions, please feel free to call.
Sincerely,
U
Bruce F. Kapff
Assistant to Village Manaer
BFK/jr
i
PLAN COMMISSION Minutes -10- March 18, 1985
VI VANTAGE PROPERTIES - REZONE FROM R-4 t6 ORA-2 & RESUBDIVISION -FINAL PLAT
David M. Gooder, Attorney for the applicant, based on a desire to fully modify
their proposed development plans following a preliminary Village review, stated his
desire for this subject to be continued to the April 15, 1985 Plan Commissidn
meeting.
A motion was made by Member Bushy, seconded by Member Antoniou to table this
subject to the April 15, 1985 Plan Commission meeting as requested.
VOICE VOTE: All in favor. MOTION CARRIED. ..
PLAN COMMISSION Minutes -10- March 18, 1985
G o
4
�COUNT'4'`
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
654-2220
March 12, 1985
MEMO TO: Plan Commission
FROM: Bruce F. Kapff, Assistant to Village Manager
SUBJECT: Vantage Properties - Resubdivision
- Rezone from R-4 to ORA-2
(16th Street & Monterey Avenue)
Vantage Properties, as contract purchasers for the existing 16 residential lots
at the northwest corner of Route 83 and 16th Street, has filed the above applica-
tions which would permit construction of an office building on the property.
The applicant, as represented by their Attorney, David M. Gooder, by letter of
February 27, 1985, is requesting a deferral of these items until the April 15,
1985 Plan Commission meeting.
Following a review of this request with the Plan Commission Chairman, a notice
was sent out to surrounding property owners indicating that these items would
not be considered until the April meeting. As such, it would be appropriate
for the Plan Commission to table these matters until their April 15, 1985
regular meeting.
Respectfully submitted,
Bruce F. Kapff
Assistant to Village Manger
BFK/j r
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OF 04k a
9aaCOUNtr'v r
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
March 1, 1985 654-2220
Dear Resident,
The Oak Brook Plan Commission and/or Zoning Board of Appeals, and the Village
Board will be considering a:
X Variation
Preliminary Plat Special Us(y
X_ Final Plat X Zoning Amendmei -
at the meetings as scheduled on the reverse side of this notice.
The application has been filed by Vantage Companies
Name of applicant
3030 Salt Creek Lane
Arlington Heights, Illinois 60005
Address
Relationship of applicant
to. property contract purchaser
Vantage Properties Resubdivision
Name of Subdivision (if applicable)
The property in question is situated at: 16 lots at northwest corner of
Route 83 and 16th Street
We have attached a map of the area to assist you in determining your relation-
ship to the property in question. The request which has been made is as follows:
SEE ATTACHED
If you desire more detailed information, we would suggest that you contact
Mr. Bruce F. Kapff, Assistant to the Village Manager, at the Village Hall
to review the file on this application. We will be looking forward to your
attendance at the public meetings.
Respectfully yours,
4ohn H. Brechin
Village Manager
JHB/ms
VANTAGE PROPERTIES
1 ) An Amendment to the Village ' s Zoning Map changing the designation of the
property from the R-4 Single-Family Detached Residence District to the
ORA-2 Office Research Assembly District .
2) A Variation from the provisions of Section XI (D) ( 7) to reduce the required
number of off-street loading berths from four (4) to two (2) for the
proposed 182 , 640 square foot office building.
3) Variations from the provisions of Appendix I to permit the following :
a) Increase from 5 percent to 40 percent the maximum compact car percentag
b) Increase the depth of compact car stalls from 15 feet to 16 feet .
c) Reduce the required compact car stall width from 9 feet to 8 feet .
d) Reduce the minimum aisle width from 27 feet to 21 feet in bays only
containing compact cars .
e) Reduce the requireddepth of standard car stalls from 18 feet to
17 feet 6 inches .
f) Reduce the minimum width of standard car stalls from 9 feet to
8 feet 6 inches .
g) Reduce the minimum aisle width from 27 feet to 24 feet in aisles
containing standard size cars .
4) One-lot resubdivision of 16 existing lots ,
k>
LORD, BISSELL & BROOK
115 SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
TELEX:25-3070 LOS ANGELES,CALIFORNIA 90010
3000 Ronald Lane (213)487-7064
DAVID M.GOODER Oak Brook, IL 60521 TELEX:18-113S
654-0561
February 27 , 1985 RPTOWED
Village of Oak Brook FEB 27 1985
1200 Oak Brook Road
Oak Brook, IL 60521 VILLAGE OF OAK BROOK, IL.
Re: Vantage Companies ADMINISTRATION
Property at 16th Street & Monterey Avenue
Request for Rezoning, Subdivision Plat
Approval and Zoning Variations
Gentlemen:
This will confirm that my client, Vantage Companies, would
like to defer the hearings before the Plan Commission and the Zoning
Board of Appeals to the following dates:
Plan Commission - April 15, 1985
Zoning Board of Appeals - May 7, 1985
The reason for this request is that the agenda for the Plan
Commission meeting on March 18 contains so many matters prior to the
Vantage Companies ' requests that there would be little or no time for
their presentation which will be rather lengthy.
S ncer6ly yo rs
David M. Gooder A4
DMG:pg
cc Bob Sholiton
Steve Pagnotta
Jeff Case
E. Referrals:
With no objections, President Cerne made the following referrals:
1. Northern Builders - Loading Berth Variation (1110 J6rie B6ulevard) -
Referred to the Zoning Board of Appeals Meeting of April 2, 1985.
2. Northern Builders Resubdivision - Final Plat (1110 Jbrie B6ulevard) -
Referred to the Plan Commission Meeting of March 18, 1985.
3. Vantage Properties - Rezone from R-4 t6 ORA-2 (16th Street and Monterey
Avenue) - Referred to the Plan Commission Meeting of March lei, 1985 and
the Zoning Board of Appeals Meeting of April 2, 1985.
4. Vantage Properties - Parking & L6ading Variations (16th Street and
M6nterey Avenue) - Referred to the Zoning Board of Appeals Meeting of
April 2, 1985.
5 Vantage Properties Resubdivisi6n - Final Plat (16th Street and M6nterey
Avenue) - Referred to the Plan Commission Meeting of March 18, 1985.
6. Pole Barns - Fence & Parking Variations (Sp6rts Clare) - Referred to the
Zoning Board of Appeals Meeting of March 5, 1985. Staff was directed
to read into the record of the Zoning Board of Appeals hearing that the
Village Board has not as yet made a final determination as to the exact
configuration, location, design and operation of the barns.
F. Oven Forum:
No one appeared.
VII ADJOURNMENT:
Trustee Maher moved, seconded by Trustee Imrie...
To adjourn the Regular Meeting at 9:02 P.M. and to meet in Executive
Session to discuss pending litigation.
ROLL CALL VOTE: Ayes: Trustees Imrie, Listecki, Maher, Philip, Rush, Watson
and President Cerne.
Nays: None So ordered.
ATTEST:
Maridnne Lakosil, CMC
Village Clerk
Approved
VILLAGE OF OAK BROOK Minutes -4- February 26, 1985
((\
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i1�1Af�; OF 11PPLIC7INi'• VantacJe C:ompanic�,': PlIC]7E NO. 5?•1-3950
AWRESS: 3030 Salt Creel: Lane C.T.,Py Ai.I.i.r1c1L-on 'IIeidh,�-.VA=- IL 60005,
Zip Cr.
' 1
RF UCIONSHIP Or APP71T.C11\Tr TO MOP1;IrI'X:
q
Contract hurchasdr
Cfiu 1EM OF =RD: See a t t a c-fi e d Schedule A NO'.
ADDM-SS: CM Y STA=,
Zip, CC<:"i
AFIVLI:'ICIARY(IES) OF Z'IZUS'C
id11AIE: , 1?jx7uL- 140.
1
ADDR1✓S$:' CT'.lT
Vl1T t'I1G1'-C'+ 1P11NZ 7.1 '^. '
' (SignaLuce dt-' 1lpplica
Ciu-M7,S AFT,IDAV IT VIQRi .'vtMDIVTS.IONS' OL'- N 1 i1111 P'IVI (5) Tm'S:
This plat c6intains Uic ,enLirc c;bnt_iquous unclevol.olx:d land area in wl'-Lich :C have
5 by intem'st. ; ' vnN'.i'11c,1; c:OP'11' T ,S
ID vTI STF.iJC ' -13 AND (J-111ER J1,R'P0vU,1uTrS Cid '1711; I'']Y)1'1`;1:.i.'ti': ,
iS'inglQ-.�ar.Tily re:,idrncc:; and <larac;c:; IJ
- - - - -- MAR 15 1985
' VILLAGE OF OAK BROOK, IL.
' '11
Flood Plains: - -I) Sq. FL.. �.ird oncle.l:, Plood PI-n-i n Oali:nance and are' graphically
cicpicicd 'on attached plans.
'
Lors<?-
10
IWSJ D1.2r1'.LAI. L
tl:a.>` rnt: c:n.` 14 SPACEIb
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r. 3d 9'
-O- -0- 28 , 329
' 1
1"mc 1
RIDER (Additional)
OPPL;CATION FOR PUBLIC IIE40NG ,
' FOR ZONING VARIATION .FOR VANTAGE COMPANIES
PFMIANENT PARCEL NUMBLR ADDRESS OWNER
06-22-202-009 17W130 Elder Lane ' John L. Sada ,
(Lot 20) 17W130 Elder Lane
Villa Park, IL 60181
',` I
06-22-202-010 17W122 Elder Lane Robert Brecka
`(Lot 21) 17W122 Elder Lane
Villa Park, IL 60181
06-22-202-011 I 17W112 Elder Lane Max & Roberta Greninger
(Lot 22) 17W112 Elder Lane
Villa Park, IL 60181
06-221202-012 17W106 Elder Lane John R. and Sharon Kush
(Lot23) 17 W106 Elder Lane
Villa Park, IL 60181
06-22-202-013 17W100 Elder Lane J. Jaffer
(Lot 24) 17W100 Elder Lane
Oakbrook Terrace, IL 60181 '
06-22-202-014 17W080 Elder Lane Thomas Shellcross
(Lot 25) 17W080 Elder Lane
Villa Park, IL 60181
06-22-202-017 1S264 Monterey Ave. Doris Sundahl Ave,
(Lot 26) ,i I 1S264 bbnterey' .
Villa Park, IL 60181
06-22-204-QO2 Lot 11 Ronald Meuhfelt
ON527 Herrick Drive
Wheaton, IL 60187
06-22-204-003 17W109 Elder Lane Ralph Ivanelli
(Rat 1) 17W109 Elder Lane
Oakbrook Terrace, IL 60181 '
06-22-204-004 15336 Monterey Ave. Frieda Silvestri
' (Lot 2)' 1S336 Monterey Ave.
Oakbrook Terrace, IL 60181
06-22-204-005 1S342 Monterey Ave. R. Flesner
(Lot 3) 15342 Monterey Ave.
Villa Park, IL 60181 '
n
06-22-204-000 ' ]S354 MnAtereyj ve. Philip Spagnola
(Lot 4) ( 1S354 Monterey Ave.
Villa Park, IL 60181
� 06-22-204-008 17W116' 16th St. Kenneth & Julie Finan
' (Lot' 8) 17W116 16th St.
Oakbrook Terrace, IL 60181
page 1
' •
06-22-204-009 178114 16th St. Ibbert & Jerry Cook
(Dot 7) 178114 16th St.
Oakbrook Terrace, IL 60181
06-22-204-010 17W052 16th St. Russell Raschk
(Lot 6) 17W052 16th St.
Oakbrook Terrace, IL 60181
06-22-204-011 17W072 16th, 't. Donald Arnold
(Lot 5) 17W072 16th St.
Oakbrook Terrace, IL 60181
06-22-408-001 17W147 16th St. Firmin Dowindt
(Lot 1) 17W147 16th St.
1
Oakbrook Terrace, IL 60181
06-22-408-002 17W135 16th St. , Gregory Acton
(lot. 2) 17W135 16th St.
Villa Park, IL 160181
06-22-408-003 Lot 3 Ann McCracken
827 Bonnie Brae Lane
Bolingbrook, IL 60439
06-22-408-004 , 17W117 16th St. William Green
(Lot 4) 17W117 16th Street
iOakbrook Terrace, IL 6 0181 '
1
06-22-408-005 17W101 16th St. Michael Mason
(Lot'5) 17W101 16th Street
! Oakbrook Terrace, IL 60181
' 06-22-408-006 17W075 16th St. Norberto Hidalgo
(Lot 6) 17W075 16th Street
1
Oakbrook Terrace, IL 601$1'
06-227408-007 17W065 16th St. Robert Bosch
(Lot 7) 17W065 16th Street
Villa Park, IL 60181
06-22-408-008 17W055' 16th St. Richard Kossak
(Lot 8) 171055 16th Street
Oakbrook Terrace, IL 60181
i
06' 22-408-009 15412 INbnterey Ave. Gary Merrinette
(Lot 9) 1S412 P-bnterey Ave.
Oakbrook Terrace, ILS 60181
06-22-408-015 1S445 Elm Court William Freese
(Lot 25) 15445 Elm Court
Oakbrook Terrace, Il� 60181
06-22-408-020 15424 bbnterey Ave. A. Tueler
(Lot 10) 15424 Monterey Ave.
Oakbrook Terrace, IL 60181
06-22-408-021 Lot 11 A. Tuel er (same address)
page 2 of 3
1
06-22-408-028 15444 Elm Court Leroy Michael
(Lot 24) 15444 Elm Court
Okkbrook Terrace, IL 601181
06-22-409-004 15439 14onterey Ave. Ben Typpi
(Lot 4 & 2 Lot 3) 15439 14Dnter+ey Avel
Oakbrook Terrace, IL 60181,
I
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page 3 of 3
16th Street and Monterey Avenue - -Oak Brook, Illinois
14AML OF APPLICANT• Vantage Companies:: PFKVE N0. 577-3950
p,Dp ,ESS- 3030 Salt Creek Lane )dQ CITY Arlington Heigham IL 60005
Zip Code
REI,F1TI(X4SHIP OF APPLICANT TO PROPERTY:
Contract purchaser
MERSOF RECORD: See attached Schedule A FBUIE..NO.
ADDRESS: cZTY STATE
Zip Code
B 'ICIARY(IES) Or TRUST:
IWIE: PHONE 140.
ADDRESS: CITY _ SrATE
Zip a�
VAN AG C MPANI
BY:
(Signature of Appli
Ob4'�R.S AFFIDAVIT FOR SUBDIVISIONS OF NCT MORE ThW1 FIVE: (5) IM'S:
This plat contains the entire contiguous undeveloped land arca in which I have
any interest. �7ANTAGE COMPANIES
BY:
(Signature of Owner) .
IDEZU Y S'TRiJCTURES AND CUIER 324PROVE3,D= ON THE PROI=Y:
Single-family residences and garages
Flood Plains: - -- -0- Sq. Ft. are under Flood Plain Ordinance and are graphically
depicted
i o�nT�attached plans.
SIZLIG BY ]siiMIu VJL C<11�IAW
RE-SIDEN!fIAL cONPIEIcIAL OPEN SPACE 011fER T(TLAL
NO. OF WrS 16 -0- -0- -0- 16
NO. OF ACRES 5. 24 -0- .-0- -0- 5 .24
NO. OF SQ. 'FT. 228., 3-29 -0- -0- -0- 228 , 329
Page 1
See- attached rider
Refer to Oak Brook Code: Appendix B - Subdivision Regulations
All applications mint be acccnpanied by proper fee and (18) copies of the proposed sub-
division, and must be received prior to the 15th of the month for Plan Ccmnission review
on the third Monday of the following month.
G-289 Preliminary Plat $20.00 per lot or $25.00 minims n
3/24/81 Final Plat V/ $100.00 - NO IMPRWII�=S
(Plus Plan Review & Inspection Fees,
if- required)
G-259
12/11/79sessment Plat No charge
REC;E=: �J ' l NAME:. %?/n �C;��'j �� , DATE: 2�/ AMO[7I1r
Check No.
RECEIVFZ) BY: �1��.+.��.,.�.w�''�.:�-�' ., DAM:
Village CCjerk \ �--
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - -
APPLICANT SHOULD BE PRES= AT 132GS CIE:Cl=
All meetings are held in the Samuel E. Dean Eoard Roan of the Oak. Brook Villace Commons,
1200 Oak Brook Road, Oak Brook, Illinois 60521.
Board of Trustees (Referral) .. . .. .. . . . . . .. '7:30 P.M. , Tuesday
X , .
Plan Com2ission DSc-eting. . . . . . . . . .. . . . . . . . . 7:30 P.M. , Ilonciay
X Hoard of Tru-stees t•9ceting. . . . .. . . . .... . . . . .. 7:30 P.M. , Tuesday
PRIOR TO SCIiEDUTED =-=G, APPLICANT IS TO CONiACr VIL:L,F:CE
EvGIUEER RM RSQUEST STATUS OF FIAT M=.i, •ALLCNMZ FOR
IdCIE: SUITIC= TIIC TO PESUU111T WME -ANY I=- -SSARY P.DDITIUIS OR
CoRa- .'IOUs.
Page 2
RIDER
FINIP PLAT OF SUBDIVISION APPL*,TION
" VANTAGE COMPANIES
PERMANENT PAJr-EL NUMBER ADDRESS OWNER
06-23-103-002 1519 W. 15th Street Bozidar Saric
(Lot 2) 1519 W. 15th St.
Oak Brook, IL 60521
06-23-103-003 (Lot 3) Estate of Paul Butler
1000 Oak Brook Road
i Oak Brook, IL 60521
06-23-103-009 (Lot 23) d. .West Suburban Bank
Trust #2192
711 S. Westmore Ave.
Lombard, IL 60148
06-23-1037010 1515 Castle Drive R. J. VanDyke Jr.
(Lot 22) 1515 Castle Drive
Oak Brook, IL 60521
06-23-103-011 1517 S. Route 83 Antonia Sciortino
(Lot 21) 1517 S. Route 83
Oak Brook, IL 60521
0'6-23-103-012 1519 S. Route 83 Charles Baker
(Lot 20) 1519 S. Route 83
Oak Brook, IL 60521
06-23-1037015 : 1519 �1.1l 16th Street John Walsh
�
(Lot 18) 1519 W. 16th Street
Oak Brook, IL 60521
06-23-103-016 (Lot 17) Midwest Bank & Trust
Trust #78-08-2672
1606 N. Harlem Ave.
' Eluwood Park, IL
06-23-103-017 1520 Rose Ct. Robert Little
(Lot 30) 1520 Rose Ct.
Oak Brook, IL 60521
06-23-103-018 1516 Rase Ct. Anthony Mitas i
(Lot 25) 1516 Rose Ct.
Oak Brook, IL 60521
' 06-23-103-019 1512 Rose Ct. James G. Bliss 12761-11 .
(Lot 26) 1512 Rose Ct.
Oak Brook, IL 60521
06-23-103-032 1503 S. Rte. 83 Louis Bugna
(Lot 1) 1503 S. Rte. 83
Oak Brook, IL 60521
06-23-103-033 (Lot 19) State of Illinois
Department of Transportatic
445 Harrison
Oak Park, IL
� 1
06-23-103-034 (Lot 19) West Suburban Bank
Vacant Trust #3122
711 S. Westmore Ave.
" Iambard, IL 60148
06-23-103-036 1509 S. Rte. 83� Ruth J. Rahling
(Lot 24) 1509 S. Rte. 83
Oak Brook, IL 60521
06-23-102-001
(Lots 1 & 2) State of Illinois
06-23-102-004 1512 W. 15th Street Edward Gehrke
' (Lot 5) 1512 W. 15th Street,
Oak Brook, IL 60521
06-23-102-022 (Lots, 3 & 4) State of Illinois ,
' '06-23-300-022 Lot #7 Sears, Roebuck & Co.
(Shopping center) ' Dept. 568
7447
Skokie,� oILe 6006
06-22-409-001 Lot #11 George Krauspe
i 144 Briarwood North
! ; Oak Brook, IL 60521
-2-
V • • 1
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06-23-103-034 (Lot 19) West Suburban Bank
Vacant Trust #3122
711 S. Westmore Ave.
" bombard, IL 60148
06-23-103-036 1509 S. Rte. 83� Ruth J. Rahling
(Lot 24) 1509 S. Rte. 83
Oak Brook, IL 60521
06-23-102-001 (Lots 1 & 2) State of Illinois
06-23-102-004 1512 W. 15th Street Edward Gehrke
' (Lot 5) 1512 W. 15th Street,
' Oak Brook, IL 60521
06-23-102-022 (Lots 3 & 4) State of Illinois ,
' '06-23-300-022 Lot #7 Sears, Roebuck & Co.
(Shopping center) ' Dept. 568
7447 Blvd.
' �d j i: ► Skokie olLe 6006
06-22-409-001 Lot #l , George Krausp
i I 144 Bri:�=e North
Oak Brook, IL 60521
' I
-2-
Legal Title Holder: Citizens
National Bank of Downers
Grove as Trustee u/t/a No. 2282 (Lots 13. and 14 ) 06-22-205-018
Mr. Salvatore Caputo
Mrs . Marie Caputo
1510 Route 83
Oak Brook, Illinois 60521 (Lot 15 ) 06-22-205-019
Mr. and Mrs . Mike Monaco
1512 Frontage Road
Oak Brook, Illinois 60521 (Lot 16 ) 06-22-205-020
• h
Mr. Daniel R. Mejdrich
Mrs. Majorie R. Mejdrich
1516 Route 83
Oak Brook, Illinois 60521
Legal Title Holder: Michigan.
Avenue National Bank of
Chicago as Trustee u/t/a No.
2606 (Lot 17 ) • 06-22-205-021,
Mr. and Mrs. George Krauspe
' c/o R. A. McGrath
Suite 1631
1.11 .West Washington Street
Chicago, Illinois 60602 (Lots 18 and 19 ) 06-22-205-025
Mr. ,and Mrs . Marshall .-Ostrem
17WO28 W. 26th Street
Oak Brook,: Illinois 60521 (Lot 20 ) 06-22-205-024
�. A
Mr. and Mrs: John G. Nichols
1610 16th Street '
Oak Brook, Illinois 60521 (Lot '2� ) 06-22-205-023
Commercial National1Bank of Berwyn
3322 South Oak Park Avenue
Berwyn, Illinois 60402 (Lot 22 ) 06-22-205-022
Mr.' Teruo Nishimoto
Mrs. ' Jane Nishimoto
Mr. George Tamura
1 S 17 Monterey
Oak Brook, Illinois 60521 (Lot 23 ) 06-22-205-008
Mr. and Mrs . Warren Mansk
1515 Monterey i
Oak •Brook, Illinois 60521 (Lot 24 ) 06-22-205=007.
Mr. and Mrs . Robert Schulze
1511 Monterey
Oak Brook, Illinois 60521 (Lot 25 ) 06-22-205-006
Oak Brook, Illinois 60521 ' (Lot 27 , except
the North six inches
thereof ) 06-22-205-00
Mr. and Mrs. Perry Johansen
1503 Monte'rey Avenue
Oak Brook, Illinois 60521 (North six inches
of Lot 27 and all
of Tot . 28 ) 06-22-205-00
i
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BANK RECEIPT RECEIVI
TRANSIT S CHECKS $ CASH NUMBER DATE NAME DESCRIPTION BY:
NO.
VILLAGE OF OAK BROOK SGINATOUI
• 1200 OAK BROOK ROAD 48570
ml : OAK BROOK, ILLINOIS
PHONE: (3121 654-2220
RETAIN THIS RECEIPT
FOR YOUR RECORDS /G�CRKl�
SAFEGUARD BUSI NESS SYSTEMS
FORM CR-OTC
DAVID M. GOODER
ELIZABETH HUNTER GOODER 1983
1341RD. V� 70-2263
DOWNERS GROVEROVE,, ILL. 80515 19719
PAY TO THE ) &W I
ORDER Of� _ — ��
OLLARS
•L DOWNERS GROVE NATIONAL BANK �-
.In.n�Ala . Grove.111MoI.0061R
v ,� ,
MEMO ------
si:0 7 19 2 2 S 31P. 12 MS 311E 1983
VANTAGE CHICAGO-IMPREST ACCOUNT 1485
3040 SALT CREEK LANE
ARLINGTON HEIGHTS, ILL. 60005
February �,B 85 70-2305
0-23 5
I)AY
oiiiiEj o City of Oak Brook I $12 , 250 . 00
-Two-Thousand—Twn Hundred Fifty—and no/100--------------------------1-}fx:� t
I� THE BANK
d Tract Company of Arlington Heights
ARLINGTON HEIGHTS,ILLINOIS 60004
Fc�It_ F�l.�,�g F����47-251-3939
• v i it. cm-non 1
LORD, BISSELL & BROOK
115 SOUTH LASALLE STREET
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD ,
TELEX:25-3070 LOS ANGELES,CALIFORNIA 90010
� (213)487-70641
DAVID M.GOODER 3000 Ronald Lang TELEX:18-1135
Oak Brook, IL 61021
654-0561
February 18, 1985
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: Property at Northeast Corner of
16th Street and Monterey Avenue,
Oak BrQok, Illinois - Request for
Approval of Plat of Resubdivision
by Vantage Companies
Gentlemen: ,Ij
On be of my client, Vantage Companies, I am filing
herewith the following materials:
1. Application fpr approval of a plat of resubdivision con-
solidating sixteen (16) lots into one lot.
2. Six (6) copies of a plat of resubdivision - dated as last
revised February 17 , 1985, and entitled "Vantage Properties
Resubdivision" .
3. One copy of a Plat of Survey dated as last revised Febru-
ary 8, 1985. 1
4. Six (6) copies of a Plat of Abrogation dated February 17, 1985. ,' ,'
Also enclosed is a check in the amount of $100. 00 to cove 1
the cost of the required filing fee.
S ' cerel yours,
Davi Goo der
DMG:pg
Encl
OF OAAr • �Y�'�/f'I
o
OFFICIAL FILE
4 t1
COUNI '
JAN 3 11985
V I L LA G E OF OAK B R O aKGE OF OAK BROOK, IL.
1200 OAK BROOK ROAD ADMINISTRATION
OAK BROOK, ILLINOIS
654-2220
January 31, 1985
Mr. James Fey
Balsamo/Olson Group
Suite 1F
One South 376 Summit Avenue
Oakbrook Terrace, Illinois 60181
Dear Mr. Fey:
Please accept the following in response to your letter of January 21st and 23rd,
1985 to Floyd Wilson and Dale Durfey.
1. Since the property is located in the Village of Oak Brook, the Village would
be obliged to service the property with water once the eventual configuration
of the development has been approved, including any and all necessary zoning
amendments and approvals.
2. The existing watermains within the area should be adequate to serve the domestic
and fire demands of the property. However, a final engineering review will
dictate whether additional watermain extensions may be required.
3. It is impossible to presently state the review and inspection fees for this
project since the amount involved will be based upon the actual time spent
in review and inspection of the project.
4. Connection fees, based upon the information provided only, is estimated to be
less than $3,000.00 per month for the first 12 months of occupancy as com-
puted pursuant to Section 12-87 of the Code of Ordinances of the Village of
Oak Brook. In addition a fire line charge of $2,500.00 and a meter charge
based upon size will be required at the time of permit issue. In addition to
this, any construction water used would result in additional charges.
5. No recapture provisions are presently enforced for the property described in
your letters.
6. There are no Water Department fees for review and inspection, however; as
noted earlier, there would be such fees associated with the engineering
review and inspection of the project. It is impossible at this time to
exactly determing the building permit fee, however; if you desire this in-
formation you may be able to obtain an estimate from the Building Inspection
Department for purposes of formulating your estimated costs.
January 31 , 1985
Page 2
Mr. James Fey
7. The project site is presently within the Village limits. It is i1possible
to note any other Village fees not listed since this question is too broad.
If you can be more specific we would be happy to respond more directly to
you.
8. Improvements to Monterey and 16th Street would be subject to final review
within the subdivision process of those aspects of the development.
9. Your question regarding storm water retention/detention release will be
dependent upon the specific plan incorporated regarding that subject matter,
as well as any concerns that might be addressed by the Hinsdale Sanitary
District and the owners of any facilities to which this discharge is in-
tended.
Sincerely,
lJohn H. Brechin
ge Manager
JHB/cak
cc: Bruce F. Kapff - Assistant to Village Manager
Dale L. Durfey - Village Engineer
Floyd Wilson - Supt. of Public Works
Suite 1 F Architecture
_ One South 376 S mmit Avenue Engineering _
Oakbrook Terra linois 60181 Land SurveyingJ Zl.� e c -`
312/629-9800 Landscape Architecture
January 21 , 1985 �.
Mr. Floyd Wilson
Director of Public Works 40
Village of Oak Brook � IS
Oak Brook, I11 . 60521
Dear Mr. Floyd: pt„t• 0• O'1
We are in the process of preparing a feasibility rep rtfor a parcel of
property in Oak Brook, Illinois.
The particulars for the project are:
Location: Northwest corner of Route 83 and 16th Ave. - Existing
Lots 13 through 28 in "Town Development Company's
Elmhurst Countryside Unit I.
Area of Site = 5.2417 Acres
Project: Contemplated 5 story office building - 180,000 s.q. ft.
of office space.
Feasibility Report: Being prepared for Vantage Companies
3040 Salt Creek Lane, Arlington Heights,
Illinois 60005
Estimated Sewage Flow (Based upon 180,000 sq. ft. of office space.
14,000 q.p.d. (Average daily flow)
On behalf of the Vantage Companies , and in order for us to complete the
feasibility report, we would appreciate the Village to respond on a
preliminary basis to the following:
1 . Will or can the Village service the project with existing.
watermains for both fire flow and domestic consumption, if all ordinances are
complied with?
2. Does the existing watermains have enough capacity and pressure to
both fire flow and domestic consumption to service the contemplated project?
3. What will be the connection fee?
The Balsamo/Olson Group
r.. Mr. Floy 1son
Feasibilii Report
. January 21 , 1985 PAGE TWO
4. Are there any recaptive fees, and if so, what are they?
5. What will the review and inspection fee be?
6. Is the project site annexed to the Village and if not, what will be
the fee for annexation?
Your response will be appreciated.
Sincerely,
THE BALS 0/OLSON ENGINEERING CO. , INC.
James A. Fey
Vice President of Engineering
JAF:peg
cc: Steve Pagnotta
.. TheBalsamo/OlsonGroup,Inc. Planning
Suite 1 F Architecture
.. One South 376 Summit Avenue Engineering
Oakbrook Terrace, Illinois 60181 Land Surveying
3121629-9800 Landscape Architecture r Tr 7-F=7
January 23, 1985 JAN
Dale Durfey, Jr. , P.E. VILLAGE OF OAK 3::r."C:i, L
Village Engineer Er,'GRIZE-12"' i C'Z--
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
Dear Dale:
We are in the process of preparing a feasibility report for a parcel of
property in Oak Brook, Illinois.
The particulars for the project are as follows:
Location: Northwest Corner of Route 83 and 16th Ave.
Existing Lots 13 through 28 in "Town Development
Company's Elmhurst Countryside, Unit I .
Area of Site = 5.2417 Acres
Project: Contemplated 5 story office building - 180,000 sq. ft.
of office space.
Feasibility Report: Being prepared for Vantage Companies
3040 Salt Creek Lane, Arlington Heights ,
Illinois 60005
On behalf of the Vantage Companies, and in order for us to complete the
feasibility report, we would appreciate a response on a preliminary basis
to the following:
1 �
1 . Will or can the Village service the project with existing
facilities for both water service and storm drainage if all ordinances are 'v��
complied with?
2. Does the existing storm drains have enough capacity to service-,-/-),,J :
: • "
the contemplated project if proper storm water management is adhered to? .I ''
3. What will be the Village review and inspection fee? /
The Balsamo/Olson Group
.S Mr. Dale Durfey, Jr. , P.E.
.. January 23, 1985 /1
PAGE TWO
4. Are there any recapture fees , and if so , what are they?'O
5. What will the building permit fee be?
6. What will be the Village fee for any other items that are not'Q% L'C.
listed?
-c - �✓
7. Will any improvement to 16th Street or ontery Ave e
required? If so, what would they be? jJ''cz,��
8. Will the Village allow storm water retention/detention release
outflow to be discharged into the existing storm structures located at th .' 'y
Northeast corner of Montery Ave. and 16th Street, and at the Northwest ^' Lj
corner of 16th Street and the Frontage Road and/or into existing ditches?
1
Your earliest response would be appreciated. fp
Sincerely,
THE BALSAMO/OLSON ENGINEERING CO. , INC.
James A. Fey
Vice President of Engineering
JAF:peg
cc: Steve Pagnotta
• O�OF 0gK0 •
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G ,3s o)
4 t1C
COUNT-4,
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS
January 30. 1985 654-2220
MEMO TO: John Brechin, Village Manager
FROM : Floyd Wilson, Supt. Public Works
SUBJECT: Response to Jim Fey' s letter requesting information on
the property located Northwest of 16th Street and
Rte. 83.
The following proposed responses are in the order they were asked
in Jim Fey' s letter dated January 21 , 1985•
1) If all ordinances including rezoning are met by the developer,
the Village is obliged to service the property with water.
2) The existing water mains in the area are adequate to serve
both domestic and fire demands.
3) The connection fee is estimated, based on their information,
to be $2,660.53 per month over the first twelve months of
occupancy or a total of $31 ,926.36. In addition, a fire line
charge of $29500.00, a meter charge based on the size required
and a construction water charge will be required at the time
of permit issue.
4) No provision for recapture will be accepted. .
5) No water department fees for review and inspection are required.
6) Site is presently in the Village limits.
Respectfully submitted,
Floyd Wilson
Supt. Public Works
FW/im
HINS ALE SANITARY DISTRICT
P.O. Box 179
Hinsdale, Illinois 60521 -----
312-323-3299
January 28; 1985
James Fey
The Balsamo/Olson Group; Inc.
Suite 1F
One South 376 Summit Avenue
Oakbrook Terrace, IL. 60181
VANTAGE COMPANIES — ROUTE 83 AND 16TH STREET
The sanitary sewers installed in the vicinity of Route 83 and
16th St. were sized to serve single family homes. It would
appear to me that if we could serve the parcel; connection would
have to be made directly to our Phase VII interceptor along
Route 83 near the drainage swale.
Since this project is proposing a redevelopment and a change of
use which exceeds the design limitations imposed on the sanitary
sewers; our Board must review the proposal. Our next meeting is
scheduled for February 14; 1985•
Connection fees are calculated on the basis of $870.00 per 265
gallons per day water usage plus inspection fees. Review and
inspection fees are required but cannot be estimated on the
basis of the information in your letter.
The area is currently in our corporate boundaries with Special
Assessment fees outstanding in the amount of $3;494.43 plus
interest.
As soon as our Board has reviewed and ruled on the redevelopment
294 issue, I will inform you.
CARL T. BLOMGREN; — EXECUTIVE DIRECTOR
a Y-J
Plaza '�• am
�/cc: Village of Oak Brook
l S-TosNS55
PLANT & OFFICE
CMI 49 ACRES
6975 Commonwealth Ave.
Burr Ridge, IL
OFFICIAL. FILE
p LORD, BISSELL & BROOK
VJAN 2 9$5 115 SOUTHLASALLE STREET'
CHICAGO, ILLINOIS 60603
(312) 443-0700 LOS ANGELES OFFICE
VILLAGE OF OAK BROOK, IL, CABLE:LOWIRCO CGO 3250 WILSHIRE BOULEVARD
ADMINISTRATION TELEX:25,-3070 LOS ANGELES,CALIFORNIA 90010
3000 Ronald Lane (213)487-7064
DAVID M.GOODER TELEX:18-1135
654-0561 Oak Brook, IL 60521
January 23, 1985 'i my,
_085
t�N " . '_085
J
Chief James Clark
Building Commissioner VILLAGE OF OAK BROOK, IL,
Village of Oak Brook ADMINISTRATION
1200 Oak Brook Road
Oak Brook, IL 60521
Re: Northwest Corner 16th Street
at Highway 83 - Oak Brook
Vantage Companies
Dear Jim:
This will confirm that my client, Vantage Companies,
is the contract purchaser of all of the residential properties
located within the Village of Oak Brook between Highway 83 on
the east and Monterey Street in Oakbrook Terrace on the west
and between 16th Street on the south and the highway interchange
on the north.
The contracts of purchase are subject to the property
being rezoned to permit the development of an office building on
the consolidated properties:` It is the intention of Vantage to
request rezoning to ORA-2.
It is planned to designate 16th Street as the front of
the development and to construct an office building of 5 or 6
stories in height and to provide necessary parking in a parking
structure appropriately screened from Highway 33 and Monterey ,
Street. The building would have a gross area of about 184 , 000.
square feet, which is the area permitted by the F.A.R. of 0. 8
for office development in ORA-2 areas. The development would
also provide the full amount of parking i3equired for such a
building, i.e. a minimum of 670 parking spaces . A variation
would probably be requested to permit an increase of compact car
parking from 5% to 30% with a reduction of aisle width in compact
car bays to 221 .
Vantage would like to know the Village ' s views as to
the setback which it would require on all four sides of the de-
velopment. In this connection it should be noted that currently
there is a frontage road on the east side of the property, which
road is located in the State right-of-way. This road will no
* The total land area is 228, 254 square feet.
lkb, ETISSELL & BROOK James Clark
January 23, 1985
Page Two
longer be .a principal source of access to the consolidated
properties even if it should remain in place. Vantage would like
to 'make use of it as an access drive for emergency vehicles and
would be prepared to limit access to the property to such vehicles.'
In addition, Vantage plans to' prohibit by recorded covenant any
vehicular access from Monterey Street to the property and from
the property to Monterey Street.
With regard to access from 16th Street, Vantage would
like to know whether there are any restrictions on the location
of access point or points. It is also interested in exploring
the possibility of establishing a barrier across 16th Street
at or about the easterly right-of-way line of the southern leg
of Monterey Street so as to prohibit through traffic from High-
way 83 along 16th Street into or out of Oakbrook Terrace.
Currently Vantage has underway an engineering study
with regard to utility and storm water management ,and� also a
traffic study.
If further information is needed, please let me know.
Sin rely yours ,
David M. Gooder
DMG:pg
Ordinance No. S— 565
Granting Special Use Permit
for Work and Construction
Within the Flood Plain
(McDonald's Corp. Phase 1—B)
Page two
2. That the petitioner, McDonald's Corporation, obtain, the approval of
the attached Flood Plain Grading Plan, by the Hinsdale Sanitary
District prior to commencing any work pursuant to said plan,.
Section. 4: That this Ordinance shall be in full force and effect from
and after its passage and approval as provided by law.
Section. 5: All ordinances, rules and regulations of the Village of Oak
Brook which are in conflict with the provisions of this Ordinance are hereby
repealed to the extent of such conflict but only as they apply to the property
hereirbefore described.
Section 6: If any section., subsection., sentence, clause or phrase of
this Ordinance is for any reason held to be invalid, such determination shall not
affect the validity of any remaining portion of this Ordinance.
PASSED THIS 27th day of August , 1985.
Ayes: Trustees Bushy, Imrie, Maher, Philip, Rush and Winters
Nays: None
Absent: None
APPROVED THIS 27th day of August 1985.
Village President
ATTEST:
11 �h.� cLI--OS✓�
Villa a Clerk,
Approved as to Form:
Village Attorney
Published
Date Paper
Not Published XX