S-823 - 08/08/1995 - ZONING - Ordinances ORDINANCE 95-ZO-R-EX1-S-823
AN ORDINANCE REZONING A CERTAIN PARCEL TO THE
B-3 GENERAL BUSINESS DISTRICT
(1717 22nd STREET)
WHEREAS, on May 15, 1995, Marshall Field & Company, a Delaware
corporation, as contract purchaser, filed an application requesting that
certain property at 1717 22nd Street in the Village of Oak Brook, Illinois,
presently zoned ORA-1, Office Research Assembly District be rezoned to B-3,
General Business District; and
WHEREAS, at its meeting of June 19, 1995, the Plan Commission found that
the factors pertaining to zoning amendments were satisfied and unanimously
recommended to the Village Board that the requested rezoning be granted, with
certain conditions; and
WHEREAS, following said meeting of the Plan Commission and prior to the
meeting of the Zoning Board of Appeals, Marshall Field & Company became the
holder of legal title to said property; and
WHEREAS, the Zoning Board of Appeals, at its meeting of July 13, 1995,
unanimously recommended to the Village Board that the requested rezoning be
granted, with certain conditions, and made certain findings of fact in support
thereof as set forth in the Chairman of the Zoning Board's letter to the
President and Board of Trustees dated July 18, 1995, all pursuant to due and
appropriate legal notice; and
WHEREAS, the Village President and Board of Trustees find that the
factors pertaining to zoning amendments are satisfied and deem it in the best
interest of the Village of Oak Brook that the property described herein be
rezoned to B-3, General Business District as conditioned below;
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: The property legally described on Exhibit "A", (Subject
Property) attached hereto and incorporated herein by reference, is hereby
rezoned and reclassified from ORA-1 Office Research Assembly to B-3, General
Business District zoning classification pursuant to the Zoning Ordinance of
the Village of Oak Brook, IL, subject to the following conditions:
Ordinance 95-ZO-R-EX1-S 823
Rezoning, ORA-1 to B-3
1717 22nd Street
Page 2
a. That the Subject Property shall be initially developed in
substantial conformity with the following plans which are
incorporated herein by reference:
(i) The Site Plan prepared by Bentz/Thompson/Rietow, Inc.
dated May 12, 1995;
(ii) The Exterior Elevations Plan prepared by
Bentz/Thompson/Rietow, Inc. and dated May 15, 1995; and
(iii) The Conceptual Engineering Plan by Barton-Aschman
Associates, Inc. dated May 15, 1995.
This approval does not suggest any approval of variations to the
Zoning Ordinance or to any other applicable requirement of the
Village Code.
b. That the Subject Property shall be initially landscaped in
substantial conformity with the plans prepared by
Countryside Industries, Inc. dated July 28, 1995 and
incorporated herein by reference. All required
landscaping shall be permanently maintained and replaced
promptly if die off occurs.
c. That construction and development at the Subject Property
shall commence no later than two (2) years from the date
of this Ordinance and shall be completed within three (3)
years from the date of this Ordinance.
Section 3: That the Village Clerk is hereby authorized and directed to
modify and amend the Zoning Map of the Village of Oak Brook and all other
pertinent documents and records to reflect the rezoning and reclassification
of the property hereinbefore described, all in accordance with the provisions
of this Ordinance and as otherwise provided by law.
Section 4: All ordinances, rules and regulations of the Village of
Oak Brook which are in conflict with the provisions of this ordinance are
hereby repealed solely to the extent of the conflict, and only as they apply
to the property hereinbefore described.
Section 5: 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.
Ordinance 95-ZO-R-EX1-S-823
Rezoning, ORA-1 to B-3
1717 22nd Street
Page 3
Section 6: That in the event one or more of the conditions set forth in
Section 2 are not met, the Village Manager shall so notify Marshall Field &
Company and if, within thirty (30) days thereafter, substantial action has not
been taken to meet such condition or conditions as determined solely by the
Village Board, the Subject Property shall automatically revert to ORA-1,
Office Research Assembly District, without further notice or hearing.
Section 7: That the Village Clerk is hereby authorized and directed to
publish this ordinance in pamphlet form in the manner provided by law.
PASSED THIS 8th day of August , 1995.
Ayes: Trustees Bartecki, Kenny, McInerney, Payovich, Savino and Shumate
Nays: None
Absent: None
Abstain:
None
APPROVED THIS 8th day of August , 1995.
Village President//
ATTEST:
Village Clerk
Approved as to Form:
tea. mmtEz�—
Village Attorney
Published 8-9-95 Pamphlet form
Date Paper
Not Published
fields
EXHIBIT A
The property may be generally described as 1717 22nd Street, Oak Brook, IL,
and the legal description is as follows:
Lot 2 in Eastman Kodak subdivision being a subdivision in part of
Section 27, Township 39 North, Range 11, East of the Third
Principal Meridian, in DuPage County, Illinois.
Permanent Index No: the approximate east half of 06-27-200-001, and all of 06-
27-200-002, 06-27-200-003 and 06-27-200-004.
ORDINANCE 95-ZO-TA-G-560
AN ORDINANCE AMMING SECTION %I
OF THE ZONING ORDINANCE OF THS 9ILLAGE OF OAK BROOK,
ORDINANCE G-60, AS AMMED
WHEREAS, an application has heretofore been filed with the Village of
Oak Brook requesting a text amendment to the Zoning Ordinance of the Village
of Oak Brook relative to parking spaces required for furniture stores from one
space for every 200 square feet of floor area to one space for every 400
square feet of floor area; and
WHEREAS, the Plan Commission of the Village of Oak Brook has submitted
its report on the subject petition and the President and Board of Trustees and
has recommended the approval of the proposed zoning amendment regarding
parking space requirements; and
WHEREAS, a public hearing on the application was conducted on July 13,
1995 by the Zoning Board of Appeals of the Village of Oak Brook pursuant to
due and appropriate legal notice; and
WHEREAS, a recommendation has been made by the said Zoning Board of
Appeals that the proposed zoning amendment be approved; and
WHEREAS, the President and Board of Trustees have reviewed these
recommendations and concur with the recommendations and 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: That Section XI(E) (12) (d) of the Oak Brook Zoning Ordinance,
Ordinance G-60, as amended, be and is hereby amended by adding a new
subsection (1) to read as follows:
11(1) Appliance stores, motor vehicle sales establishments and
establishments for repair of household equipment and furniture -
One parking space for every 200 square feet of floor area or part
thereof."
and renumbering the existing subsections through 15.
Section 3: That Section XI(E) (12) (d) (6) of the Oak Brook Zoning
Ordinance, Ordinance G-60, as amended, be and is hereby amended to read as
follows:
11(6) Furniture stores - One parking space for every 400 square feet of
s
Ordinance 95-Z0-TA-G-550
Relative to Parking
Requirements, Page 2
floor area or part thereof. "Furniture stores", as used in this
subsection, shall mean establishments classified under Standard
Industrial Classification (SIC) 5712 as primarily engaged in the
retail sale of household furniture with only incidental sales of
(a) floor coverings; (b) draperies, curtains and upholstery
materials; (c) miscellaneous home furnishings; and (d) consumer
audio and video electronic equipment but only as part of "home
entertainment centers" which contain furniture as well as
electronic components, but no significant sale of any other
products or materials."
Section 4: That this ordinance shall be in full force and effect from
and after its passage, approval and publication as required by law.
Section 5: That the Village Clerk is hereby authorized and directed to
publish this ordinance in pamphlet form in the manner provided by law.
PASSED THIS 8th day of August, 1995.
Ayes: Trustees Bartecki, Kenny, McInerney, Payovich, Savino and Shumate
Nays: None
Absent: None
Abstain: None
APPROVED THIS 8th day of August, 1995.
Vi lage Presid nt
ATTEST-
Village Clerk
Approved as to Form:
Village Attorney
Published 8-9-95 Pamphlet form
Date Paper
Not Published
fieldsta.ord
thereof. ROLL CALL VOTE:
Ayes: 6 - Trustees Bartecki, Kenny, McInerney, Payovich, Savino
and Shumate.
Nays: 0 - None.
Absent: 0 - None. Motion carried.
B. ORDINANCE 95-ZO-R-EX1-S-823 AN ORDINANCE REZONING A T) ORD. 95-ZO-R-EX
CERTAIN PARCEL TO THE B-3 GENERAL BUSINESS DISTRICT (1717 S-823
22ND
STREET).
-3
TO B-3
The ordinance rezones the property commonly known as 1717 22nd (1717 22nd St.)
Street from ORA-1 to B-3 subject to the conditions set forth in Section 2
of the Ordinance.
Motion by Trustee Shumate, seconded by Trustee Bartecki, to pass
Ordinance 95-ZO-R-EX1-S-823 "An Ordinance Rezoning a Certain Parcel
to the B-3 General Business District (1717 22nd Street)", as presented
and waive the full reading thereof. ROLL CALL VOTE:
Ayes: 6 - Trustees Bartecki, Kenny, McInerney, Payovich, Savino
and Shumate.
Nays: 0 - None.
Absent: 0 - None. Motion carried.
C. ORDINANCE 95-ZO-TA-G-560 AN ORDINANCE AMENDING SECTION ORD.95-ZO-TA-
XI OF THE ZONING ORDINANCE OF THE VILLAGE OF OAK BROOK G-560
ORDINANCE G-60 AS AMENDED: AMENDING
SECTION XI OF
The ordinance amends the text of the Zoning Ordinance by: (1) in the ZONING ORD.
case of appliance stores, requiring one parking space for every 200
square feet of floor area; and (2) in the case of furniture stores, requiring
one parking space for every 400 square feet of floor area.
Motion by Trustee Shumate, seconded by Trustee Bartecki, to pass
Ordinance 95-ZO-TA-G-560 "An Ordinance Amending Section XI of the
Zoning Ordinance of the Village of Oak Brook, Ordinance G-60, as
Amended", as presented and waive the full reading thereof. ROLL CALL
VOTE:
Ayes: 6 - Trustees Bartecki, Kenny, McInerney, Payovich, Savino
and Shumate.
Nays: 0 - None.
Absent: 0 - None. Motion carried.
D. ORDINANCE 95-ZO-SU-EX1-S-824 AN ORDINANCE AMENDING AN
ORDINANCE GRANTING A SPECIAL USE FOR EDUCATIONAL AND O�,5-824
95-zo-su-EX
CULTURAL FACILITY (3400 ST PASCHAL DRIVE): GRANTING SPECIA
USE
The ordinance essentially enlarges by approximately one acre the special TIONALRANDUCA-
use property at 3400 St. Paschal Drive. CULTURAL
FACILITY
(3400 St.
VILLAGE OF OAK BROOK Minutes Page 3 of 12 August 8, 1995 Paschal Drive)
and that to approve would set a precedent leading to other signs being
raised above the thirty-five foot height limitation.
Attorney for New York Insurance and Annuity Corporation, Ted Bond,
noted the reasoning for the requested additional height of the sign on the
building at 1111 22nd Street as follows:
1) Westbound Tollway traffic is unable to see the sign until it's too late,
and this presents a hazard; and
2) The grade level at the Tollway booth is very high.
President Bushy pointed out that the Village's sign ordinance has always
served the Village well.
Motion by Trustee Shumate, seconded by Trustee Kenny,.to concur with
the Zoning Board of Appeals's recommendation to deny the requested sign
height variation, as no hardship has been shown. VOICE VOTE: Motion
carried.
B. RECOMMENDATION - OAKBROOK CENTER/URBAN RETAIL OAKBROOK cENTE
PROPERTIES - AMENDING OF VARIATION ORDINANCE S-681 - URBAN RETAIL
PARKING AREA: PROPERTIES -
LHEND. VAR.
The Zoning Board of Appeals, at their meeting of July 13, 1995, held the ORD. S-681 -
public hearing for the request for an amendment to Variation Ordinance S- PARKING AREA
681 to eliminate a no longer needed parking variation and the provision
that allowed the Village to require construction of 575 additional parking
spaces at a later date. By a vote of 5 to 0, the Zoning Board of Appeals
recommended approval.
Motion by Trustee Shumate, seconded by Trustee Payovich, to direct to
Village Attorney to draft the necessary ordinance for action at the Regular
meeting of August 8, 1995 repealing the parking space variation and
removing the provision that allows the Village to require construction of
575 additional parking spaces of Ordinance S-681 (sections 4 and 7(B).
0 C. VOICE VOTE: Motion carried.
RECOMMENDATION - MARSHALL FIELDS & COMPANY (1717 22ND MARSHALL FIELD
STREET) REZONING ORA-1 TO B-3 TEXT AMENDMENT AND REZONING ORA-1
VARIATION - FURNITURE STORE PARKING: TO B-3, TEXT
AMENDMENT &
The Plan Commission and Zoning Board of Appeals have held the VARIATION -
necessary hearings regarding the petition. Both bodies have FURNITURE STOR
recommended approval of the rezoning (Plan Commission by a vote of 6 PARKING
to 0 and the Zoning Board of Appeals by a vote of 5 to 0). Both bodies
have recommended approval of the furniture store parking requirement text
amendment rather than a variation to the existing parking requirement
(Plan Commission by a vote of 5 to 0 with one abstention and the Zoning
Board of Appeals by a vote of 5 to 0).
VILLAGE OF OAK BROOK Minutes Page 10 of 13 July 25, 1995
Motion by Trustee Shumate, seconded by Trustee Kenny, to direct the
Village Attorney to draft the necessary ordinance for action at the Regular
meeting of August 8, 1995 approving the requested rezoning from ORA-1
to B-3 subject to the following conditions:
1) The petitioner agree that the subject property shall be initially
developed and landscaped in substantial conformity with the plans
submitted. This approval does not suggest any approval of variations
to the Zoning Ordinance or to any other applicable requirement of the
Village Code except as specifically approved; and
2) The petitioner also agree that construction and development of the
subject property shall commence no later than two (2) years from the
date of approval and shall be completed within three (3) years.
VOICE VOTE: Motion carried.
Motion by Trustee Shumate, seconded by Trustee Kenny, to direct the
Village Attorney to draft the necessary ordinance for action at the Regular
meeting of August 8, 1995 approving the requested text amendment to
decrease the number of parking space requirements for "furniture stores".
Because the petitioner's study dealt only with furniture stores, they did not
propose any changes to parking requirements for appliance stores.
Therefore, those requirements will remain as is in a new Subsection (6).
The proposed text amendment also defines more specifically designed
furniture stores. The proposed revised text contained a transcription error
in new Subsection (6) and the corrected revised text is as follows:
(i) Amend Section XI(E)(12)(d) as follows:
11(5) Furniture stores - One parking space for every 400 square
feet of floor area or part thereof. "Furniture stores" as
used in this subsection, shall mean establishments
classified under SIC Number 5712 as primarily engaged in
the retail sale of household furniture with only incidental
sales of: (a) floor coverings (SIC No. 5713); (b) draperies,
curtains and upholstery materials (SIC No. 5714); (c)
miscellaneous home furnishings (SIC No. 5719); and (d)
consumer audio and video electronic equipment (SIC No.
5731) but only as part of "home entertainment centers"
which contain furniture as well as electronic components,
but no significant sale of any other products or materials."
(ii) Add a new Subsection (6) to read as follows:
11(6) Appliance stores, motor vehicle sales establishments and
establishments for repair of household equipment and
furniture - One parking space for every 200 square feet of
floor area or part thereof."
VILLAGE OF OAK BROOK Minutes Page 11 of 13 July 25, 1995
`0
i
(iii) Renumber existing Subsections (6) through (14) to (7) through (15).
VOICE VOTE: Motion carried.
D. RECOMMENDATION - ATELIER INTERNATIONAL (3400 ST PASCHAL ATELIER
DRIVE) SPECIAL USE AMENDMENT AND PARKING SETBACK INTERNATIONAL
VARIATION: SPECIAL USE
AMENDMENT &
Both the Plan Commission and Zoning Board of Appeals have held the PARKING SETBAC
required hearings regarding this proposal. The Plan Commission, at its VARIATION
meeting of June 19, 1995, recommended approval of the Special Use (3400 St.
Amendment by a vote of 6 to 0; and the Zoning Board of Appeals, at its Paschal Drive)
hearing of July 13, 1995, recommended approval of both the Special Use
and the Variation by a vote of 5 to 0.
Motion by Trustee Shumate, seconded by Trustee Bartecki, to direct the
Village Attorney to draft the necessary ordinance for action at the Regular
meeting of August 8, 1995. VOICE VOTE: Motion carried.
E. VILLAGE BOARD VISION AND MISSION STATEMENTS: VISION AND
?MISSION STATE-
The Trustees concurred with the Vision and Mission statements as MENTS
submitted and directed the Village Attorney to draft the necessary
ordinance accomplishing their adoption and providing for regular review for
action at the Regular meeting of August 8, 1995.
F. TENNIS DOME UPDATE: TENNIS DOME
Village Manager Veitch stated the Village is continuing to explore the
possible sale of the tennis dome. In the meantime, the Village has been
approached by an outside group interested in the dome for an indoor
soccer facility. He pointed out potential problems with building code
issues, zoning and licensing. Soccer Enterprises, Inc. of Palatine is
interested in leasing the facility, selling beer and wine and offering video
arcade games.
Trustee Kenny noted he was open-minded and thought a solution could be
worked out.
President Bushy stated it could cost the Village$100,000 to conform the
dome to their requests.
Trustee Savino stated that a sale is the main focus and leasing can be
troublesome.
Trustee McInerney pointed out the growth in soccer in this country, but to
pursue this issue without liquor.
Trustee Savino pointed out that the residents in the survey requested
VILLAGE OF OAK BROOK Minutes Page 12 of 13 July 25, 1995
MARSHALL FIELD & CO.
INDEX
PA COMENIS
21-21a informational Memo to Board of Trustees from Hawk dated 7120195
20-20a Recommendation Memo from Zoning Board of Appeals Chalnnan to
Board of Trustees dated 7118195
19-19d Zoning Board of Appeals Meeting Minutes dated 7113195
18-18a Revised Text Amendment from Gooder dated 7113195
17 Lohan Land Use Plan
16 Market Analysis dated 7110195 (included - not attached)
15-15c Memo to Zoning Board of Appeals from Hawk re: Furniture Store
Definition
14-14a Recommendation Letter from Plan Commission Chairman to Zoning
Board of Appeals and Board of Trustees dated 6129195
13-13d Plan Commission Meeting Minutes dated 6119195
12-12a Excerpt re. Signs from Brook Forest Homeowners Association
11 Marshall Field's -Concept Drawing of Store Front
10 Parking Demand - Retail Fumiture Sales Land Use
9-9c Informational Memo to Plan Commission and Zoning Board of
Appeals from Hawk dated 6116195
8 Letter from Cussen re: Engineering review
7-7a Marshall Field's Fiscal Impact Statement
6 Resident Letter (dated 6114195)
5-5a Board of Trustees Referral meeting minutes dated 5123195
4 Letter to Attorney re: meeting dates
3 Referral Memo to Board of Trustees from Hawk (615195)
2-2c Variations - Zoning Ordinance - Section Xill, (0)(1-6) (pgs 966-969)
1-1 a Amendments -Zoning Ordinance -Section XIII, I(1-5) (pgs. 970-971)
A-A2 Application/Petition w/Legal Description
B Fee/Recelpt
C-C6 List of Surrounding Property Owners
D-D 1 Transmittal Letter from Dave Gooder re: Petition Request
E Map Showing Adjacent Zoning
F Aerial View of Site
G Traffic Study
H Site Plan (Included - not attached)
I Landscape Plan (included - not attached)
J Architectural Elevations (included - not attached)
K-K2 Letter of Explanation from Gooder re. Rezoning Issue
L-L6 Letter of Explanation from Gooder re. Parking Issue
M Letter of Standing from Eastman Kodak
N Floor Plans (Included - not attached)
O Engineering Plans (Included - not attached)
P Plat of Survey - (not Included - Key Files Only)
Q�oF 04jr
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O�COUNT4•�
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS 60521 -2255
708 990- 3000
MEMO
July 20, 1995
TO: President Bus y and Board of Trustees
FROM: Tom Hawk
E
SUBJECT.• Marshall Field's - 1717 22nd Street- Rezoning, Text Amendment, and Variation
The Plan Commission and Zoning Board of Appeals have held the necessary hearings regarding the Marshall
Field's petition. Both bodies have recommended approval of the rezoning(Plan Commission by a vote of 6 to 0
and the Zoning Board of Appeals by a vote of 5 to 0). Both bodies have recommended approval of the furniture
store parking requirement text amendment rather than a variation to the existing parking requirement (Plan
Commission by a vote of 5 to 0 with one abstention and the Zoning Board of Appeals by a vote of 5 to 0).
Public Comment
There has been no public testimony regarding these proposals. However, William Lindeman,a resident of Brook
Forest, expressed concerns regarding the size and illumination of signs that may be visible from across 1-88.
Per the petitioner, the signage for the site is being planned. It is their intent to comply with the Ordinance and,
if any desired sign is in conflict with the code provisions,to seek relief through the appropriate petition and hearing
procedure.
Due to the architecture of the proposed building, no building facade signage is being planned. They will wish to
place a ground sign along 22nd Street and are considering signage facing east and west along 1-88. Any signage
facing or along 1-88 is not permitted by the Ordinance and will require approval by the Village via a text
amendment or variation procedure.
Text AmendmenWariation
Both hearing bodies preferred the text amendment rather than the variation alternative. Where good statistical
usage information is available it should be reflected in the ordinance provisions.
wow
July 20, 1995
President Bushy and Board of Trustees
RE: Marshall Field's
Page Two
Concerns were raised regarding the possibility that the furniture store usage could evolve to a use which requires
greater parking and the petitioner has provided a more tightly defined definition of"furniture store"to preclude this
possibility.
in reviewing this request, besides the information provided by the petitioner, l checked several other suburban
zoning ordinances and the parking generation information developed by the Institute of Transportation Engineers.
Also, Dave Miller of Metro Transportation, agrees with the proposed parking rate.
A parking requirement of 1 space per 400 square feet of floor area(2.5 spaces per 1,000 square feet of floor)is
conservative and will not lead to parking spillage off site nor will it restrict sales levels of a furniture store.
Rezoning-ORA-1 to B-3
The Plan Commission recommendation for approval of the rezoning st pulated several conditional elements. After
discussions with Attorney's Gooder and Martens and Mr. Gooder's statements at the public hearing, the Zoning
Board of Appeals recommendation contains the following two conditional elements.
1. Petitioner agreed that the subject property shall be initially developed and landscaped in
substantial conformity with the plans submitted. This approval does not suggest any approval
of variations to the Zoning Ordinance or to any other applicable requirement of the Village Code
except as specifically approved.
2. They also agreed that construction and development of the subject property shall commence no
later than two(2)years from the date of approval and shall be completed within three(3)years.
The disposition of the Plan Commissions conditional elements is as follows:
Item: 1 Modified as above condition 1.
2, 5, & 9 Unnecessary. The underlying regulations will apply.
3& 7 Covered by the modified Item 1.
4 The above condition 2.
6 The petitioner will provide a letter of intent regarding landscape maintenance.
8 A revised text amendment which more tightly defines the furniture store use
has been submitted, This is not part of the rezoning issue,but rather pertains
to the parking issue.
Di ii n
If it is your wish to move toward approval,it may be done by voice motion with authorization to Attorney Martens
to draft the necessary ordinance for action at your meeting of August 8, 1995.
TRH/gp
9 ya
OF 041f
�CCUNt'q'�
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS 60521 -2255
700 990- 3oco
July 18, 1995
President Bushy and Board of Trustees
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
RE: Marshall Field's - 1717 22nd St - Rezonina Text Amendment and Variation
Dear Madam President and Board of Trustees:
The Zoning Board of Appeals, at their meeting of July 13, 1995, held the required public hearing regarding the
petitioner's proposal to rezone the subject property from OR4-1 to B-3 and to amend the zoning ordinance text
or grant a variation regarding the parking requirements for "furniture stores."
There was no public testimony in favor or opposing either of the proposals. However, a citizen of Brook Forest
subdivision expressed concerns regarding any signage and I►ghting that may be visible from the residential
properties across 1-88.
The recommendations of the Plan Commission regarding these proposals were available to the members in their
consideration.
Rezoning - OR4-1 to B-3
The petitioners'intent is to completely redevelop the site with a new retail store which will specialize in the sale
of household furniture.
A motion recommending approval of the rezoning was passed by a vote of 5 to 0. In addition, the petitioner
represented the following to the Board.
1• Petitioner agreed that the subject property shall be initially develgoed and landscaped in
substantial conformity with the plans submitted. This approval does not suggest any approval
of variations to the Zoning Ordinance or to any other applicable requirement of the Village Code
except as specifically approved,
2. They also agreed that construction and development of the subject property shall commence no
later than two(2)years from the date of approval and shall be completed within three(3)years,
ao .
0
July 18, 1995
President Bushy and Board of Trustees
RE., Marshall Field's
Page Two
3. The petitioner will provide the Village with a letter of intent regarding landscape maintenance
including the natural wooded area at the northeast corner of the site.
At this time,no building signage is planned and ground signs along 22nd Street and 1-88 are being designed. Any
signage along 1-88 will require Village approval as they are not permitted for a B-3 development of this size.
Text Amendment or Variation
The petitioner presented a revised text amendment to decrease the number of parking space requirements for
"furniture stores." Because the petitioner's study dealt only with furniture stores, they did not propose any
changes to parking requirements for appliance stores. Therefore, those requirements will remain as is in a new
Subsection (6). The proposed text amendment also defines more specifically designed furniture stores. The
proposed revised text contained a transcription error in new Subsection(6)and the corrected revised text is as
follows:
(i) Amend Section XI(E) (12) (d)as follows:
"(5) Furniture stores - One parking space for every 400 square feet of floor area or part thereof.
"furniture stores,"as used in this subsection, shall mean establishments classified under SIC
Number 5712 as primarily engaged in the retail sale of household furniture with only incidental
sales of.• (a) floor coverings (SIC No. 5713); (b)draperies, curtains and upholstery materials
(SIC No. 5714); (c)miscellaneous home furnishings(SIC No. 5719);and (d)consumer audio
and video electronic equipment (SIC No.573 1)but only as part of"home entertainment centers"
which contain furniture as well as electronic components, but no significant sale of any other
products or materials."
(ii) Add a new Subsection (6) to read as follows:
"(6) Appliance stores,motor vehicle sales establishments and establishments for repair of household
equipment and furniture - One parking space for every 200 square feet of floor area or part
thereof."
(iii) Renumber existing Subsections (6) through (14) to (7) through (15).
A motion recommending approval of the text amendment was passed by a vote of 5 to 0.
Res ully submitted,
Champ Mis
�
Chairman
Zoning Board of Appeals
CC.* Petition Files
Member Davis moved, seconded by Member Hasen to recommend for approval the request for the sign
height variation from thirty-five feet to fifty-five feet based on the Zoning Ordinance standards having
been met.
ROLL CALL VOTE: Ayes: 2 - Hasen and Davis.
Nays: 3 - Ascher, Shah, and Vescovi.
Absent: 2 - Aldini, Dosedlo. Motion failed.
IV. OAKBROOK CENTER/URBAN RETAIL PROPERTIES - AMENDMENT OF VARIATION -
ORDINANCE S-681 NUMBER OF PARKING SPACES
Chairman Davis swore in all persons giving testimony this evening.
David Gooder introduced himself as the attorney for the petitioner and Chuck Fleming, General Manager
of Oakbrook Center. He gave history of the site and the number of spaces (575) needed. The portion
of the property was owned by the Tollway and leased by Oakbrook Center. Marshall Field's now owns
the property except for the detention pond, which is still owned by the Tollway. Sears has broken
ground for their Homelife store and will be providing additional parking. All of these things combined
has resulted in the Center having more than enough of spaces than required by the Ordinance.
Chuck Fleming said that when they did the expansion in 1990 the concern was the IDOT parcel. The
parking area could have been taken back by IDOT if they decided to put in an interchange. Since then
and with the improvements along Route 83, IDOT abandoned the idea of an interchange so they were
able to purchase the property. They are trying to clear the books.
Chairman Davis questioned that the Village has been satisfied from an engineering and mathematical
standpoint that the parking is now sufficient.
Hawk said that Bill Cussens from the Engineering Dept. assisted in verifying the parking areas. There
was consistency with their numbers. They have more than one and a half times the parking area
required.
No one in the audience spoke in favor of or against the proposal.
Member Hasen moved, seconded by Member Ascher to recommend for approval the request to amend
the variation previously granted in 1990 that reduced the parking spaces required by 575 spaces -
Ordinance S-681 based on the Ordinance standards having been met.
ROLL CALL VOTE: Ayes: 5 - Ascher, Hasen, Shah, Vescovi, and Davis.
Nays: 0 - None.
Absent: 2 - Aldini, Dosedlo. Motion carried.
V. MARSHALL FIELD'S - 1717 22ND STREET - REZONING TEXT AMENDMENT AND VARIATION
Gooder identified himself as the attorney representing Marshall Field's and reviewed the background
of the site. Marshall Field's owns the east parcel of the recently subdivided Kodak Subdivision. They
are seeking to rezone the parcel to B-3 for the purposes of demolishing the existing'building and
building a new furniture store and new asphalt for the parking spaces needed.
ZONING BOARD OF APPEALS Minutes July 13, 1995 1;�41
7
• • I
Stephen Merz, Senior Project Engineer for Dayton's, Hudson's and Marshall Field's, described the
proposed full-line home store, including the sale of upscale furniture, carpet, and interior designing.
There will be very little carry-out or pickup due to the lines they handle. Most items will be delivered
from their Chicago Distribution Center at Pulaski and Diversey. They are planning to demolish the
existing building and build a new building on the site. They are working with IDOT and Oakbrook
Terrace to complete a signalized access located at the eastern end of the proposed building.
Jack Seaborne, Architect said that the east end of the site is all green space that will be retained. At
the edge of the drive of the existing building is a beautiful stand of fir trees that will also be retained.
He reviewed a rendering of the building and its placement on the site.
Neil Eash, is the Senior partner of Barton-Aschman and the civil engineers for the project. The
composite area of the hard surface on the new design is less than currently in place on the existing
site. They are working with landscape architects to improve the shape of the detention basin to work
in with the existing landscaping and try to save as many existing trees as possible. The existing building
is currently served by sanitary sewer and water system. These will be extended to serve the new
building. There were no stormwater management regulations thirty years ago when the site was
developed. All the stormwater currently drains without control into the tollway ditch. They will design
the site into compliance with the Village stormwater management ordinance.
Joe DeVito, Countryside Industries, is the Landscape architect. The landscaping will compliment the
building. They are proposing a classical formal french garden type design to keep with the classical
motif. There will symmetry, repetition of form, hedging and geometrical configurations. On the north
side of the site they are proposing a one-and-a-half foot high berm and two and one half foot shrub
massing and combination columnar deciduous trees and evergreen shrubs. The east side has an
existing evergreen planting with 25 to 30 feet high of evergreen trees which will be retained as well as
many quality existing on-site trees as possible will be transplanted and used along the south property
line to help screen the area from the residents.
Donald O'Hara, a principal with the traffic engineering firm of KLOA, reviewed the historical, existing,
and future conditions on site. He discussed the parking and traffic issues and reviewed the traffic
study that consisted of traffic counts and identified existing and projected conditions. The driveway is
opposite Parkview in Oakbrook Terrace. Parkview is signalized and it is going to be upgraded in the
near future to add dual turn lanes. They are proposing traffic signal modifications. The facility will
generate a low volume of traffic during the week. During the peak hours they estimate a maximum of
60 vehicles. He described the basic improvements to the intersection development, involving IDOT,
Oakbrook Terrace, Metro Transportation, and Hamilton Partners. IDOT has given them preliminary
approval for the construction.
Tom Holcer, Real Estate Appraiser, Holcer and Company, addressed two issues in their report that
compares the sales of properties acquired for office purposes vs. recent sales of properties acquired
for retail purposes. They found that office prices have continued to decline and have stabilized, but
retail prices have continued to escalate to the point that retail prices appear to be at least double those
that people are paying for office use at this time. The maintenance of the office zoning would reduce
or restrict the value of this property.
They believe the property will be an enhancement to the surrounding commercial and office user. They
researched the sale of properties in Brook Forest and Briarwood Lakes for the past 5 to 6 years, of the
12 examples listed, 10 showed price increases and 2 showed nominal price declines. The
ZONING BOARD OF APPEALS Minutes July 13, 1995
�* 4
i y
• .
preponderance of the data showed that in spite of the presence of the surrounding office and
commercial properties he does not believe the development will negatively impact residential property
values.
Mike Litwin, Director of Real Estate for Dayton's, Hudson's, Marshall Field's reviewed the Fiscal Impact
Study and said that they were looking forward to getting the site redeveloped and hoping to open the
new store in the summer of 1996 to target the fall and holiday season shoppers. They anticipate the
facility will employ over 90 people and they will earn an average salary of $30,000 per year. Their
projected sales in the first full year are about 28 million dollars and in their fifth full year (2001) they
anticipate over 40 million dollars worth of sales. Based on a sales tax revenue total of 6.75%, this
produces close to two million dollars in sales tax for the first full year. $280,000 of that amount would
go to the Village of Oak Brook. In the fifth full year it is projected that about $400,00 should go to the
Village. They will be generating property tax revenues that nearly double what the site is presently
generating. State Income tax revenues generated by the facility would be around $200,000 per year
initially and growing to nearly $300,000 per year in the fifth full year. In addition, there is a nominal
utility tax revenue generated. Marshall Field's is very proud to have this opportunity to add a lively and.
significant presence and to be both the oldest and the newest major retailer in the great Oak Brook
market.
Members questioned the success of a stand alone furniture store and the comparison of this store to
their other upscale furniture store. Litwin said their other furniture stores had proven to be very
successful and the plan for these stores is to push the upper end a little more. It will have more of
an antique presence and designer products and services.
Gooder passed out an Exhibit that was part of the recommendations of the Lohan report that deals with
this area. He referred to his letter of June 7, 1995 and reviewed the standards for rezoning.
1. The character of the neighborhood will be essentially unchanged. The parking will be
less visible to the residents on the south side of the tollway. There will be significant
screening.
2. A change to retail use will be an advantage to the Village and the area is suitable for
retail use.
3. There will be no adverse effect on other properties.
4 There is no significant gain to the public by forbidding retail business on the subject
property.
5. The proposed use is consistent with the proposed Comprehensive Plan.
Gooder said that several rezoning conditions imposed by the Plan Commission are inappropriate
because they are already in the zoning ordinance. Normally when there is a rezoning there are not
conditions attached as would special use or variations. Marshall Field's agrees to two conditions. The
subject property shall be initially developed and landscaped in substantial conformity with the plans
submitted. They also agree that the development of the property will commence no later than two
years from date of approval and be completed no less than three years from date of approval. They
agree to submit a letter as to their intention or be more explicit in the landscape plan.
Bill Lindeman, 11 Pembroke Lane and member of the Brook Forest Homeowners Association stated that
he is not speaking in opposition. They are concerned with the lighted sign issue, such as the type of
illumination and the size of the letters for signs visible from Brook Forest. He believes that Marshall
Field's has a quality operation.
ZONING BOARD OF APPEALS Minutes July 13, 1995
�*5 /��
r 1
Hawk said Marshall Field's has indicated they may not be considering the use of building signage. The
interpretation of the signage provisions will only permit building signage facing 22nd Street and will
only permit ground signage facing 22nd Street. Any signage along 1-88 will take some type of specific
action to deal with that signage. The property falls under a 10-acre parcel and 1-88 is not a street by
definition. Merz said that they were working on a ground sign design that would incorporate the
material and design from the building along with the Marshall Field script.
Hawk said that the rezoning will have some conditional elements, such as substantial conformity of the
plan. This plan does not meet the current ordinance for parking. The text amendment for furniture
stores should in place for the rezoning to based on the plan to make sense.
Gooder said that the parking requirement for furniture stores currently in the ordinance is much too
high. The Ordinance requires that Marshall Field's would have to provide approximately 510 parking
spaces for a furniture store.
O'Hara reviewed the surveys and sales data. He said that studies indicated that in relation to land use
issues a furniture store requires less parking than other retail use. Surveys were conducted at their
Minneapolis facilities and other Chicago suburban furniture stores for a total of six sites. All parking
demand studies provided in the file, reveal the use of one parking space per thousand. At no time did
the existing volume get over two parking spaces. They feel that all the data suggests that 2.5 spaces
would be the correct ratio. Marshall Field's would not design a structure where they would not have
adequate parking.
Member Ascher questioned that if the store is very successful, would they be allowing sufficient parking
and room for expansion. Hawk said that the site has the flexibility that if somewhere in the future, if
the use were modified or changed, there is the ability to add parking and keep the site in conformance
with the parking requirements.
Hawk said the preference would be to use a text amendment rather than a variation. The Ordinance
should reflect the best appraisal of reality and variations are used when there are unique circumstances.
The Ordinance should be conservative, but should not place an unfair or unrealistic burden on property
owners.
Members discussed the effects of the change on other properties. Hawk said that it will only affect the
properties having a furniture store.
Member Hasen moved, seconded by Member Vescovi to recommend for approval the request to rezone
the east lot of the Eastman Kodak Subdivision - 1717 22nd Street from ORA-1 to B-3. The petitioner
has agreed to the following:
1. Petitioner agreed that the subject property shall be initially developed and landscaped
in substantial conformity with the plans submitted. This approval does not suggest any
approval of variations to the Zoning Ordinance or to any other applicable requirement
of the Village Code except as specifically approved.
2. They also agreed that construction and development of the subject property shall
commence no later than two (2) years from the date of approval and shall be
completed within three (3) years.
ZONING BOARD OF APPEALS Minutes July 13, 1995 zp( 6 /9
3. The petitioner will provide the Village with a letter of intent regarding landscape
maintenance including the natural wooded area at the northeast corner of the site.
ROLL CALL VOTE: Ayes: 5 - Ascher, Hasen, Shah, Vescovi, and Davis.
Nays: 0 - None.
Absent: 2 - Aldini, Dosedlo. Motion carried.
Member Hasen moved, seconded by Member Vescovi, to recommend approval of the requested Text
Amendment to reduce the required parking for furniture stores by amending Section XI, (E)(12)(d) as
follows:
Amend Subsection (5) to read as follows:
"(5) Furniture stores - one parking space for every 400 square feet of floor area or part
thereof."
Add a new Subsection (6) to read as follows:
"(6) Appliance stores, motor vehicle sales establishments and establishments for repair of
household equipment and furniture - One parking space for every 200 square feet of
floor area or part thereof."
Renumber existing Subsections (6) through (14) to (7) through (15).
ROLL CALL VOTE: Ayes: 5 - Ascher, Hasen, Shah, Vescovi, and Davis.
Nays: 0 - None.
Absent: 2 - Aldini, Dosedlo. Motion carried.
Vl. ATELIER INTERNATIONAL-3400 ST PASCHAL DRIVE -AMEND SPECIAL USE AND PARKING
SETBACK VARIATION.
Gooder identified himself as attorney for Atelier International. He briefly reviewed for the Board the
original rezoning and special use approved for the property. During the review before the Board of
Trustees they discussed the need for additional parking. The area suggested by the Board was away
from the Trinity Lakes homes and had not been covered in the legal publication. The request is not
only to approve an amendment to the Special Use, but a Variation in the setback. They are now
requesting that the Special Use granted be amended to include the parking area.
Ron Reusch, reviewed the area in question. The change in parking area will reduce the parking setback
from St. Paschal Drive to ten feet. The area is so well screened by the existing vegetation that there
will be almost no visibility from the north, east, or west and very little visibility from the south.
Gooder said that parking was needed to accommodate the programs as they grow and for the summer
programs that increase the student population almost threefold. They must have adequate parking to
meet the code requirements for the number of people that will be on the site at any one time.
No one in the audience spoke in favor of or in opposition to the proposals.
ZONING BOARD OF APPEALS Minutes July 13, 1995
7
.1 .
LORD, BISSELL & BROOK
116 SOUTH LA SALLE STREET
CHICAGO, ILLINOIS 60603 LOS ANGELES OFFICE
300 SOUTH GRAND AVENUE,SUITE 3900
1312) 443-0700 LOS ANGELES,CALIFORNIA 90071.3200
CABLE: LOWIRCO COO 12131 485.1500
TELEX:18-Itai
TELEX: 26-3070 TELECOPY:(21-31 488-1200
TELECOPY: 1312) 443-0670 ATLANTA OFFICE
ONE ATLANTIC CENTER
1100 Jorie Boulevard 1201 W.PEACHTREE STREET,SUITE 3700
ATLANTA,GEORGIA 30309
Suite 243
14041 870. 07
TELEX:es-37a7o7
708/990-0561 Oak Brook, IL 60521
TELECOPY:(4041
OFFICE
-8647
O
LONDON OFFICE
LLOYD'S,SUITE 996
1 LIME STREET
LONDON EC3M 700 ENGLAND
071-327-4534
July 13, 1995 TELECOPY 071-929-2250
Village of Oak Brook.
1200 Oak. Brook Road
Oak Brook, IL. 60521'
Att'n: Thomas Hawk
Director of Code Enforcement
Re: Requested Text Amendment re
Dear Tom: Parking of Marshall Field &. Company
In response to the comments made at the Plan Commission
hearing on June 19, 1995, my client, Marshall Field & Company,
has revised their requested text amendment to read as set forth
in the revised Exhibit B attached hereto.
Sinc el yours,
1
DMG:pg David M. Gooder
Encl
. REVISED
EXHIBIT B
to
TEXT AMENDMENT APPLICATION
of
MARSHALL FIELD & COMPANY
(July 13, 1995)
Amend Section XI (E) (12) (d) as follows:
(i) Amend Subsection (5) to read as follows:
" (5) Furniture stores - One parking space for every
400 square feet of floor area or part thereof.
"Furniture Stores", as used in this subsection,
shall mean establishments classified under SIC
Number 5712 as primarily engaged in the retail
sale of household furniture with only incidental
sales of: (a) floor coverings (SIC No. 5713) ;
(b) draperies, curtains and upholstery materials
(SIC No. 5714) ; (c) miscellaneous homefurnishings
(SIC No. 5719) ; and (d) consumer audio and video
electronic equipment (SIC No. 5731) but only as
part of "home entertainment centers" which contain
furniture as well as electronic components, but no
significant sales of any other products or materials. "
Add a new Subsection (6) to read as follows:
" (6) Appliance stores, motor vehicle sales establish-
ments for repair of household equipment and
furniture - One parking space for every 200 square
feet of floor area or part thereof. "
Renumber existing Subsections (6) through (14) to (7)
through (15) .
EXHIBIT B (revised)
!� Comprehensive Plan Updates
E3 .
LEGEND a t,linois
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future mixed-use
Exhibit E3.1 Land Use Plan °
Each land ust: district contains a use and a x 07'Supportive uses Each Cstncl address,e a r!cutar a ,o
market niche f+_1'ler density uses<_-_?;:enc:entrate<. R=a,onal Shopping Conter D,str,c!and Cor ral i;usmess co; m ' p�
D,:ariet, bc,wcc^Kingery Highway c- York Road 22nd Sireel. l.ow r density Uses are loC.v!,,d to:'e east, 3+ O s
scut!:, and sir-: west Ccunrne-rcu! ..:�vej0pr-:?I:t :s _d from resider,,::;i n-�:ghhorhnods by tia?r Cree ;;n the
nt Irth, 1-he S:)c' .s Care and Cent v. ,.r on;he Sec..... _ .:;7n'on the socAi•w•,.;t
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COUNO,
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS 60521 -2255
708 990-3000
MEMO
July 6, 1995
TO: Zoning Appeals
Board of A als
FROM: Tom Hawk
SUBJECT: Marshall Field and Company- 1717 22nd Street
Rezoning from ORA-1 to B-3
Text Amendment or Variation - Furniture Store Parking
Based on the recommendation of the Plan Commission at their meeting of June 19, 1995, the petitioner has
submitted the attached information pertaining to the definition of"Furniture Store"for their use of Lot 2 in the
Eastman Kodak Subdivision.
The Plan Commission was concerned that the proposed store should remain a household furniture retailer
and that it could not, over time, change in use to a retail activity with different impact characteristics such as
an appliance store.
TRH/gp
i
it ,
1�
JUL-05-1995 16:00 _ �_�)SD t_ENTRAL PRUPERT[ES • �1 3?5 65 33-1 P-01/01
ytia Fax ..("/o$) 294-_0747
July 5 , 1995
David Gooder
Oak Brook__ ituge Store Zonings Text
This is Marshall Field's proposed zoning text for "Furniture Store"
in Oak Brook. Please forward the text to Tom Hawk at the Village.
PROPOSED DEFINITION OF "FURNITURE STORE" FOR OAK BROOK ZONING TEXT
" "Furniture Store" , as used in this subsection shall
mean an establishment classified under SIC number 5712 as
primarily engaged in the retail_ sale of household
furniture with only incidental sales of. : (a) floor
coverings (SIC No. 5713 ) ; (b) draperies, curtains and
upholstery materials (SIC No. 5714) ; (c) miscellaneous
homefurnishings (SIC No. 5719) ; and (d) consumer audio
and video electronic equipment (SIC No. 5731 ) but only as
part of "home entertainment centers" which contain
furniture as well as electronic components, but no
significant sales of any other products or mat.erials . 11
Mike Litwin
950705B.011S
As
TOTAL P.C_11.
67 dW1 NTnrU AND H 0 a FURNIS H1N G S
MW STORES
671 Fu ture and Hornefurrtlshlnp Starts
$711 Furciture rtorld
6713 Floor co, ri4+tors@
$714 Drapery and upbolner7 mares
6719 Muc b o m e furniahiap ►to res
672 Household ApphiLnee Starts
6722 Household appliance stores
$73 Radio,Telerision, a Computer Starts
$731 Radio,TV, • aleetrouic storey I
$734 Computer and software scores
$735 Record A prerecorded tape stores
6736 M=cal ianrumeot story 325
Major Group 57.—HOME FURNITURE, FURNISHINGS, AND
EQUIPMENT STORES
i
The Major Group as a Whole
sing, furnishings,
izing in sales for
This major groui) includes retail stores selling goods used for furnishing the home, such
as furniture, floor coverings, draperies, glass and chinaware, domestic atoves, refrigerators,
t(`rKe-.Mlall
and other household electrical and gas appliances. Establishments selling electrical and gas
appliances are included in this group only if the major part of their sales consists of articles t
for home use. These stores may also repair household appliances, radios, televisions, and
stereo equipment, but eatablishmentA primarily engaged in repair of these products are clas-
s, wumen's, and sired in Division I, Services. Dealors primarily engaged in selli.ag antique and secondhand
.aiishmente fre• furniture are classified in Industry Group 593, Stores furnishing interior decorator service
ibagn are classified ac:curding to the merchandise handled.
'u industry
Uroup Lad urtry
No. No.
571 HOME FURNITURE kND FURNISHINGS STORES
i
is!ized lines of 5712 Furniture Stores
:'orJr.a, bathing Establishments primarily engaged in the retail &ale of household furniture.
and toupees. These stores may alao sell homefurnishings, rusjor appliancee, and floor cover.
.a making and inp•
l
,Lshmente pri• aode and sprinsr—»Wl JurenUa rurolturtintaU
Csbl
3i.=ted in Indus- ast work oa•custom basis to adi• 1Kattrew stores, tncludinr c,"Wo
viduaJ ordsr rat" made--rat"
C+btnots,kttchw!not butt in—recall Outdoor rum4tum—rvwu
Fwruturv,custom made—nlul w,urtrd►—rtW1
'�--'ot� Furniture, hou"hold with or without
--reu; tumM!np and epplianoa--nail
—mail
—tod—null 5713 Floor Covering Stores
-�..t
,4',t ttcry –re{a,, Establishments primarily engaged in the retail sale of floor coverings. EB-
tablishments included in this industry may incidentally perform installation,
but contractors primarily engaged in Installing floor coverings for others are
classified in Construction, Industry 1762.
Cersot stow—retail Unoleurn etorw--nWl r
r99r taysrns+tons—nts.J Aug store—mall
row tiles story—nail
5714 Drapery, Curtain, and Upholstery Stores
EetAblishmenta primarily engaged in the retail sale of draperies, curtains,
and upholstery materials. Establishments primarily engaged in reupholatering
or repairiug furniture are claasi.riwd in Servioud, Industry 7641.
C,4rta;n stone--reap 83poover Acre—retalt
Drapery rtorw—mesa Upholsarr materisle stcnrretaU
5719 Miscellaneous Homefurnishings Stores
Establishments primarily engaged in the retail sale of miscellaneous home-
furnishings, such as china, glassware, and metalware for kitchen and table
use; bedding and linen; brooms and brushes; lamps and shades; mirrors and
picturee; venetian bliods; and window shades. Establishments primarily en-
N-30–'95 FR I 13:?9 :OAkl BROOK L 1 SRHRY TEL N0:–0 0 0170 9093 P01 O-
i
826 STANDARD WDUSTRIAL CLASSIFICATION
Group Industry
Ne. xo,
571 HOME FURNITURE AND FURNISHINGS STORES--Con.
5719 Miscellaneous Homefurnishings Stores—Con.
gaged in the retail sale of miscellaneous homefurnishinp by house-to-house
canvass or by party-plan merchandising are elasaified in Industry 5963.
Alumlhuzowars sunve--retail olrssw'are=furs—rani!
Bedding(sheets,blanksu,spreads,and Houe►wsrq Bores--total!
pulows}-mail Kitchenware stor"_rstatl
Brooms-stall Lamp and shads shops-tecaR
r Sruahes-retail 110s"shop&_rstau
l Chita Fk+w--*ems Metalware storw_teta{h
i Cookware-retail Mirrors-reta
' crockery stares--retail
cutlery stures—reta F��
il �
`` lh ounalwars store►—retad Vsasdan baud shops--rstall
1 I Fimplaoe wreena aad soohwories- Window shade shop•--nt&U
t re4" Woodburuing#WvM--rash
Fireplace stores—ratan
572 HOUSEHOLD APPLIANCE STORES
1 I 5722 Household Appliance stores
Establishments
primarily engaged in the retail sale of electric and gas re-
1 frigerators, stoves, and other household appliances, such as electric irons, per-
colators, hot plates, and vacuum cleaners. Many such stores also sell radio and
television sets. Retail stores operated by public utility companies and primari-
ly engaged in the We of electric and gas appliances for household use are
classified in this industry.
Air omldittonaag rooat units, self-om. Ranges,gas sad electric-stall
�. W � d st
Elocuic household appli"ce s1ra— � sotric and
t ^'v'( Sewing machiaa 11=10-rot"
l Framers.household-retail (?tarot and relaud eloc rio acrd N op-
Curty dt.pows,electric—retail plts,G rstail
Household appllaaa ewree, slactria or Vacuum olaaw swrw—rstad
pa—retell
Kitchens, oompleto (sinla, cabinets,
i� sta.�-retail
€ 573 RADIO, TELEVISION, CONSUMER ELECTRONICS, AND ;MUSIC STORES
5731 Radio, Television, and Consumer Electronics Stores
Establishments primarily engaged in the retail sale of radios, television sets,
record players, stereo equipment, sound reproducing equipment, and other
consumer audio and video electronica equipment (including automotive). Such
establiahmerlta may also sell additional lines, such as household appliances;
computers, computer peripheral equipment, and software; musical inetru•
# ' menta; or records and prerecorded tapes. Eetablialuuentb in this industry may
perform incidental installation and repair work on radios, television sets, and
�. other consumer electronic equipment. Establishmente primarily engaged in
the instillation and repair of these products are classified in Services, Indus.
try 7622. Establishments primarily engaged in the retail sale of computer
equipment are classified in Industry 5734, and those selling electronic toys are
classified in Industry 5945,
Antsnw stores.househeld-retail Rsdlo-ph000grsph rlrsa-nail
Conrumsr electronic equipment Tops rsoordm sad pl,YSre-stall
starer-retail 7'eitrvislorr sot alt=os-re4ia
High mellty(N-A)aqulprssat-retail Video eamen=tors•--rat"
PE000gnA slra-rota!! Mast tape r000rthsr 1Wn•-roWl
Radio att=ar-rrull
Post-lt.r brand fax transmitta!memo 7671 of p.p•s ► `+!
111 i - rom 1COW
69p t. n Phone
tX r��-I(� __L, < 1 FOX M
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�COUNIV
VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS 60521 -2255
7J8 9qO- 3000
June 29, 1995
President Bushy and Board of Trustees
Zoning Board of Appeals
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
RE: Marshall Field's - 1717 22nd Street- Rezonlna. Text Amendment.
and Variation
Dear Madam President, Board of Trustees, and Zoning Board of Appeals:
The Plan Commission, at their regular meeting of June 19, 1995, reviewed the Marshall Field's petition for
rezoning to B-3 and for the text amendment to the Zoning Ordinance revising the parking space requirements
for "furniture stores."
Rezoning from ORA-1 to B-3
The Plan Commission members concurred that the rezoning to B-3 satisfies the factors pertaining to map
amendments as contained within the Plan Commission rules.
By a vote of 6 to 0 a motion was passed recommending approval of the rezoning of lot 2 in the Eastman Kodak
Subdivision from ORA-1 to B-3, General Business district, with the following conditions suggested:
1. That the subject property shall be developed in substantial conformity with the plans submitted.
This approval does not suggest any approval of variations to the Zoning Ordinance or to any
other applicable requirement of the Village Code except as specifically approved.
2. That the subject property shall be developed in compliance with all other applicable local,county,
state or federal requirements such as storm water management,wetlands,and traffic regulations.
3. That the subject property shall be landscaped in substantial conformity with the plans; all
landscaping shall be permanently maintained and replaced promptly if die-off occurs.
4. That construction and development of the suqect property shall commence no later than two(2)
years from the date of approval and shall be completed within three(3)years.
June 29, 1995
President Bushy and Board of Trustees
RE: Marshall Field's
Page Two
5. The side and rear yard landscaping adjacent to parking areas calls for five (5) foot high
screening.
6. The unused wooded area to the east side of the site shall be maintained as a finished area.
7. The same architectural specifications shall be followed for all sides of the structure.
8. The term "furniture store"shall be defined to exclude predominant sales of appliances and
electronic equipment
9. A signage plan will be developed for approval. Similar signage conditions to those developed
for the Illinois State Toll Highway Authority site are suggested.
Text Amendment
It was the consensus of the Plan Commission that the Text Amendment alternative was preferable to the Variation
alternative.
By a vote of 5 to 0, with 1 abstention, a motion was passed recommending approval of the Text Amendment as
proposed. The motion noted that the site has the advantage that,should the parking experience warrantor should
a change in use take place, the unused east area can be utilized for additional parking.
Public Testimony
There was no testimony in opposition to the proposals, however, a Brook Forest resident raised concerns
regarding the signage that will face the residential properties to the south across 1-88.
Respectfully submitted,
Stelios Akti P is
Chairman
Plan Commission
cc: Petition files
NOTE: Chairman Aktipis has reviewed and verbally approved the content of this letter. The signed
original will be placed in the official file upon receipt
DPAFT
VILLAGE OF OAK BROOK
PLAN COMMISSION MINUTES
June 19, 1995
I. CALL TO ORDER
The meeting was called to order at 7:34 p.m.
MEMBERS PRESENT: Chairman Stelios Aktipis
Members Bernard Dudek
Surendra Goel
George Mueller
David Pequet
Anthony Tappin
ALSO PRESENT: Director of Code Enforcement Tom Hawk
A quorum was present
II. APPROVAL OF MINUTES
Member Mueller moved, seconded by Member Pequet, to waive the reading of the May 15, 1995
Plan Commission Meeting minutes and to approve them as amended.
VOICE VOTE: All in favor. Motion passed.
Chairman Aktipis introduced and offered a warm welcome to Dr. Surendra Goel from the Plan
Commission.
Chairman Aktipis offered congratulations and best wishes to former Chairman Al Savino who has
been elected as a Trustee to the Village. Al has been a great Chairman to the board and has been
thoughtful, incisive, patient, courteous, and the board will miss his wisdom and insight.
III MARSHALL FIELD'S - 1717 22ND STREET - REZONING TEXT AMENDMENT, AND
VARIATION
David Gooder, attorney for the petitioner, reviewed the petition request and surrounding zoning.
The site is located at the southwest corner of Route 83 and 22nd Street. It has been owned and
used by Eastman Kodak for over thirty years. The property to the east is under contract to be sold
to Marshall Field's. They are seeking to rezone the property from ORA-1 to B-3 and either a text
amendment or a variation regarding the parking requirement. There is retail use to the north, office
to the northeast, shopping center to the east, office and retail to the west, and South of the site
Is the Brook Forest residential area. It is separated from the site by 1-88 (250 feet), a gas line
easement (90 feet), and a village road (60 feet), totaling a 420-foot separation.
PLAN COMMISSION Minutes June 19, 1995
1
Stephen Merz, Senior Project Engineer for Dayton's, Hudson's and Marshall Field's, described the
proposed full-line home store, including the sale of upscale furniture, carpet, and interior designing.
There will be very little carry out or pick up due to the lines they handle. Most items will be
delivered from their Chicago Distribution Center at Pulaski and Diversey. They are planning to
demolish the existing building and build a new building on the site. They are working with IDOT
and Oakbrook Terrace to complete a signalized access located at the eastern end of the proposed
building.
Bob Rietow, Architect said that the east end of the site is all green space that will be retained. At
the edge of the drive of the existing building is a beautiful stand of fir trees that will also be
retained. The composite area of the hard surface on the new design is less than currently in place
on the existing site.
The building is being designed in a classical motif. It is a 2-story building, steel frame
construction, and the exterior wall is being designed to have an architectural precast concrete
facade. There will be a series of arched windows, identical bays and on the four corners are small
towers capped with a Marshall Field's dark green pitched metal roof. All mechanical equipment
on the roof is concealed by a cast stone screen that will be in the center of the building. The
building in area is approximately 106,000 square feet; of that 102,000 square feet are in the retail
operation, the other 4,000 relates to the loading dock. It is 15 feet floor to floor and the exterior
walls are approximately 32 feet in height. The towers will project ten feet above the roof. The
highest element of the building is approximately forty-six feet, which is less than allowed.
Neil Eash, is the Senior partner of Barton-Aschman and the civil engineers for the project. They are
working with landscape architects to improve the shape of the detention basin. The existing
building is currently served by sanitary sewer and water system. These will be extended to serve
the new building. There were no stormwater management regulations thirty years ago when the
site was developed. All the stormwater drains into the tollway ditch. They are proposing to bring
the entire site into compliance with the Village stormwater management ordinance.
Joe Devito, Countryside Industries, is the Landscape architect. The landscape will be a classical
design to keep with the classical motif. There will symmetry and repetition of form. The Village
requirements ask for four-foot high densely planted screen in the front yard and five foot on the
side and rear yards. This site has two front yards. They will provide a combination one-foot berm
and a mix of three feet high evergreen and deciduous shrubs in the front yard. The east side has
an existing evergreen planting with 25 to 30 feet high of evergreen trees which will be retained as
well as many quality existing trees on-site will be transplanted and used along the south property
line to help screen the area.
Donald O'Hara, a principal with the traffic engineering firm of KLOA, will discuss the parking and.
traffic issues. The traffic study consisted of existing and projected conditions. Route 83 and 22nd
will not get much wider. The driveway is opposite Parkview in Oakbrook Terrace. Parkview is
signalized and it is going to be upgraded in the near future to add dual turn lanes. They are
proposing traffic signal modifications. The facility will generate a low volume of traffic during the
week. During the peak hours they estimate a maximum of 60 vehicles. He described the basic
improvements to the intersection development, involving IDOT, Oakbrook Terrace, Metro
Transportation, and Hamilton Partners. IDOT has given them preliminary approval for the
construction.
PLAN COMMISSION Minutes June 19, 1995
2
The Ordinance requires that Marshall Field's would have to provide approximately 510 parking
spaces for a furniture store. Surveys were conducted at their Minneapolis facilities an d other
Chicago suburban furniture stores for a total of six sites. All parking demand studies provided in
the file, reveal the use of one parking space per thousand. At no time did the existing volume get
over two parking spaces. They feel that all the data suggests that 2.5 spaces would be the correct
ratio.
Gooder said that in a survey of ordinances in the Chicago metropolitan area, and a recent change
in the Naperville ordinance calls for 2 spaces per thousand. Barrington and Arlington Hts., calls
for 1.7 spaces per thousand. The old technique of treating all retail use alike is giving way to a
more careful analysis of particular retail uses. They would like to suggest an amendment to the
text of the ordinance to change Section XI (E)(12)(d) to apply to only furniture stores to be one
parking space for every 400 square foot or 2.5 per thousand, and to add a new subsection VI to
apply to other retail stores as currently listed. Why over build with unnecessary parking and
eliminate green space? It does not serve any purpose and it seems clear, that 2.5 cars per
thousand will be more than adequate.
The value of adjacent properties will not be lower by the reduction of the parking spaces, rather
it would enhance it. The requirements for a text amendment have been met. Past regulations have
been too high and the lower requirement is appropriate.
i
They are seeking the rezoning of the property from ORA-1 to B-3. The new building on this
development will result in a lower F.A.R. of .26. The report from Lohan provides that this area
should be a retail area. This use would be consistent with that recommendation. The financial
Impact Report lists over $300 thousand in sales tax revenue for the Village. By the year 2001, that
number should be over $400 thousand. In every way this proposal meets the requirements set
forth by the Zoning Ordinance and will provide a highly desirable development for this location.
Tappin questioned the lighting into Brook Forest and was advised that they will be using a shoe
box type cutoff lens to keep spill light from going off into the residential area. Along the south
side the fixtures could be equipped with a house side shield to further cut off light. If they hide
the source of the light, they can keep the residents from seeing the actual light.
Pequet questioned the hours of operation and was told that will be operating Monday through
Friday 10:00 a.m. to 9 p.m., Saturday 10 a.m. - 6 p.m., and Sunday 12 p.m. to 6 p.m.
Tappin questioned screening with additional evergreens along the south side of the building to
protect the people living in Brook Forest. Devito said that there is a steep drop off on the south
end of the lot that will not have the clearance for an evergreen tree due to the width of the base
of the tree. A mature evergreen tree will have a spread of 20 feet. There will be upright
arborvitae's that will get ten to fifteen feet in height. There is another type of evergreen that can
go to twenty feet. Merz said that there are many good size deciduous trees on the site that could
be used. From a chance of survival as well as attractive, mixing the columnar type of evergreen
with deciduous trees would most pleasing to nearby residents.
PLAN COMMISSION Minutes June 19, 1995
3 tO��6
Merz said they are looking at the possibility of a ground or monument sign, with no signage on
the building. They are seeking some sort of identification from 1-88. The building is more like a
showroom with room settings, than that of a department store. They are anticipating only two to
three deliveries per week.
Tappin questioned the possibility of the parking requirement ratios if electronics would be added
or any other possible changes to the business that would effect the parking need. Merz said that
in the event something changes in 10-20 years, they will revert to the original ordinance of five per
thousand. Hawk said that for any change in use that would take it out of the framework of being
just a furniture store, it would automatically require a change in the parking by fact of the
Ordinance. Goel said that he believes that you should not provide more parking than necessary.
However, he was concerned with how the parking studies relate to Oak Brook. O'Hara said that
parking in other parts of the country does not change very much, it is just that the ordinances are
different. The demands are based on the success of a particular land use. They selected high
quality furniture stores outside of Oak Brook. As long as a furniture store was successful that is
what determined the parking need.
Members Goel and Dudek discussed the possibility of an internal road linking one center to another
between Route 83 and Midwest Road. Member Mueller said that you cannot mandate private
property owners to build a frontage road through their parking lots. Pedestrians are walking from
the lot to the store and who would assume the responsibility, maintenance, and liabilities for these
roads? Merz said that to go beyond the Kodak site would mean major revisions to their site plan.
Safety issues would have to be addressed because ultimately it could become a thoroughfare, with
pedestrian traffic moving through it. Merz said that the agreement between Field's and Kodak states
that as long as Kodak is on that site in its present business, the cross easement shall be enforced.
Bill Lindeman, 11 Pembroke Lane and member of the Brook Forest Homeowners Association stated
that they are concerned with the lighted sign issue, such as the type of illumination and the size
of the letters. He passed out copies of pictures of signage and a section in the National Electric
Sign Association to all members. He requested that their association have some knowledge as the
plans are developed, to be kept informed, and provide some input if possible.
Member Tappin moved seconded by Member Goel to recommend for approval to rezone the
subject property from ORA-1 to B-3 to allow the demolition of this building and to construct a new
two-story building to be used as a furniture store.
1. That the subject property shall be developed in substantial conformity with the plans
submitted. This approval does not suggest any approval of variations to the Zoning
Ordinance or to any other applicable requirement of the Village Code except as
specifically approved.
2. That the subject property shall be developed in compliance with all other applicable
local, county, state or federal requirements such as storm water management,
wetlands, and traffic regulations.
3. That the subject property shall be landscaped in substantial conformity with the
plans; all landscaping shall be permanently maintained and replaced promptly if
die-off occurs.
PLAN COMMISSION Minutes June 19, 1995
4
4. That construction and development of the subject property shall commence no later
than two (2) years from the date of approval and shall be completed within three
(3) years.
5. The side and rear yard landscaping that is adjacent to parking areas calls for five
(5) foot high screening.
6. The unused wooded area to the east side of the site shall be maintained as a
finished area.
7. The same architectural specifications shall be followed for all sides of the structure.
8. The term "furniture store" shall be defined to exclude predominant sales of
appliances and electronic equipment.
9. A signage plan will be developed for approval. Similar signage conditions to those
developed for the Illinois State Toll Highway Authority site are suggested.
ROLL CALL VOTE: Ayes: 6 - Dudek, Goel, Mueller, Pequet, Tappin, and Aktipis.
Nays: 0 - None.
Absent: 0 - Motion carried.
Member Tappin moved, seconded by Member Dudek, to recommend approval of the requested Text
Amendment to reduce the required parking for furniture stores, Section XI, (E)(12)(d), amend
Subsection (5) to read as follows:
"(5) Furniture stores - one parking space for every 400 square feet of floor area or part
thereof."
Add a new Subsection (6) to read as follows:
"(6) Appliance stores, motor vehicles sales establishments for repair of household
equipment and furniture - one parking space for every 200 square feet of floor area
or part thereof."
Renumber existing Subsections (6) through (14) to (7) through (15).
ROLL CALL VOTE: Ayes: 5 - Dudek, Mueller, Pequet, Tappin, and Aktipis.
Nays: 0 - None.
Abstain: 1 - Goel.
Absent: 0 - Motion carried.
IV. ATELIER INTERNATIONAL - 3400 ST PASCHAL DRIVE - AMEND SPECIAL USE AND
PARKING SETBACK VARIATION.
Gooder identified himself as attorney for Atelier International. He briefly reviewed for the Board
the original rezoning and special use approved for the petitioner. During the review before the
Board of Trustees they discussed the need for additional parking. The area suggested by the Board
PLAN COMMISSION Minutes June 19, 1995
5
• s
A significant visibility component which frequently is
compromised negatively by a sign code involves any pro-
vision relating to setback. This is because the setback of
�. signs is quite crucial to their absolute visibility, and set-
back provisions which do not recognize the elemental
differences between signs and other structures on the
same land can seriously compromise the viability of oth-
erwise well ordered sign ordinances.
Signs are communication devices first, and structures
second. Since the primary function of a sign is to trans-
mit a message quickly and efficiently, it follows that a
sign code which recognizes and augments this function
is likely to perform better than one that does not. Exces-
sive setback requirements represent one of the simplest
examples of how a single element in a code which affects
visibility can have a cumulative effect on both the perfor-
mance of the code and the overall appearance of the
community sign system involved.
As setback from optimum line-of-sight visibility is arbi-
Awning Sign trarily increased, pressure builds for sign users to com-
pensate for increased sight distances by displaying signs
which are larger, more vivid, or higher than would be
the case if setback were not involved. Conversely, as set-
back approaches zero and visibility achieves optimum
range, signs can reasonably be expected to reflect a more
moderate scale.
A code which recognizes the effect of even this one as-
pect of visibility is much more likely to approach the pa-
rameters of performance expected of it. And, as addition-
al increments of visibility related elements are factored
into the code, performance should continue to improve.
OVERVIEW
11
Visibility bility factors such as those relating to imagery, color, traf-
fic speed, topography, and setback are inserted into a
Obviously, signs exist to be seen. Their venue of com- sign code. For some reference in this context, following is
munication is visual and their effectiveness as communi- a typical static visibility chart.
cative tools is directly linked to their ability to transmit VISIBILITY CHART
graphic messages which can be readily seen, understood,
and processed b human observers. In the built environ- S UM HEIGHT OF WIDTH OF LETT Bettye E
P Y READING LETTERS LETTERS (Space Between
ment, visibility is not always a given, particularly in the DISTANCE (Ft.) Letters)
dynamic and ever-changing vistas of a viable commercial 500 12" 7' 41/2"
landscape. Sign codes, therefore, should take these fac-
tors into account by permitting sufficient latitude of 600 14" 8" 51/2"
r
• design and spacing to accommodate shifting patterns of 700 16" 91/2" 6"
visibility. soo 18" 11" 71/2"
An understanding of the manner in which signs trans- 1000 24" (2) 14" 91/2"
mit their messages is vital to the provision of adequate 1500 36" (3) 21-2" i' -21/2^
visibility for human usage. A number of empirical studies
and models now exist to assist the code writer in pursu- 2000 48" (4) 21- 5" i' -7^
ing this understanding. Unfortunately, these resources 2500 60" (5) 3'-ON 2' -0"
approach the essential element of visibility from a static, 3000 72" (6) 3'-7" 2' -5"
and relatively rigid set of design parameters, such as the
average readable distance of a given set of alphabetic 3500 84" (T) 4'- 10" 3' -2"
characters by subjects possessing average or above aver- 4000 96" (8) 5'-5"
age visual acuity. The most commonly used measure of 5000 120" (lo') 6'- o^ 4' -0"
readable letter height is based on studies which deter- •
mined that in a static position, a well-defined one-inch
letter can be read from approximately 40 feet away, a 5500 132" (11) 6' - 7' 41 -4"
two- inch letter from 80 feet, and so on. Motion, color 6000 144" (12') 7-2" 41 -9"
combinations, complexity of typography, letter spacing, as 7000 168" (14') 81- 4" 5 - 8"
well as weather and ambient conditions can reduce that
distance to a significant degree. The obvious difficulty 8000 192" (16') 9'- T' 6' -5"
with dependence upon an approach utilizing only these 9000 216" (18') 10'-9" 7 -3"
limited guideposts is that, in the real environment, the 10000 1 240" 20' 12' -o" 8' -0"
existence of signs that fit the models or studies is rela- 11VAIISAMIRWIR
tively rare. To the extent that even the static information Letters: Simplified Helvetica medium,Univers medium, or similar sans
may serve as a starting point, however, it should be thor- serif style with equal width or moderately variable stroke characteristics
oughly analyzed for relevance before more complex visi- not to exceed a ratio of 1.3 to 1 between thick and thin strokes.Black let-
ters on white background.
10
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I
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KENIGI LINDGREN O"HARA ABOONA INC.
9575 W. Higgins Road • Suite 580 • Rosemont, Illinois 60018 • (708) 518-9990 • Fax (708) 518-9987
MEMORANDUM TO: Mr. Steven Merz
Marshall Fields
FROM: Donald M. O'Hara
DATE: June 16, 1995
SUBJECT: Parking Demand
Retail Furniture Sales Land-Use
Oak Brook, Illinois
This memorandum resents a summa of the results of a parking demand stud
P q/ P 9 Y
conducted by Kenig, Lindgren, O'Hara, Aboona, Inc. for the Marshall Fields and
Dayton-Hudson Corporation. The purpose of the study was to determine the parking
requirements for retail furniture stores in the suburban Chicago area.
Marshall Fields is as concerned about providing sufficient parking spaces as is the
Village of Oak Brook. However, providing too many parking spaces requires more
pavement, less landscaping, stormwater management, increased detention, etc., as
well as becoming a maintenance burden. Additionally, vast unoccupied parking areas
could be construed that the facility is not successful. Marshall Fields desires to provide
sufficient parking supply to accommodate the 30th highest hour of retail sales activity.
The "design day" parking demand represents the 30th highest hour of the year; only
29 hours during the year would parking space requirements be exceeded. For this
type land-use, special sale days, represents a "design day."
Research was conducted and supporting data (actual field studies) was accumulated
in reaching the conclusions and recommendations presented in this memorandum.
The surveys involved conducting parking counts at six furniture stores, two Home
Stores located in Minneapolis Minnesota and four in the suburban Chicago area. The
four suburban Chicago stores were: (1) Ethan-Allen, 10001 Skokie Boulevard, Skokie,
Illinois; (2) Ethan-Allen, 1211 East Rand Road, Arlington Heights, Illinois; (3) Heilig
Meyers, 1 East Rand Road, Mount Prospect, Illinois; and (4) Zierk's Home Furnishings,
434 Lake-Cook Road, Buffalo Grove, Illinois. The counts were conducted on Friday,
June 9, 1995 from 3:00 to 8:00 P.M. and from 11:00 A.M. to 2:00 P.M. on Saturday,
June 10, 1995 for each of the suburban Chicago stores by fifteen minute periods. The
two Home Stores located in Minneapolis were also surveyed on a Friday (February 24,
1995) from 10:00 A.M. to 8:00 P.M. and Saturday (February 25, 1995) from 10:00 A.M.
to 6:00 P.M., recording the number of parked vehicles every half hour. The individual
store location and characteristics are listed in Table 1. Additionally, the daily sales data
for one year was obtained from Marshall Fields for the two Minneapolis stores.
KLOA, InC. Transportation and Parking Planning Consultants
f
Table 1
SURVEY SITE LOCATION AND CHARACTERISTICS
City GROSS TOTAL PARKING SPACES
(Square Feet) PARKING PER 1000 FEET
FLOOR SPACES GFA
AREA
Skokie, Illinois 20,000 25 1.25
Arlington Heights, Illinois 49,800 83 1.67
Mount Prospect, Illinois 52,500 105 2.0
Buffalo Grove, Illinois 15,000 60 4.00
Rosedale, Minnesota 46,000 116 2.52
Brookdale, Minnesota 1 45,000 130 1 2.89
A parking demand ratio was developed for each of the six locations using square
footage as the independent variable. The rates were then adjusted as necessary to
reflect a "design day" condition. The design day was determined using daily sales
from the two Minneapolis stores for the period from January 30, 1994 to January 30,
1995. The 90th percentile day in terms of total sales was used as the design day. The
parking demand for a typical design day was then determined by relating the sales
from the day of the survey to the design day and applying this factor to the existing
parking demand. The results of this analysis are listed in Table 2.
Based on this information and the analysis described previously, the peak parking
demand for free standing furniture stores is estimated to be in the range of 2.39 to
2.62 spaces per thousand square feet of gross.floor area. The "design day" factor of
2.39 was increased by 10 percent to represent lost parking spaces due to improper
parking and to reduce patron search for the last few parking spaces on peak demand
days.
2
e
Table 2
ESTIMATED DESIGN DAY PARKING RATES (Vehicles/1,000 square feet)
Brookdale Rosedale
Friday Saturday Friday Saturday
Time Period Parking Parking Parking Parking
Rate Rate Rate Rate
10:00 A.M. 1.03 0.41 0.71 0.64
10:30 0.96 0.63 0.80 0.96
11:00 0.96 0.47 0.93 1.18
11:30 1.24 0.72 1.00 1.35
Noon 1.24 0.83 0.84 1.53
12:30 P.M. 1.45 0.74 0.74 1.68
1:00 1.72 0.74 1.13 1.78
1:30 1.72 0.94 1.16 1.71
2:00 1.79 0.77 1.38 1.89
2:30 1.86 0.80 1.16 2.39
3:00 1.52 0.85 0.97 2.07
3:30 1.38 0.77 0.93 2.03
4:00 1.31 0.63 1.02 1.71
4:30 1.52 0.44 0.84 1.78
5:00 1.17 0.52 0.97 1.68
5:30 1.03 0.44 0.90 1.43
6:00 0.83 0.44 0.67 1.35
i
6:30 0.76 N/A 0.74 N/A
7:00 0.83 N/A 0.93 N/A
7:30 0.96 N/A 0.87 N/A
8:00 1.10 N/A 0.77 N/A
N/A = Not Applicable Source: Barton-Aschman Associates, Inc.
3
a
The design day factor of 2.39 was then applied to the other four surveyed sites for
comparison purposes only. The factor was applied per thousand square feet of gross
floor area and compared to their actual supply and design day parking requirements.
Table 3 lists the results of the data comparison using the comprehensive data from
the two Minnesota store surveys. A summary of the parking data for each store can
be found at the end of this memorandum.
Table 3
DESIGN DAY PARKING COMPARISON
Store Size Parking Peak Use Design Day
Spaces Survey Date Demand*
Provided
Ethan-Allen, Skokie 20,000 25 18 48
Ethan-Allen, Arlington Hts. 49,800 83 20 119
Heilig Meyers, 52,500 105 29 126
Mount Prospect
Zierk's, Buffalo Grove 15,000 60 10 36
Rosedale, Minnesota 46,000 130 67 110
Brookdale, Minnesota 1 45,000 j 116 34 108
*Design Day demand based on 2.39 parking spaces per thousand feet of gross
building area.
The use of the 2.39 design day factor indicates (see Table 3) that 50 percent of the
stores provide sufficient parking spaces, while the remaining 50 percent would not
have sufficient parking spaces to accommodate the design day parking demand.
Since these furniture stores have been in operation for a number of years without
problems, according to officials of each of the communities, the 2.39 parking spaces
per thousand square feet of gross floor area will be conservatively high.
4
Conclusion
The following conclusions have been reached as a result of the parking study
conducted for Marshall Fields.
1. The proposed Marshall Fields Home store will operate efficiently with the
recommended 2.39 spaces per thousand square feet of gross floor area.
2. Providing more parking spaces than the recommended range will only
serve to increase maintenance cost, provide more pavement, less
landscaping, more water runoff and detention area.
I
I
5
t
Home Store - Brookdale, Minnesota
Friday, February 24, 1995
Time Parked Vehicles' Ratio2
10:00 A.M. 15 0.33
10:30 14 0.31
11:00 14 0.31
11:30 18 0.40
Noon 18 0.40
12:30 P.M. 21 0.47
1:00 25 0.56
1:30 25 0.56
2:00 26 0.58
2:30 27 0.60
3:00 22 0.49
I
3:30 20 0.44
4:00 19 0.42
4:30 22 0.49
5:00 17 0.38
5:30 15 0.33
6:00 12 0.26
6:30 11 0.24
7:00 12 0.27
7:30 14 0.31
118:00 16 0.36
'Survey conducted on Friday, February 24, 1995.
2Building square feet = 45,000
6
Home Store - Brookdale, Minnesota
�I
Saturday, February 25, 1995
Time Parked Vehicles3 Ratio4
10:00 A.M. 15 0.33
10:30 23 0.51
11:00 17 0.38
11:30 26 0.58
Noon 30 0.67
12:30 P.M. 27 0.60
1:00 27 0.60
1:30 34 0.75
2:00 28 0.62
2:30 29 0.64
3:00 31 0.69
3:30 28 0.62
4:00 23 0.51
4:30 16 0.36
5:00 19 0.42
5:30 16 0.36
6:00 16 0.36
3Survey conducted on Saturday, February 25, 1995.
4Building square feet = 45,000
7
Home Store - Rosedale, Minnesota
Friday, February 24, 1995
Time Parked Vehicles5 Ratio6
10:00 A.M. 22 0.48
10:30 25 0.54
11:00 29 0.63
11:30 31 0.67
Noon 26 0.57
12:30 P.M. 23 0.50
1:00 35 0.76
1:30 36 0.78
2:00 43 0.93
2:30 36 0.78
3:00 30 0.65
3:30 29 0.63
4:00 32 0.70
4:30 26 0.57
5:00 30 0.65
5:30 28 0.61
6:00 21 0.46
6:30 23 0.50
7:00 29 0.63
7:30 27 0.59
8:00 24 0.52
5Survey conducted on Friday, February 24, 1995.
6Building square feet = 46,000
8
Home Store - Rosedale, Minnesota
Saturday, February 25, 1995
Time Parked Vehicles Ratio8
10:00 A.M. 18 0.39
10:30 27 0.59
11:00 33 0.72
11:30 38 0.83
Noon 43 0.93
12:30 P.M. 47 1.02
1:00 50 1.09
1:30 48 1.04
2:00 53 1.15
2:30 67 1.46
3:00 58 1.26
3:30 57 1.24
4:00 48 1.04
4:30 50 1.09
5:00 47 1.02
5:30 40 0.87
6:00 38 0.83
Survey conducted on Saturday, February 25, 1995.
$Building square feet = 46,000
9
Ethan Allen - 10001 Skokie Boulevard - Skokie, Illinois
Friday, June 9, 1995
Time Parked Vehicles9 Parking Ratiol
3:00 P.M. 11 0.55
3:15 10 0.50
3:30 12 0.60
3:45 12 0.60
4:00 11 0.55
4:15 7 0.35
4:30 7 0.35
4:45 8 0.40
5:00 9 0.45
5:15 8 0.40
5:30 9 0.45
5:45 6 0.30
6:00 6 0.30
6:15 7 0.35
6:30 5 0.25
6:45 4 0.20
7:00 5 0.25
7:15 6 0.30
7:30 6 0.30
7:45 6 0.30
8:00 13 0.65
9Survey conducted on Friday, June 9, 1995.
1OBuilding square feet = 20,000
10
Ethan-Allen - 10001 Skokie Boulevard - Skokie, Illinois
Saturday, June 10, 1995
Time Parked Vehiclesi i Parking Ratio 12
11:00 A.M. 9 0.45
11:15 10 0.50
11:30 9 0.45
11:45 11 0.55
Noon 12 0.60
12:15 P.M. 16 0.80
12:30 15 0.75
12:45 15 0.75
1:00 14 0.70
1:15 13 0.65
1:30 15 0.75
1:45 16 0.80
2:00 18 0.90
"Survey conducted on Saturday, June 10, 1995.
12 Building square feet = 20,000
11
Ethan-Allen - 1211 East Rand Road - Arlington Heights, Illinois
Frida Y, June 9 1995
Time Parked Vehicles 13 Parking Ratio 14
3:00 P.M. 12 0.24
3:15 14 0.28
3:30 12 0.24
3:45 15 0.30
4:00 14 0.28
4:15 12 0.24
4:30 10 0.20
4:45 10 0.20
5:00 9 0.18
5:15 15 0.30
5:30 9 0.18
5:45 10 0.30
6:00 11 0.22
6:15 10 0.20
6:30 8 0.16
6:45 10 0.30
7:00 8 0.16
7:15 10 0.30
7:30 14 0.28
7:45 18 0.36
118:00 1 16 0.32
13Survey conducted on Friday, June 9, 1995.
14 Building square feet = 49,800
12
Ethan-Allen - 1211 East Rand Road - Arlington Heights, Illinois
Saturday, June 10, 1995
Time Parked Vehicles 15 Parking Ratio 16
11:00 15 0.30
11:15 16 0.32
11:30 18 0.36
11:45 18 0.36
Noon 14 0.28
12:15 P.M. 14 0.28
12:30 16 0.32
12:45 17 0.34
1:00 18 0.36
1:15 20 0.40
1:30 19 0.38
1:45 18 0.36
2:00 20 0.40
15Survey conducted on Saturday, June 10, 1995.
16Buildin s feet = 4
g square q 9,800
13
Heilig Meyers - 1 East Rand Road - Mount Prospect, Illinois
Friday, June 9, 1995
Time Parked Vehicles 17 Parking Ratio 18
3:00 P.M. 23 0.44
3:15 24 0.46
3:30 22 0.42
3:45 26 0.50
4:00 25 0.48
4:15 26 0.50
4:30 26 0.50
4:45 23 0.44
5:00 21 0.40
I
5:15 17 0.32
5:30 20 0.38
5:45 20 0.38
6:00 22 0.42
6:15 21 0.40
6:30 19 0.36
6:45 18 0.34
7:00 14 0.27
7:15 12 0.23
7:30 14 0.27
7:45 15 0.29
8:00 18 1 0.34
17Survey conducted on Friday, June 9, 1995.
18building square feet = 52,500
14
Heilig Meyers - 1 East Rand Road - Mount Prospect, Illinois
Saturday, June 10, 1995
Time Parked Vehicles19 Parking Ratio 20
11:00 A.M. 19 0.36
11:15 19 0.36
11:30 23 0.44
11:45 25 0.48
Noon 24 0.46
12:15 P.M. 28 0.53
12:30 25 0.48
12:45 25 0.48
1:00 28 0.53
1:15 24 0.46
1:30 26 0.50
1:45 29 0.55
2:00 26 0.50
I
I'
19Survey conducted on Saturday, June 10, 1995.
20Building square feet = 52,500
15
Zierk's Home Furnishings - 650 Lake-Cook Road, Buffalo Grove, Illinois
Friday, June 9, 1995
Time Parked Vehicles 21 Parking Ratio
3:00 P.M. 6 0.40
3:15 4 0.27
3:30 5 0.33
i
3:45 5 0.33
4:00 3 0.20
4:15 5 0.33
4:30 3 0.20
4:45 3 0.20
5:00 3 0.20
5:15 3 0.20
5:30 4 0.27
5:45 3 0.20
6:00 3 0.20
6:15 3 0.20
6:30 3 0.20
6:45 4 0.27
7:00 5 0.33
7:15 5 0.33
7:30 4 0.27
7:45 3 0.20
8:00 1 3 1 0.20
21 Survey conducted on Friday, June 9, 1995.
22 Building square feet = 15,000
16
Zierk's Home Furnishings - 650 Lake-Cook Road, Buffalo Grove, Illinois
Saturday, June 10 1995
Time Parked Vehicles23 Parking Ratio24
11:00 A.M. 7 0.47
11:15 9 0.60
11:30 9 0.60
11:45 10 0.67
Noon 9 0.60
12:15 P.M. 7 0.47
12:30 7 0.47
12:45 8 0.47
1:00 9 0.60
1:15 8 0.53
1:30 6 0.40
1:45 7 0.47
2:00 4 0.27
23Survey conducted on Saturday, June 10, 1995.
24Building square feet = 15,000
17
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS 60521 -2255
MEMO 708 900- 3000
June 16, 1995
TO: Plan Commission and Zoning Board of Appeals
FROM. Tom Hawk
SUBJECT: Marshall Field and Company- 1717 22nd Street
Rezoning from ORA-1 to B-3
Text Amendment or Variation - Furniture Store Parking
The petitioner is seeking rezoning of lot 2 in the Eastman Kodak Subdivision from ORA-1 to B-3 General
Business District, and a Text Amendment or Variation to allow parking for a furniture store to be at a ratio
of one space per four hundred square feet of floor area.
The property is located at the southwest corner of 22nd Street and Route 83. It is the east lot of the recently
approved Eastman Kodak Subdivision. There is an existing building on the site which will be demolished if
this plan is accomplished.
The adjacent properties are as follows:
1. To the south and southwest is the 1-88 Tollway and across it is the Brook Forest Subdivision.
2. To the west is the Eastman Kodak office/warehouse and beyond it, the now vacant Illinois
State Toll Highway Authority headquarters property. This property is under contract for
purchase by ORIX/TMK and has been approved for rezoning to B-3 for a retail shopping
center development.
3. To the north is 22nd Street. Northeast across the intersection is the Oakbrook Center and
north and west across 22nd Street are office/retail developments in Oakbrook Terrace.
4. To the east across Route 83 are the Regency Towers office buildings and to the southeast
across the intersection of Route 83 and 1-88 is the Crossings office building.
I•
June 16, 1995
Plan Commission and Zoning Board of Appeals
RE:Marshall Field and Company
Page Two
Rezoning - ORA-1 to B-3
This element of the petition is similar to the recently approved rezoning of the Illinois State Toll Highway
Authority property. The property is currently zoned ORA-1 Office-Research-Assembly District. The
Comprehensive Plan map indicates low intensity ORA uses are appropriate. The proposed Comprehensive
Plan indicates that a mix of office and retail uses are suitable.
The plans submitted are descriptive and, with the exception of the parking space zoning relief sought, are
intended to comply with all applicable regulations. They are in good conformity with the following exceptions:
1. Parking spaces provided is less than the zoning ordinance requires. This is the subject of
the second part of this petition.
2. Several landscaping and paved area deficiencies as noted on the memo from Bill Cussens
dated June 13 , 1995(see Index page 8 of this file). These items can be covered at the
time of permit issuance.
Please note that approval of development in substantial accordance with the submitted plans will not cause
approval of any unnoted deficiencies. All regulations will be applied as part of the permitting process.
With respect to traffic, furniture stores do not typically generate large numbers of trips when compared with
the general retail uses. Also, retail uses do not tend to generate trips to and from a site during peak hours.
I do not anticipate significant traffic impacts due to this proposal.
The driveway proposed will coincide with the location of the signalized entrance to Mid-America Plaza offices
and the R.E.I. retail store. The design specifications will require approval by the Illinois Department of
Transportation and Oakbrook Terrace as well as the Village.
The approval of the rezoning of the Illinois State Toll Highway Authority property included several.conditional
items. 1 have modified them to fit this site and they are as follows:
1. That the subject property shall be developed in substantial conformity with the plans
submitted. This approval does not suggest any approval of variations to the Zoning
Ordinance or to any other applicable requirement of the Village Code except as specifically
approved.
June 16, 1995
Plan Commission and Zoning Board of Appeals
RE.,Marshall Field and Company
Page Three
2. That the subject property shall be developed in compliance with all other applicable local,
county,state or federal requirements such as storm water management, wetlands,and traffic
regulations.
3. That the subject property shall be landscaped in substantial conformity with the Plans;all
landscaping shall be permanently maintained and replaced promptly if die off occurs.
4. That construction and development of the subject property shall commence no later than two
(2) years from the date of approval and shall be completed within three years.
5. Signage constraints as follows:
a. Internally lit white letters or front lit black or bronze letters.
b. Maximum letter height- five (5) feet
C. For south facing elevations,all signs shall be uniform and illuminated with silhouette
non-channel lighting and shall not exceed four(4) feet in height.
Text Amendment or Variation
The petitioner is seeking zoning relief to allow development of a furniture store with one parking space for
each four hundred(400)square feet of floor area instead of one(1)space for each two hundred(200)square
feet. They are requesting this relief in the form of a text amendment or, in the alternative, a variation.
In addition to the information provided by the petitioner, l have checked several other communities parking
requirements for furniture stores. In general they range from one (1) space/four hundred(400) square feet
to one (1) space/six hundred (600) square feet Also, the Institute of Transportation Engineers Parking
Generation manual, Second Edition, indicates usage rates of one (1) space/six hundred(600) square feet
to one (1)space/fifteen hundred(1500)square feet for furniture stores. I discussed the above information
with Dave Miller of Metro Transportation Group and based on his experience he feels that a ratio of one(1)
space/four hundred (400) square feet is conservative and provides adequate protection against parking
problems. Further, the site has considerable green space that can be utilized for parking area increases
should parking problems arise or in the event a change in use requires more parking.
Which is more appropriate in this case - Text Amendment or Variation? Since the information available
regarding parking requirements for furniture stores is consistent with the proposal and since this site is
planned for a single large space tenant, the Text Amendment approach is advised.
June 16, 1995
Plan Commission and Zoning Board of Appeals
RE.Marshall Field and Company
Page Four
Actions Needed:
Plan Commission: The Ordinance calls for the Plan Commission to make
recommendations regarding the Rezoning and the Text
Amendment.
Zoning Board of Appeals: The Ordinance calls for the Zoning Board of Appeals to make
recommendations regarding the Rezoning, the Text Amendment,
and the Variation.
Suggested Conditional Elements:
Rezonin : The conditions delineated on pages three and four of this memo and others
as you deem appropriate.
Text Amendment: It may be advisable to explore ways to accomplish expansion of the parking
area should actual parking usage warrant it.
Variation: Require the construction of additional parking area based on actual usage.
TRH/gp
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS 60521 -2255
June 13, 1995 708 990- 3000
MEMO TO: Tom Hawk
FROM: Bill Cussen
SUBJECT: Marshall Field's Home Store Petition
I have preliminarily reviewed the Site Plan, * Landscape Plan, and Engineering Plan for the
proposed Marshall Field's Home Store. The following are my comments.
1. Trees will be needed in the interior of the parking lot.
2. Screening will be needed around the site.
3. Driveway widths are inconsistant on the plans.
4. Parking space width dimensions are needed.
5. The aisle width on the East side of the site should be 27 feet.
6. Structures need invert elevations.
7. There should be a second tap made for the domestic water service.
Of course, a full review will take place when a permit is applied for.
If you have any questions please contact me.
Respectfully submitted,
William J. Cussen, E.I.
Civil Engineer
cc: Dale L. Durfey, Jr., P.E., Village Engineer
\marfpet.wri
DAYTO N ' S 14a/�4 H UDSO N ' S
700 ON THE MALL • MINNEAPOLIS, MN 55402
June 12, 1995
village of Oak Brook
1200 Oak Brook Boulevard
Oak Brook, IL 60521
Attention: Thomas Hawk, Director of Code Enforcement
Re: Marshall Field's Home Store, Oak Brook, Illinois
Fiscal Impact Statement
Dear Mr. Hawk:
Attached hereto is the Fiscal Impact Statement for Marshall Field's
proposed Home Store development at 1717 West 22nd Street in Oak
Brook. Please consider this information along with Marshall
Field's previously submitted material on this project.
I can be reached at (612) 375-3510.
Sincerely, /
Michael D. Litwin
Director of Real Estate
cc: Jim Elder
David Gooder
Steve Merz
950612E.OHS
THE DEPARTMENT STORE DIVISION OF DAYTON HUDSON CORPORATION
FISCAL IMPACT STATEMENT
MARSHALL FIELD'S ROME STORE
PROJECT SUMMARY
Petitioner's Name: Department Store Division of Dayton Hudson Corporation,Steve Merz,Mail Drop 925
Petitioner's Address: 700 Nicollet Mall,Minneapolis,Minnesota 55402
Petitioner's Relation to Property: Contract Purchaser
Property Owner's Name: Eastman Kodak Company
Owner's Address: 343 State Street,Rochester,New York 14650-0208
Size of Parcel: 411,105 Square Feet;9.438 Acres
Existing Zoning: ORA-1
Existing Land Use: Office/Warehouse
Project Description: Marshall Field's Home Store
Project Location: 1717 West 22nd Street,Oak Brook,Illinois 60521
Approximate Completion Date Summer,1996
Number of Employees: 93
Average Salary: $30,000
Yearly Payroll of Facility: $2,800,000
CONTINUING PROJECT REVENUES:
Year 1996 1997 1998 1999 2000 2001
Projected Sales $13,000,000 $28,000,000 $31,000,000 $34,000,000 $38,000,000 $41,000,000
Estimated Sales Tax Revenues(6.75 1/6) $877,500 $1,890,000 $2,092,500 $2,295,000 $2,565,000 $2,767,500
Sales Tax to Village of Oak Brook(11/9) $130,000 $280,000 $310,000 $340,000 $380,000 $410,000
Property Tax Revenues: $50,000 $85,000 $87,000 $90,000 $92,000 $95,000
State Income Tax Revenues: $91,000 $195,000 $216,000 $237,000 $265,000 $280,000
Utility Tax Revenues: $3,000 $6,000 $6,200 $6,400 $6,600 $6,800
TOTAL CONTINUING REVENUES: $1,021,500 $2,176,000 $2,401,700 $2,628,400 $2,928,600 $3,149,300
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS 60521 -2255
June 14, 1995 708 990- 3000
Dear Resident.,
The Oak Brook Plan Commission,Zoning Board of Appeals, and the Village Board will be considering a Zoning Map
Amendment and a Zoning Ordinance Text Amendment or Variation at the meetings as scheduled on the reverse side
of this notice.
The application has been filed by: Marshall Field and Company
700 on the Mal11925
Minneapolis, MN 55402
Relationship of applicant to property: Contract Purchaser
The property owner is: Eastman Kodak Company
The property in question is located at. 1717 22nd Street
Also shown on the reverse side is a map*of the area to assist you in determining your relationship to the property in
question.
The request which has been made is to allow redevelopment of the site with a new furniture store as follows:
1. To rezone the property from ORA-1 Office-Research-Assembly District to B-3 General Business
District;and
2. To revise the zoning Section XI(E)(12)(d)(5)text pertaining to parking spaces required for fumiture
stores from one space for every 200 square feet of floor area to one space for every 400 square feet
of floor area;or, in the alternative, approve a Variation to reduce the parking required for a furniture
store or the subject property to one space for every 400 square feet of floor area.
If you desire more detailed information, please contact me at the Building Department to review the file on this
application. I look forward to your attendance at the public meetings.
Sincerely yours,
Thomas R. Hawk
Director of Code Enforcement
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•
In accord with the provisions of the American with Disabilities Act, any individual who is in need of a reasonable
accommodation in order to participate in or benefit from attendance at the public meeting should contact Thomas
Hawk, the Village's ADA Coordinator, at 7031990-3045 as soon as possible before the meeting date.
All meetings are held in the Samuel E. Dean Board Room of the Oak Brook Village Hall, on Oak Brook Road(31st
Street)and Spring Road, Oak Brook, Illinois.
Plan Commission . . . . . . . . . 7:30 p.m., Monday, June 19, 1995
Zoning Board of Appeals . . . . 7:30 p.m., Thursday, July 13, 1995
Board of Trustees Meeting. . . 7:30 p.m., Tuesday, July 25, 1995"
"tentative
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SUBJEC
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IN QUESTION
22ND STREET - -
OR - 3
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The map provided Is only an approximation of the area In question and Is Intended to be used only as a visual aid to determine your
;� relationship to the property.
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4. APPROVAL OF MINUTES: MINUTES
Motion by Trustee McInerney, seconded by Trustee Savino, to approve the
minutes of the Committee-of-the-Whole Meeting of May 8, 1995 as presented
and waive the full reading thereof. VOICE VOTE: Motion carried.
Motion by Trustee McInerney, seconded by Trustee Savino, to approve the
minutes of the Regular Meeting of May 9, 1995 as presented and waive the full
reading thereof. VOICE VOTE: Motion carried.
5. OMNIBUS AGENDA:
Motion by Trustee Payovich, seconded by Trustee Bartecki, to approve the
Omnibus Agenda. ROLL CALL VOTE:
Ayes: 6 - Trustees Bartecki, Kenny, McInerney, Payovich, Savino and
Shumate.
Nays: 0 - None.
Absent: 0 - None. Motion carried.
APPROVAL.-OF:
A. APPROVAL OF BILLS: Approved Omnibus Vote. BILLS -
S595,307.08
B. APPROVAL OF PAYROLL: Approved Omnibus Vote. PAYROLL -
$209,046.47
C. PAYOUTS: PAYOUTS:
1. DU PAGE WATER COMMISSION - MONTH OF APRIL. 1995 - DWC - FIXED
FIXED COSTS AND O & M - $188,596.41: Approved Omnibus COSTS/0 & M
Vote.
2. GROUP 1 RESOURCES. INC. - PAYOUT #4 & FINAL - INFOPUMATION
INFORMATION SYSTEMS ANALYSIS - $3,980.00_: Approved SYSTEM
Omnibus Vote. ANALYSIS
3. JAMES J BENES & ASSOCIATES, INC. - PAYOUT #10 - 1995 1995 PAVING
PAVING PROJECT - CONSTRUCTION - $14.750.42: Approved PROJECT
Omnibus Vote.
4. JAMES J BENES & ASSOCIATES. INC. - PAYOUT #23 - 1994 1994 PAVING &
PAVING AND WATER MAIN PROJECT - $56.65: Approved WATER ,MAIN
Omnibus Vote. PROJECT
5. JAMES J BENES & ASSOCIATES, INC. - PAYOUT #28 - JORIE JORIE BLVD.
BOULEVARD - INSPECTION - $204.41: Approved Omnibus Vote.
6. JAMES D. FIALA PAVING COMPANY - PAYOUT #2 - 1995 1995 PAVING
PAVING PROJECT - $193.543.72: Approved Omnibus Vote. PROJECT
VILLAGE OF OAK BROOK Minutes Page 2 of 13 May 23, 1995
4 Wfen"
f V I •
D REFERRALS: REFERRALS:
1. OAKBROOK CENTER/URBAN RETAIL PROPERTIES - OAKBROOK CEN-
AMENDMENT OF VARIATION ORDINANCE S-681 - NUMBER OF L;RBAN RETAIL
PARKING SPACES - REFER TO ZONING BOARD OF-APPEALS PROPERTIES
MEETING OF JULY 13. 1995: Approved Omnibus Vote.
MARSHALL FIELD'S & COMPANY (1717 22ND STREETS -
MAP.SHA-1 L
REZONING, TEXT AMENDMENT AND VARIATION - REFER TO FIELDS AND
PLAN COMMISSION MEETING OF JUNE 19. 1995 AND ZONING C-OMPAN7
BOARD OF APPEALS MEETING OF JULY 13, 1995: Approved
Omnibus Vote.
E. DU PAGE METROPOLITAN ENFORCEMENT GROUP (DUMEG) DUMEG MDSER-
MEMBERSHIP RENEWAL AND ASSESSMENT - $18.400.00: Approved SHIP RENE14AL
Omnibus Vote. ASSESSMENT
F. AUTHORIZATION TO NEGOTIATE CONTRACT - ENGINEERING 1996 PAVIN7G
SERVICES - 1996 PAVING PROJECT: Approved Omnibus Vote. PROJECT.-
G. ACCEPT AND PLACE ON FILE - 1996-2005 ROADWAY MAINTENANCE 1996-2005 R02
PLAN: Approved Omnibus Vote. WAY MAINTENAti
PLAN
H. ACCEPT AND PLACE ON FILE - TREASURER'S REPORT APRIL 1995: TREASU'RER'S
Approved Omnibus Vote. REPORT_APRIL
6. ITEMS REMOVED FROM OMNIBUS AGENDA: None.
7. ORDINANCES AND RESOLUTIONS:
A. RESOLUTION 95-AP-R-649 RESOLUTION OF APPRECIATION - EMIL RES.95-AP-R-E
R. (DICK) CALZARETTA: CALZARETTA
President Bushy read in its entirety a Resolution commending Emil R.
(Dick) Calzaretta for his service as a member of the Board of Trustees
from August, 1994 through April, 1995.
Motion by Trustee McInerney, seconded by Trustee Payovich, to pass
Resolution 95-AP-R-649, "Resolution of Appreciation", as presented. ...
VOICE VOTE: Motion carried.
B. RESOLUTION 95-SAP-EX2-R-650 A RESOLUTION APPROVING AN RES.95-SA_D-E:
AMENDMENT TO THE SALARY PLAN AND SALARY ADMINISTRATION R-650
PLAN FOR NON-UNION EMPLOYEES FOR 1995: AMEND SALARY
PLAN & SALAR'
At the May 8, 1995 Committee-of-the-Whole meeting, a question was ADMINISTRATI!
raised regarding the classification of the "Senior Fire Inspector" position. PLAN
Staff re-evaluated the content of the position and have now slotted it in
Grade 9 (salary range $36,535-$49,323; no change from the current
VILLAGE OF OAK BROOK Minutes Page 3 of 13 May 23, 1995
46 55
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COUNt'l
VILLAGE F
O OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS 60521 -2255
708 990- 3000
May 22, 1995
Mr. David Gooder
Lord, Bissell& Brook
1100 Jorie Blvd, Suite 243
Oak Brook, IL 60521
RE. Marshall Field's- Rezoning, Text Amendment, and Variation - 1717 22nd Street
Dear Dave:
I
Enclosed you will find a copy of the referral memo approved by the Board of Trustees. The applicant is
required to appear at the Plan Commission meeting on June 19, 1995 and for public hearing at the Zoning
Board of Appeals meeting scheduled for July 13, 1995.
If you have any questions, please call.
Sincerely,
—
Thomas R. Hawk
Director of Code Enforcement
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Attachment
cc: Petition File
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VILLAGE OF OAK BROOK
1200 OAK BROOK ROAD
OAK BROOK, ILLINOIS 60521 -2255
708 990-3000
MEM
May 16, 1995
TO: President Bushy and Board of Trustees
FROM: Tom Haw
SUBJECT.• Referral-Marshall Field's & Co. - 171722nd Street-Rezoning, TextAmendment,and Variation
We have received a petition from Marshall Field's and Co. for rezoning of Lot 2 of the Eastman Kodak
Resubdivision from ORA-1 to the B-3 General Business District classificafion. The petition also seeks to amend
the text regarding parking spaces required for a furniture store or, in the alternative, a variation.
Please refer this to the Plan Commission for review and recommendation at their June 19, 1995 meeting and to
the Zoning Board of Appeals for public hearing at their regular meeting of July 13, 1995.
TRH/gp
CC Petitioner
Petition files
•
• VARArIM3
Sec.XIII OAK BROOK CODE
give due notice thereof to parties and shall decide
the appeal within reasonable time. The Board may
reverse or affirm, wholly or partly, or may modify
the order, requirement or decision or determina-
tion as in its opinion ought to be made on the
- premises and to that end has all the powers of the
official from whom the appeal is taken.
(4) Decisions: All decisions, after hearing of the Zoning
Board of Appeals on appeals from an administrative
order, requirement, decision, or determination of the
Building Inspector or other authorized official of the
Village of Oak Brook, shall, in all instances, be final
_ administrative determinations and shall be subject to
judicial review only in accordance with applicable
Statutes of the State of Illinois.
(G) Variations.
(1) Authority: The Board of Trustees shall decide all
applications for variations of the provisions of this
ordinance after a public hearing held before the .
Zoning Board of Appeals on such notice as shall be
required by the Illinois Statutes. The Zoning Board of
Appeals shall hold public hearings upon all applica-
tions for variations and shall report its recommenda-
tions to the Board of Trustees as to whether a
requested variation would be in harmony with its gen-
eral purpose and intent, and shall recommend a varia-
tion only where it shall have made a finding of fact
specifying the reason or reasons for recommending the
variations. Such findings shall be based upon the stand-
ards prescribed in Section XIII G-4 of this ordinance.
No variation shall be granted by the Board of Trustees .
without such findings of fact. In the case of a
variation where the Zoning Board of Appeals fails to
recommend the variation, it can only be adopted by an
ordinance with the favorable vote of two-thirds of the
Trustees.
(2) Initiation: An application for a variation shall be in
triplicate and may be made by any governmental
966
i
I
APPENDLX A—ZONING Sec. XIU
office, department, board, bureau or commission, or by
any person, firm or corporation having a freehold
interest, a possessory interest entitled to exclusive
possession, a contractual interest which may become a
freehold interest, or any exclusive possessory interest
applicable to the land or land and improvements
described in the application for a variation.
(3) Processing. An application for a variation shall be
filed with the Village Clerk who shall forward one
copy of such application to the Zoning Board of
Appeals for processing in accordance with applicable
Statutes of the State of Illinois and one copy to the
Board of Trustees.
(4) Standards:
(a) 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 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.
(b) 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
. K
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
generally to the other property within the
same zoning classification.
(3) The granting of the variation will not be
detrimental to the public welfare or injurious
- to other property or improvements in the
neighborhood in which the property is lo-
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
having an interest in the property.
(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 property in the neighbor-
hood, and to implement the general purpose and
intent of this ordinance.
(5) Unauthorized Variations: The variation procedure
shall in no case be used to accomplish a result which
968
0 •
APPENDIX A—ZONING Sec XIII
could otherwise be achieved by a rezoning of the
property involved, such as, but not limited to,
establishment or expansion of a use not permitted in a
residence district; authorizing the construction of
residences in other than residence districts; nor
authorizing other than single-family detached res-
idences in the R1, R2, R3 and R4 Districts.
(6) Re-applications: Any person, firm, or corporation
having been denied a variation to the Zoning
Ordinance respecting a specific parcel of property may
not re-apply for a like variation on said real property
until the period one (1) year has elapsed since the
denial of the application for variation by the
President and Board of Trustees. (Ord No. G137,
9-14-71)
(I� Plan Commission.
Jurisdiction.
The Plan Commission of the Village, which has been duly
established with functions as prescribed by the Illinois
Statutes, is the Plan Commission referred to in this
ordinance, and shall have the following duties under this
ordinance:
(1) Receive from the Village Clerk copies of applications
for proposed amendments and thereafter may submit
its recommendations thereon to the Zoning Board of
Appeals and Board of Trustees.
(2) Receive from the Building Inspector copies of applica-
tions for proposed Special Uses and thereafter submit
its recommendations thereon to the Building Inspector
and Board of Trustees.
(3) Act on all other matters which are referred to it as
required by the provisions of this ordinance.
(4) Review, from time to time, the provisions of this
ordinance and to make reports of its recommendations
with respect to proposed amendments to the Board of
Trustees.
969
i
i
fK
Sec.XIII OAK BROOK CODE
Amendments.
(1) Authority: This ordinance may be amended from time
to time by ordinance in accordance with applicable
Illinois Statutes. No vote shall be taken upon the
adoption of a proposed amendment by the Board of
Trustees until after a public hearing before the Zoning
Board of Appeals and a report of its findings and
recommendations has been submitted to the Board of
Trustees along with the recommendation of the Plan
Commission.
(2) Initiation of Amendment: Amendments may be
proposed by the Board of Trustees, Plan Commission
or Zoning Board of Appeals, and by any person, firm
or corporation having a freehold interest, a possessory
interest entitled to exclusive possession, a contractual
interest which may become a freehold interest or any
exclusive possessory interest which is specifically
enforceable on the land which is described in the
proposal for an amendment.
(3) Processing:
(a) A proposal for an amendment shall be filed with
the Village Clerk and thereafter entered into the
records of the first meeting thereafter of the Board
of Trustees.
(b) A copy of such proposal shall be forwarded by the
Village Clerk to the Zoning Board.of Appeals with
a request to hold a public hearing and submit to
the Board of Trustees a report of its findings and
recommendations. Such public hearing shall be
_ held upon notice as required by Illinois Statutes.
(c) The Village Clerk shall also transmit a copy of
such proposal to the Plan Commission. The Plan
Commission shall submit an opinion report
relative to such proposed amendment to the
Zoning Board of Appeals and Board of Trustees.
(4) Decisions: The Board of Trustees, upon report of the
Plan Commission, if such report is made, and the
970
APPENDIX A—ZONING Sea XIII
i
I
report of the Zoning Board of Appeals, and without
further public hearing, may vote upon the adoption of
an proposed amendment in accordance with applica-
ble P P PP
ble Illinois Statutes, or may refer it back to the Boards
for further consideration.
(5) Re-Applications: Any person, firm, or corporation
having been denied an amendment to the Zoning
Ordinance respecting a specific parcel of property may
not re-apply for a like amendment on said real
property until the period of one (1) year has elapsed
since the denial of the application for amendment by
the President and Board of Trustees. (Ord. No. G137,
9-14-71)
(J) Special Uses.
(1) Purpose. The development and execution of the zoning
ordinance is based upon the division of the Village
into districts, within any one of which the use of land
and buildings and the bulk and location of buildings
or structures, as related to the land, are essentially
uniform. It is recognized, however, that there are
special uses which, because of their unique character,
r cannot be properly permitted in particular districts
without consideration, in each case, of the impact of
those uses upon neighboring lands and upon public
need for the particular use or the particular location.
Such special uses fall into t%vo categories:
(a) Uses operated by public agency or publicly-regu-
lated utilities, or uses traditionally affected with a
public interest.
(b) Uses entirely private in character, but of such a
nature that the operation may give rise to unique
problems with respect to their impact upon
neighboring property or public facilities such as,
but not limited to, single-family attached and
semi-detached dwellings, horizontal condomini-
ums and other residential developments. (Ord. No.
G66, 12-19-66)
971
l _
c y of 04Ip C
VIN.AGE OF OAK B&OK
1200 OAK BROOK ROAD OAK BROOK, ILLINOIS 60521
v
OY 990.3045
C1tt� `y
PETITION APPLICATION FOR PUBLIC HEARING:
ZONING ORDINANCE: APPEAL ($100) x VARIATION ($300)
X AMENDMENT ($650)Text SPECIAL USE ($400)
X AMIN2MIr ($650) Map
FLOOD PLAIN: VARIATION ($300) SPECIAL USE ($675)
ALL APPLICATIONS MUST BE ACCOMPANIED BY PROPER FEE,PLAT OF SURVEY,AND 18 COPIES OF A SCALE DRAWING
SHOWING ALL PERTINENT APPLICABLE INFORMATION; Le., PROPERTY LINES, EXISTING BUILDINGS, LOCATION OF
PROPOSED CONSTRUCTION, ANY BUILDINGS ON ADJACENT PROPERTY WITHIN 100 FEET OF SUBJECT PROPERTY.
APPLICANT TO COMPLETE
LOCATION Southwest corner of Intersection -
OF SUBJECT PROPERTY: Route 83 and 22nd Street PERMANENT PARCEL NO.
LOT NO: 2 SUBDMSION.. Eastman Kodak ADDRESS: (See Iegal Description-Exhibit A attached)
vision
ZONING DISTRICT: CRAl ZONING ORDINANCE SECTION: SECTION VIII(E) ; SECTION X( and
ACTION REQUESTED: (a) Rezone property from ORAL to Br-3; (b) text amendment to reduce
parking for "furniture stores" (see Exhibit B attached) or, in the alternative, a variation
to reduce parking requirement to one space for every 400 square feet of net floor area.
PROPERTY INTEREST OF APPLICANT: OWNER CONTRACT PURCHASER X AGENT
OWNER(S) OF RECORD Eastman Kodak Company PHONE NO. 716/724-4000
ADDRESS 343 State Street Rochester, NY ZIP 14650-0208
BENEFICIARY(IFS) OF TRUST N/ PHONE NO.
ADDRESS ZIP
NAME OF APPLICANT MARSHALL FTFTn & Ca"IPANY PHONE NO. 612/375-3510
(+ BILLING INFO) n: Michael Litwin
ADDRESS 700 on the Mall/925 Minneapolis, M ZIP 55402
I (we) certify that all of the above statements and the statements contained in any papers or plans submitted herewith are true to the
best of my (our) knowledge and belief. MARS C
BY• S'' •-
(Signature) Applicant Date atitr�KpplicAt Nate
DO NOT WRITE W THIS PA E••FOR OFFICE USE NLY
Date Filed: 5/15/95 Board of Trust. Referral: 5 f 23�95 SULU Referral: 6/12/95
Notice Published: 6/14/95 Newspaper. Daily Herald
Data Adj.Property Owners Notified: Staff Referral: 6/12195
Public Hearin; Dates: Plan Commission: 95 Zoning Bard: 7/13/95
Board of Trustees: 5 Board of Trustees: 8/8/95
FEE PAID. S 1,600.00 aipt No. B8254 Received By:Ordinance)
Polanek
SIGNED • VIIIAGE CLERK. Q ( Date:
zmina.,pp #4
EXHIBIT A
to
TEXT AMENDMENT APPLICATION
of
MARSHALL FIELD & COMPANY
II
LEGAL DESCRIPTION:
Lot 2 in Eastman Kodak Subdivision being a subdivision in
part of Section 27, Township 39 North, Range 11, East of
the Third Principal Meridian in DuPage County, Illinois.
The property to be rezoned B-3 should include in addition
to the above described Lot 2 the following contiguous public
road and tollway rights-of-way:
To north: the right-of-way of 22nd Street to the north
line of the Northeast 1/4 of Section 27 from
the center line of Route 83 to the west line
of said Lot 2 extended north.
To south
and east: The portions of the rights-of-way of I-88 and
Route 83 lying west of the center line of
Route 83 which are now zoned ORA-1 to the west
line of said Lot 2 extended south.
EXHIBIT A • ,
EXHIBIT B
to
TEXT AMENDMENT APPLICATION
of
MARSHALL FIELD & COMPANY
Amend Section XI (E) (12 (d) as follows:
(i) Amend Subsection (5) to read as follows:
" (5) Furniture stores - One parking space
for every 400 square feet of floor area
or part thereof. "
(ii) Add a new Subsection (6) to read as follows:
" (6) Appliance stores, motor vehicle sales
establishements for repair of household
equipment and furniture - One parking space
for every 200 square feet of floor area or
part thereof. "
.(iii) Renumber existing Subsections (6) through (14)
to (7.) through (15) .
EXHIBIT B
•Z
THE FACE OF
/ DOCUMENT HAS A COLORED BACKGROUND.
D A Y -1 0 N ' S H U D SO N ' S 93 02 933160
PAYABLE THROUGH 929
'fHF. DEI'AR'ITIF.N-1' S'1'ORF. DIVISION OF DAYTON HUDSON CORPORNFION NORWEST BANK ANACONDA-RUTTE.N A
P.O.BOX 1321 • MINNEAPOLIS,MINNESOTA 65440-1321 BUTTE.MONTANA 59701
DATE AMOUNT
PAY TO THE ORDER OF VILLAGE OF OAK BROOK 5/12/95 $1 ,600.00
1200 OAK BROOK RD _
OAK BROOK IL 60521
11■9 3 3 160119 1:09 29000 24i: 2 5 20 12 158 211' By Its Aulhrnizat plhtrr
CHECK y g CHECKS g CASH INV N DATE NAME G.L.ACCOUNT R DESCRIPTION
NUMBER
li
INVALID
E VILLAGE OF OAK BROOK WITHOUT
SIGNATURE
BUREAU OF INSPECTION B 8254
•
1200 OAK BROOK ROAD
r OAK BROOK, ILLINOIS
f�
U PHONE: (708) 990-3000
7
RETAIN THIS RECEIPT
FOR YOUR RECORDS
SAFEGUARD BUSINESS SYSTEMS
r
RIDER TO
APPLICATION OF
MARSHALL FIELD & CaIPANY
PERMANENT INDEX NUMBERS) NAME AND ADDRESS OF
ASSESSEE(S)
06-22-310-020 JRC
FOR 22ND ST PLAZA
101 MIDWEST CLUB
OAK BROOK, IL 60521
06-22-404016 GARY I. BERKSME& AVE M.
l?W360 KARBAN RD
OAKBROOK TERRACE, M 60181
06-22-404-017 MITCHELL J. MACZKO
17W342 KARBAN RD
VILLA PARK, IL 60181
06-22-404-018 DENNIS & STAR SODERSTROM
17W332 KARBAN RD
VILLA PARK, IL 60181
06-22-404-019 WII,LIAM MURRAY
17W322 KARBAN RD
VILLA PARK, E. 60181
06-22-404-020 DANIEL R MEMRICH
17W304 KARBAN RD
OAKBROOK TERRACE, IL 60181
06-22405-009 VILLS DEVELOPMENT CORP
600 ENTERPRISE DR NO 102
OAK BROOK, IL 60521
06-22-405-010 SUBURBAN TR& SVGS BK
TRUST 984
840 S. OAK PARK AVE
OAK PARK, IL 603 04
06-22405-011 SUBURBAN TR& SVGS BANK
TRUST 984
840 S. OAK PARK AVE
OAK PARK', IL 60304
06-22405-012 SUBURBAN TR& SVGS BANK
TRUST 984
840 S. OAK PARK AVE
OAK PARK,M 603 04
-1- '
�.
eve
a
C.
•
06-22405-013 HARRIS BANK MgSDALE
TRUST L-3184
50 S. LINCOLN ST
HINSDALE, IL 60521
06-22405-019 GLENN GALLISON
4000 FOUNTAIN PL
DALLAS, TX 75202
06-22405-020 OAKBROOK TERRACE ATRI[JM
17W220 22ND ST
OAKBROOK TERRACE, M 60181
06-22415-002 DONALD & ALICE SC'pE -T-T"HORN
1S721 MAC ARTHM DR
OAKBROOK TERRACE, IL 60181
06-22-415-003 GEORGE& LINDA MARCZEWM
239 OAKWOOD
WESTMONT, IL 60559
06-22415-004 JAMES J. KING
6451 WINGATE RD
WILLOWBROOI� IL 60521
06-22-415-005 ROBERT COLLINS
17W220 ORCHARD PL
OAKBROOK TERRACE, IL 60181
06-22-415-006 WILLIAM C. &MARIE L .
UFILR
17W210
ORCHARD
PL
OAKBROOK TERRACE, IL 60181
06-22 415-007 OAK MANAGEMENT CO
49 SHEFFIBI..D LN
OAK BROOK, IL 60521
06-22-415-008 GEORGE R BECKER
176 ORCHARD PL
OAKBROOK TERRACE, IL 60181
06-22-415..009 JOAQVIM& LOUISA D'SOUZA
17W164 ORCHARD PL
OAKBROOK TERRACE, IL 60181
06-22-415-010 RECREATIONAL EQUIPMENT CO
ATTN: ANNABELLA DIZON
P.O. BOX 1938
SUMNER, WA 98390
-2-
0
06-22-415-011 RECREATIONAL EQUIPMENT CO
ATTN: ANNABELLA DIZON
P.O. BOX 1938
SUMNER, WA 98390
06-22-415-012 WALTER& SHARON O'BRIEN
11 HEATHER LN
OAK BROOK, IL 60521
06-22-415-015 OAK BROOK BANK 8-1255
663 AVE E CHATEAUX
OAK BROOK, IL 60521
06-22-415-016 RECREATIONAL EQUIPMENT CO
ATTN: ANNABET I A DIZON
P.O. BOX 1938
SUMNER,WA 98390
06-22-415-017 RECREATIONAL EQUIPMENT CO
ATTN: ANNABELLA DIZON
P.O. BOX 1938
SUMNER, WA 98390
06-22-415-018 PARKV3EW PLAZA ASSOC LTD
C/O THE PRINCIPAL GROUP
1 PARKVIEW PLAZA NO 710
OAKBROOK TERRACE, IL 60181
06-22415-026 MARQUE=NATL BANK TRUST 13031
6155 S. PULASKI RD
CHICAGO, IL 60629
06-22-415-027 EQUITABLE REAL ESTATE INV
455 r.TTYFRONT f"F,NTF,R
PLAZA DR SUITE 320
CHICAGO, IL 60611-5555
06-23-300-029 MARSHALL FIELDS #8
GO DHC PROP TAX DEPT
777 NICOLLETT MALI.
M24NEAPOLIS, MN 55402
06-26-100-001 BRAESIDE REALTY TRUST
200 W92ND ST NO 234
LONBARD, IL 60148
M
06-26-100-009 EQUITABLE LIFE ASSURANCB
GO COMPASS MGT&LSING
1415 W. 22ND ST
OAK BROOK, IL 60521
06-26-101-022
MTDSTATES NlNGMNT CO
C/0 GEO MC ELROY & ASSOC
169 E. BUTTE,RFIEIM RD
FS,MHURST, A, 60126
06-27-100-004 MIDWEST BK& TR CO
TRUST 87 06 5259
1606 N. HARLEM AVE
ELMWOOD PARK,IL 60635
06-27-100-009 ANDYS STEAK & SEAFOOD INC
2205 W. 22ND ST
OAK BROOK, IL 60521
06-27-100.016 555 BLDG CORD
C/O BRODERICK GROUP
P.O. BOX 513
EDWALE, IL 60522
06-27-101-004 NORTHERN ILL GAS CO
TAX ADMINISTRATION
P.O. BOX 190
AURORA, IL 60507
06-27-104011 NAMMDIN & RAFIA. SALEEM
20 KINGSTON DR
OAK BROO& IL 60521
06-27-104-012 ARL NE D. LOPEZ
23 SHELBURNE
OAK BROOK,IL 60521
06-27-200-005 BRAESME REALTY TRUST
200 W. 22ND ST
LOMBARD, IL 60148
06-27-201-001 NORTHERN ILL GAS CO
TAX ADMINISTRATION
P.O. BOX 190
AURORA, IL 60507
-4-
y►
•
06-27-201-002 BRAESIDE REALTY TRUST
200 W. 22ND ST
LOMBARD, IL 60148
06-27-201-007 OAK BROOK PARK DIST
1300 FOREST GATE RD
OAK BROOK, II,60521
06-27-204-012 MICHAEL&JULIE L. N ARTIN
24 SHELBURNE DR
OAK BROOK, IL 60521
06-27-204-013 GUS SOTIRAS
22 SHELBURNE DR
OAK BROOK, IL 60521
06-27-204-019 GEORGE J. KALn4 A
2 MGSBURY Cr
OAK BROOK, IL 60521
06-27.204-020 ANTHONY GARBIS
4 K NGSBURY Cr
OAK BROOK, IL 60521
06-27-204026 SFIARON MULLINS
16 KINGSBURY CT
OAK BROOK, IL 60521
06-27-204-027 DEAN GANAKOS
18 KINGSBURY CT
OAK BROOK, IL 60521
06-27-204-028 JOHN F. RRATOCHVIL
79 REGENT
OAK BROOK, IL 60521
06-27-204-029 HA MM & SHAHEEN WMAYUN
77 REGE NT DR
OAK BROOK, IL 60521
06-27-205-001 DEBORAH PETERSON
78 REGENT DR
OAK BROOK, IL 60521
06-27-205-002 VICTORIA A_ AIGNER
76 REGENT DR
OAK BROOK, IL 60521
06-27-205-005 MARGERY A. DI BENEDETTO
2 VICTORIA CT
OAK BROOK, IL 60521
06-27-205-006 MELBA GARZON
4 VICTORIA CT
OAK BROOK, IL 60521
06-27-205-010 HUNMERTO SUAREZ
12 VICTORIA CT
OAR BROOD IL 60521
06-27-205-011 SHASTRI SWAMINAT'R N
36 KINGSTON DR
OAK BROOD IL 60521
06-27-205-012 ORLANDO & CARIDAD CUASAY
38 KINGSTON DR
OAK BROOD rL 60521
06.27-205-014 ORESTES &TPM41DAD RALICKI
7 MOCKINGBIRD LN
OAK BROOK, IL 60521
06-27.206-001 D10NISIO R MARUCUT
42 KINGSTON DR
OAK BROOK, IL 60521
06-27-206-002 IRZNE J. 0=0
3 HAMMTON LN
OAK BROOK, EL 60521
06-27-206-013 ROBET&LISA DOW BTAL
37 HAMILTON IN
OAK BROOD IL 60521
06-27-206-014 AMALGAIvMATLD TR& SVGS
TRUST 5094
1 W. MONROB ST
CHICAGO, IL 60603
06-27-206-015 ElymY J. KELLY
41 HAMILTON LN
OAK BROOK, IL 60521
06-27-206-016 WILLIAM C. MALIIC
43 HAMILTON IN
OAK BROOK, IL 60521
-6-
i i
06-27-206-017 KUNHUNNI& V. VELLODY
45 HAMILTON LN
OAK BROOK, IL 60521
06-27-206-018 JOSEPH E. &DONNA AMSTADT
44 KINGSTON DR
OAK BROOK, E, 60521
06-27-206-019 LILY CHEUNG
46 KINGSTON DR
OAK BROOK, IL 60521
06-27-206-020 DENISE M. KITCHEN
48 KINGSTON DR
OAK BROOK, IL 60521
06.27-206-021 HENRY J. CAPOCCI
50 KINGSTON DR
OAK BROOK, IL 60521
06-27-206-022 IMNNETH Y. &JULIA.C. WU
52 KINGSTON DR
OAK BROOK, IL 60521
06-27-206-023 ROY K LANDGREN
47 HAMILTON LN
OAK BROOK, IL 60521
06-27-205-013 MICHAEL & SOPHIA CARUSO
2 HAMILTON LANE
OAK BROOK, IL. 60521
06-27-205-015 DOMINGO & NINFA OSUNERO
6 HAMILTON LN
OAK BROOK, IL. 60521
-7-
0
LORD, BISSELL & BROOK
115 SOUTH LA SALLE STREET
CHICAGO, ILLINOIS 60603 LOS ANGELES OFFICE
300 SOUTH GRAND AVENUE,SUITE 3900
(312) 443-0700 LOS ANGELES,CALIFORNIA 90071-3200
(2131 465.1500
CABLE: LOWIRCO CGO TELEX: 16-1135
TELEX: 25-3070 TELECOPY:(213)465-1200
TELECOPY: (312) 443-0570 ATLANTA OFFICE
ONE ATLANTIC CENTER
1201 W. PEACHTREE STREET,SUITE 3700
1100 Jorie Boulevard ATLANTA,GEORGIA 30309
14041 670.4600
Suite 243 TELEX: 54-3707
TELECOPY:14041 872-5547
708/990-0561 Oak Brook, IL 60521 LONDON OFFICE
LLOYD'$.SUITE 995
I M STREET
LONDON EC3M 7DO ENGLAND
071-327-4534
May 15 , 1995 TELECOPY 071.929-2250
Village of. Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Att'n: Thomas Hawk
Director of Code Enforcement
Re : Application of Marshall Field & Co.
Lot 2 - Eastman Kodak Subdivision
Dear Tom:
On behalf of my client, Marshall Field & Co. , I am
filing herewith the following:
1. Application for Text Amendment, Map Amendment and Vari-
ation including the list of adjacent property owners
within 250 ' and addressed labels. (Original only)
2. Plat of Eastman Kodak Subdivision dated May 5, 1995.
(4 copies)
3. Conceptual Engineering Plan dated May 15 , 1995. (18 copies)
4. Dimensioned Site Plan dated May 12, 1995. (18 copies)
5. Landscape Plan dated May 15 , 1995. (18 copies)
6. Floor 2 Plans sheets) a
n ( t ) d ted May 12, 1995. (18 copies)
7. Exterior Elevations dated May 15, 1995. (18 copies)
8. Relevant portion of aerial photograph. (18 copies)
Ack
LORD, BISSELL &BROOK 0 Village of Oak Brook
Att'n: Thomas Hawk
May 15, 1995
Page Two
9. Relevant portion of Village Zoning Map. (18 copies)
10. Check payable to the Village of Oak Brook in the amount
of $1,600.00 to cover filing fees.
Si erel yours,
David M. Gooder
DMG:pg
Enc 1
cc Stephen Merz
ADM/*
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MEMORANDUM TO: Steve Merz
Dayton Hudson Corporation
FROM: Barton-Aschman Associates, Inc,
DATE: May 15, 1995
SUBJECT: Traffic Study for a Proposed Marshall Field's Home Store
Oak Brook, Illinois
This memorandum presents the findings and recommendations of a traffic study conducted by
Rarton-Aschman Associates, Inc., for a proposed Marshall Field's Home Store to be located in
Oak Brook, Tllinois. The site of the proposed store is located in the southwest quadrant of the
intersection of 22nd Street and IL 83. The proposed retail store will be located on the existing
Kodak building site just east of the main multistory facility. The Marshall Field's Home Store
will be located in a building of approximately 100,000 square feet.
This study was conducted to assess, the impact that the proposed development would have on
traffic conditions and to determine what, if any, roadway and access improvements would be
necessary. The scope of this study included the following items:
1. Data Collection. This preliminary phase of the analysis included a reconnaissance of the site
and its environs to determine the physical and operational aspects of the existing road net-
work. Traffic data was obtained for critical intersections in the area to determine existing
traffic volumes on adjacent streets. Barton-Aschman's previous work in the area and our data
files were reviewed for information pertinent to this study. A meeting was held with officials
of the Illinois Department of Transportation (IDOT) regarding access and internal vehicular
circulation issues.
2. Directional Distribution Analysis. The directional distribution by which future patron traffic
will approach and depart the development during the peak driving periods was estimated,
based on the existing travel patterns in the area.
3. TrgMc Generation Analysis. Peak-hour traffic volumes that would be generated by the devel-
opment were estimated, based on its size and characteristics and on traffic generation rates
developed from surveys of three existing Home Stores located in Minnesota.
4. Site Trc{Mc Assignment. The projected site-generated traffic volumes were combined with
projected through (nonsite) traffic volumes and assigned to the adjacent road network accord-
ing to the directional distribution analysis. These assignments were used to analyze the
impact that the development would have on traffic conditions in the area,
PARSONS
1 0/ :),I 1 •1 UG (,J 1 U Y I .) G1 GU 111 1 N i',.. •••• •••••
5. Evaluation and Recommendations. Based on the analyses described in the preceding, the traf-
fic impacts of the proposed development were evaluated, and recommendations were devel-
oped with respect to roadway improvements and site access needs.
Existing Conditions
Transportation conditions in the site area were inventoried to obtain a database of existing condi-
tions. Three general components of existing conditions were considered: (1) the geographical
location of the site, (2) the characteristics of the roadways and traffic control devices in the site
area, and (3) the traffic characteristics of site-generated traffic on these roadways.
Site Location
The proposed Home Store site is located in the southwest quadrant of the intersection of 22nd
Street and IL 83, as illustrated in Figure 1. The site was previously occupied by Kodak and will
be renovated to accommodate the proposed Home Store. The major land-uses in the vicinity of
the site are primarily retail, office, and residential. The adjacent land-uses are the Kodak offices,
a strip shopping center to the north, and Oakbrook regional shopping mall.
Site Accessibility
The principal roadways in the vicinity of the site are illustrated in Figure 1 and described in the
following paragraphs.
Twenty-second Street is a major east-west arterial. In the vicinity of the site it has three lanes
for through traffic in each direction, with left-turn lanes at major intersections. The intersections
of 22nd Street with Midwest Road, Park View Drive, and IL 83 are signalized. All major ap-
proaches on 22nd Street provide three through lanes, a separate left-turn lane, and a separate
right-turn lane. At its intersection with IL 83, 22nd Strut has dual left-turn lanes.
Midwest Road is a north-south arterial. In the vicinity of the site it has two lanes for through
traffic in each direction, with left-turn lanes at major intersections. The speed limit on Midwest
Road in the site vicinity is posted at 40 mph.
Existing Traffic Volumes
Barton-Aschman conducted manual traffic counts at the intersections of 22nd Street with Mid-
west Road, MacArthur, and Park View Drive on Monday, April 10, 1995. The traffic counts
were conducted from 4:00 to 6:00 P.M., by vehicle movement, and recorded every 15 minutes.
The peak hour was determined to be from 5:00 to 6:00 PM. on the survey day. Figure 2 illus-
trates the existing weekday P.M. peak-hour traffic volumes at the various intersections by spe-
cific movement (left turn, through, right turn).
2
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Lli
H
NOT TO SCALE
a
z
N
N
O�+N R_110
MIDWEST ROAD J5
90
420
205—,4 r
1
LEGEND
EXISTING TRAFFIC SIGNAL
XX P.M. PEAK-HOUR
Q
1N 15
1 1c-"5 MACARTHUR
10 � I r
45 °�iN
� a
U
O
35
SITE 1 � '`-95 PARK VIEW
1 (� DRIVE
U U)
dN N
r
EXISTING PEAK-HOUR TRAFFIC VOLUME 12
a n—_� h 4a .4ciateT
95/15/95 14: 55 'a708 175 2126 BAR'1'M ASCIN L\V' WJ006/0'22
•
Development Traffic Characteristics
In order to evaluate future traffic conditions for the development, it was necessary to determine
the development's traffic characteristics, including the directional distribution and volumes of
traffic that would be generated by the proposed development.
Directional Distribution
The directional distribution of future site-generated trips on the external roadways is a function
of several variables, including the operational characteristics of the street system and the ease
with which drivers can travel over various sections of the road system without encountering con-
gestion. The directional distribution of traffic generated by the proposed development was esti-
mated based on existing travel patterns in the vicinity of the site, as listed in Table 1 and
illustrated in Figure 3.
Table 1
ESTIMATED DIRECTIONAL DISTRIBUTION OF SITE-GENERATED TRAFFIC
Weekday Evening Peak Hour
Direction (percent)
To and from the north on Midwest Road 9%
To and from the south on Midwest Road 7
To and from the cast on 22nd Street 52
To and from the west on 22nd Street --U
Total 100%
Site Traffic Generation
The estimate of site traffic generation was based on the size and character of the proposed devel-
opment. The site is proposed to contain a Home Store with a total gross leasable area of approxi-
mately 100,000 square feet. The volumes of traffic that would be generated by the proposed
Home Store were based on rates developed from surveys of three existing Home Stores located
in the suburbs of Minneapolis, Minnesota. Table 2 shows the total projected weekday evening
and weekend afternoon peak-hour site-generated traffic volumes.
Table 2
PROJECTED PEAK-HOUR SITE-GENERATED TRAFFIC VOLUMES
Weekday Evening Saturday Afternoon
Size
Land-Use (sq. ft.) In Out In Out
Home Store 100,000 65 60 85 R0
5
FWW-
F--
�' NOT TO SCALE
0
z
N
N
M
9
MIDWEST ROAD
LEGEND
{ I* EXISTING TRAFFIC SIGNAL
MACARTHUR
SITE PARK VIEW
DRIVE
N
tQ
ESTIMATED DIRECTIONAL DISTRIBUTION
OF PEAK-HOUR TRIPS 3
_ 1 ure
n— c
on Associo�es.nc,
9 14: 56 U708 2126 R.ARTON -ASCHNIAN � f�J008/022
Since the proposed Home Store will be located in an existing Kodak office facility, the magni-
tude of the trips generated by the subject site will be less than that of the existing land-use. In
addition, it is a conservative estimate that more than 30 percent of the trips generated by the pro-
posed Home Store will be drawn from the existing traffic in the area, which is heavily oriented
to retail trip-making.
Traffic Assignment
To determine site access requirements, the projected site-generated traffic volumes that will
occur during the weekday evening peak hour were assigned to the area roadways according to
the directional distribution discussed previously; they are illustrated in Figure 4. The conserva-
tive estimate of site-generated traffic volumes was then added to the existing traffic volumes to
determine the total projected peak-hour traffic volumes (see'Figure S). This assignment was ana-
lyzed to determine the impact of the proposed development on the adjacent roadways.
Evaluation and Recommendations
The site access facilities must fulfill the objectives of providing safe, convenient, and efficient
interchange of traffic between the development and adjacent roadways.
The development is proposed to'have one driveway on 22nd Street located opposite Park View
Drive. This driveway has been reviewed by IDOT and has received preliminary approval. This
driveway, which would be aligned with Park View Drive, would allow all traffic movements.
The planned modifications to Park View Drive were considered in the design and location of the
proposed Home Store driveway. As we understand it, Park View Drive will be modified to pro-
vide dual left-turn lanes and a separate right-turn lane onto 22nd Street. The inbound lanes
would remain the same.
A capacity analysis was conducted for existing and future conditions at the site driveway and at
the intersection of 22nd Street with Midwest Road. The analysis indicates that site-generated
traffic will have no effect on peak-hour traffic conditions. The existing roadway network and the
proposed site driveway will be able to accommodate the total projected traffic volumes safely
and efficiently.
Conclusions
As recommended, the proposed development will not have an impact on external or internal traf-
fic conditions. The driveway will accommodate estimated site-generated traffic volumes.
(fllie1d515.mcm
7
�05/15/W5 14: .57 V708 75 1126 RAR'1'U\ :\SCFI IAN L73009/022
w
w
V) NOT TO SCALE
0
z
N
N
p
N
MIDWEST ROAD a
5
noin
N
i
LEGEND
CXISTING TRAFFIC SIGNAI
XX P.M. PEAK. HOUR
a
M
i
MACARTHUR
T
0
M
PARK VIEW
SITE DRIVE
30
M
ESTIMATED P.M. PEAK-HOUR SITE-GENERATED
TRAFFIC ASSIGNMENT 4
n—.sc man_Associates nc.
05/15/95 14 : :ii '8%-108 4_5 2126 IllkR'I'U\ \SC'IOIA\ Lit010!022
H
Li
o:
0 NOT TO SCALE
0
z
N
N
°M
U') a k-
4—
37
W-- 270
MIDWEST ROAD ?
420--+
210_.y ooN
LEGEND
EXISTING TRAFFIC SIGNAL
XX P.M. PEAK—HOUR
i MN 1.5
♦ wC-"5 MACARTHUR
10-1, I I
v
k)
00
0:2 I"°' 35
95 PARK VIEW
SITE
DRIVE
30 o00
ro N N
d
ESTIMATED TOTAL WEEKDAY P.M. PEAK-HOUR
TRAFFIC ASSIGNMENT 5
a on`chman Associates.Inc.
i
05/ 15/95 14: 57 %Y708 475 2126 RAR'1"0\ ASCIPIAN' l{(,JU12/1)z2
3AKBROOK, IL
MIDWEST & 22ND
MONDAY 4/10/95
TURNS/TEAPAC - 15-Minute Counts: All Vehicles - by Mvmt
Intersection # 0 MIDWEST & 22ND
seeat:-a=amassm-ssxc=esz=cszsa�s=s=s�=cs¢sc=cccrosszsams=^s=esasc
Begin N-Approach E-Approach S-Approach W-Approach Int
Time RT TH LT RT TH LT RT TH LT RT TH LT Total
1600 30 108 50 29 198 19 24 51 15 55 184 38
1615 25 100 59 27 248 29 43 80 20 80 210 56 977
1630 24 129 69 40 268 30 41 102- 24 83 200 49 1059
1645 12 129 78 46 223 24 30 63 19 99 244 50 1024
1700 30 177 81 66 285 36 44 94 28 135 248 68 1292
1715 20 142 58 45 290 29 57 94 20 79 261 62 1157
1730 23 137 77 65 252 26 56 155 23 82 200 49 1147
1745 37 119 49 67 263 22 46 78 21 60 210 54 1026
z=ams m=====___:____
zstcsaxs=s�oasa c=��:=scaaacsz
Total 201 1048 521 385 2027 215 343--717 170 673 1757 426 8483
TURNS/TEAPAC - 15-Minute Counts: All Vehicles - Totals
Intersection # 0 MIDWEST & 22ND
=sc:a -sCs-cssc=camcss=sms=s,==s.;,¢=om=
Be in Approach Totals Exit Totals Int
g W N E S W Total
Time N E S
801
1600 188 245 90 277 168 312 209 293 977
1615 184 304 143 346
1630 222 338 167 332 1.91 310 242 316 1024
1645 226 293 112 393 159 352 259 254
1700 288 387 166 451 228 373 348 343 1292
1715 220 364 171 402 201 376 250 330 1157
1730 237 343 236 331 269 335 245 298 1147
1745
205 352 145 324 199 305 201 321 1026
a=¢as :=sc.c-mesa=csaz=m=sca�.c.s=
sa ac=ffi=scsosss-assxmz=maatcszzsz =
Total 1770 2627 1230 2856 1528 2621 1936 2398 8483
)AKBROOK, IL
MIDWEST & 22ND
4ONDAY 4/10/95
TURNS/TEAPAC 15-Minute Flow Rates: by Movement
Intersection # 0 MIDWEST & 22ND
W-A roach Int
Begin N-Approach E-Approach S-Approach PP
Time RT TH LT RT TH LT RT TH LT RT TH LT Total
:as=xca_a►.=
=x= s=s=car==�:sac. az+coc
za=as -..sxxoaaGx.:x=aaa= =s=x=axsx==:==
1600 120 432 200 116 792 76 96 204 60 220 736 152 3204
1615 100 400 236 108 992 116 172 320 80 320 840 224 3908
1630 96 516 276 160 1072 120 164 408' 96 332 800 196 4236
1645 48 544 312 184 892 96 120 252 76 396 976 200 4096
1700 120 708 324 264 1140 144 176 376 112 540 992 272 5168
1715 80 568 232 180 1160 116 228 376 80 316 1044 248 4628
1730 92 548 308 260 1008 104 232 620 92 328 800 196 4588
1745 148 476 196 268 1052 88 184 312 84 =240--840--216 =41=04
TURNS/TEAPAC - 15-Minute Flow Rates: Appr/Exit Totals
Intersection # 0 MIDWEST & 22ND _ --_-____-
'�..�3SCSSC:_SlC�----.r-C---S.-SAS-'L..-2-...�.--�.....-.�.--
Begin Approach Totals - Exit-Totals Tat
N E S W N E S W Total
Time
===saw
1600 752 984 360 1108 472 1032 728 972 3204
1615 736 1216 572 1384 652 1248 836 1172 3908
1630 888 1352 668 1328 764 1240 968 1264 4236
1645 904 1172 448 1572 636 1408 1036 1016 4096
1700 1152 1548 664 1804 912 1492 1392 1372 5168
1715 880 1456 684 1608 804 1504 1000 1320 4588
1730 948 1372 944 1324 1076 1340 980 1192
1745 820 1408 580 1296 796 1220 804 1284 4104
i
)AKBROOK, IL
MIDWEST & 22ND
MONDAY 4/10/95
TURNS/TEAPAC - 60-Minute Volumes: by Movement
Intersection # 0 MIDWEST & 22ND
casex:===as=c.=apse=c.y a===m=e=s
Int
Begin N-Approach E-Approach S-Approach W-Approach
Time RT TH LT RT TH LT RT TH LT RT TH LT Total
___ m=ass=sama=o=a aGmsv
1600 91 473 256 142 937 102 138 296 78 317 838 193 3861
1615 91 542 287 179 1024 119 158 339 91 397 902 223 4352
1630 86 584 286 197 1066 119 172 353' 91 396 953 229 4532
1645 85 592 294 222 1050 115 189 406 90 395 953 229 4620
1700 110 575 265 243 1090 113 205 421 92 , 356 919 233 4622
1715 80 398 184 177 805 77 161 327 64 221 671 165 3330*
1730 60 256 126 132 515 48 104 233 44 , 142 410 103 2173*
1745 37 119 49 67 263 22 46 78 21 60 210 54 1026*
TURNS/TEAPAC - 60-Minute Volumes: Appr/Exit Totals
Intersection # 0 MIDWEST & 22ND
ti=�PS�tflxtiia—_=atficaxcsc=co-vi OttR=a=:=�
asst¢=o�=c====�scocac=eeasaa=a=¢==a
Be in Approach Totals Exit Totals Int
g E $ W N E S W Total
Time N
.:=.ac=oas===sasamt=na�c=t=3C��=.0
astsosa asmm=se==-assns=ao=¢=+s•asxzec.a=ee 6 31 12 3 2 892 11 Q 6 3861
1600 820 1181 512 1348
1615 920 1322 588 1522 741 1347 1058 1206 4352
1630 956 1382 616 1578 779 1411 1099 1243
4532
1645 971 1387 685 1577 857 1436 1102 1225 4622
1700 950 1446 718 1508 897 1389 1044 1292 3330*
1715 662 1059 552 1057 669 1016 696 949 2173*
1730 442 695 381. 655 468 640 446 619
145 324 199 305 201 321 1026*
1745 205 352 ----- ----==-==s=-= =s=. =
)AKBROOK, IL
22ND & MAC ARTHUR
MONDAY 4/10/95
TURNS/TEAPAC - 15-Minute Counts: All Vehicles by Mvmt
Intersection # 0 22ND & MAC ARTHUR
E-Approach S-Approach W-Approach Int
Begin N-Approach
Time RT TH LT RT TH LT RT TH LT RT TH LT Total
===== ========= 34
1600 2 0 0 2 0 2 13 0 5 2 0 8
1615 5 0 0 2 0 4 8 0 3 1 0 4 27
3 10 0. 1 1 0 3 30
1630 2 0 3 7 0 8 1 3 1 0 7 34
1645 5 0 3 5 0 1 16 1 5 0 0 7 42
1700 3 0 0 5 0 5 10 0 2 1 0 9 38
1715 7 0 1 6 0 2
9 0 1 0 0 5 27
1730 5 0 1 5 0 0 0 2 17
1745 1 0 0 2 0 2 9
Total 30 0 8 34 0 20 83 2 21 6 0 45 249
TURNS/TEAPAC - 15-Minute Counts: All Vehicles - Totals
Intersection # 0 22ND & MAC ARTHUR
Begin Approach Totals Exit Totals Int
w N E S w Total
Time N E
4 18 10 4 7 34
10 13
1600 2 8 5 8 27
1615 5 6 11 5 6
1630 5 10 11 4 10 13 4 3 30
13 11 2 8 34
1645 8 6 12
13 16 5 8 42
1700 3 10 22 7 8 12 10 38
15 11 3 9
1715 8 6 10 5 10 10 1 6 27
1730 6 4 9 2 2 17
1745 1 4 10 2
Total 38 54 106 51 81 91 26 51 249
,05i 1 5/95 1 4: 59 %Y708 475 2126 BARTON lQ.faIb u
•
DAKBROOK, IL
22ND & MAC ARTHUR
MONDAY 4/10/95
TURNS/TEAPAC - 15-Minute Flow Rates: by Movement
Intersection # 0 22ND & MAC ARTHUR
Begin N-Approach E-Approach S-A PP roach W-Approach
TH LT RT TH LT RT TH LT Total
Time RT TH LT RT
w_a===== 8 0 32 136
C�=== =s=====______= 8 52 0 20
1600 8 0 0 8 0 108
1615 20 0 0 8
0 16 32 0 12 4 0 12 120
1630 8 0 12 28 0 12 40 0, 4 4 0 136
1645 20 0 12 20 0 4 32 4 12 4 0 28 168
0 20 64 4 20 0 0 28
1700 12 0 0 20 0 8 40 0 8 4 0 36 152
1715 28 0 4 24 4 0 0 20 108
1730 20 0' 4 20 0 4 36 0 68
1745 4 0 0 8 0 8 36 0 4 0 0 8
TURNS/TEAPAC - 15-Minute Flow Rates: Appr/Exit Totals
Intersection # 0 22ND & MAC ARTHUR_ -
_=====a===__________________ - Exit Totals Int
Begin Approach Totals N E S W Total
Time N E 5 W
==_s_ _________�________________�__ -- 16 28 136
1600 8 16 _ 72 40 40 52 108
1615 20 24 44 20 24 32 20 32 40 52 16 12 120
1630 20 40 44 16 52 44 8 32 136
1645 32 24 48 32 52 64 20 32 168
1700 12 40 88 28 152
1715 32 32 48 40 60 44 12 36 108
40 40 4 24
1730 24 24 40 20 16 36 8 8 68
1745 4 16 40 _8_
a-ysnie G_G�6=G==•=�==SCaGGG'i=SGT-_��.-O -
05/15/95 15:00 '$708 475 21 26 kARTON-AS(A111,AA 2017/022
)AKBROOK, IL
!2ND & MAC ARTHUR.
RONDAY 4/10/95
TURNS/TEAPAC - 60-Minute Volumes: by Movement
Intersection # 0 22ND & MAC ARTHUR
caz=a. --=acaamoa=o=ca__ss-acts
Begin N-Approach E-Approach" S-Approach W-Approach Int
Time RT TH LT RT TFi LT RT TH LT -RT TH LT Total
-__5 0 22 125
1600 14 0 6 16 0 10 39 1 12
1615 15 0 6 19 0 13 42 2 12 3 0 21 133
1630 17 0 7 23 0 11 44 2 ' 11 3 0 26 141
1645 20 0 5 21 0 9 43 2 11 2 0 28
1700 16 0 2 18 0 10 44 1 9 1 0 23 124
1715 13 0 2 13 0 5 28 0 4 1 0 16 44*
1730 6 0 1 7 0 3 18 0 2 0 0
1745 1 0 0 2 0 2 9 0 _1 _ 00===_2 17*
TURNS/TEAPAC - 60-Minute Volumes: Appr/Exit Totals
Intersection # 0 22ND & MAC ARTHUR
Begin Approach Totals - Exit Totals Int
N E S W N E S W Total
Time
1600 20 26 52 27 39 45 15 26 125
1615 21 32 56 24 42 48 16 27 133
1630 24 34 57 29 51 51 14 28 144
1645 25 30 56 30 51 48 11 31 141
1700 18 28 54 24 42 46 11 25 124
1715 15 18 32 17 29 30 6 17 82*
1730 7 10 20 7 14 19 3 8 44*
1745 1 4 10 2 4 9 2 2 ==117*
., 4).5/15/95 15:00 '$708 4 5 2126 BAR O ASCIOIAN tot)]8/022
3AKBROOK, IL
22ND & R E I DRIVEWAY
MONDAY 4/10/95
TURNS/TEAPAC - 15-Minute Counts: All Vehicles - by Mvmt
Intersection # 0 22ND & R E I DRIVEWAY
Int
Begin N-Approach E-Approach S-Approach W-Approach Total
Time RT TH LT RT TH LT RT TH LT
_^ LT RT TH
===v==S =a=a=�-a--_.xm= c=c�=s=cc-S.rta= 318 7 633
13 2 288- 0 0 0 0 0 644
1600 5 0 0 0
p 0 315 1 790
1615 13 0 22 4 277 0 0 0 0 0 358 10
1630 28 0 40 4 350 0 0 0 347 0 353 5 740
1645 21 0 31 5 325 0 0 0 0 424 1 6 773
1700 12 0 34
7 367 0 0 838
0 0 0
1715 9 0 21 11 363 0 0 0 8 761
1730 13 0 22 3 402 0 0 0
0 0 313 5 705
7.745 3 0 19 5 348 0 0 0 325
====a as:soa�=a=a=a= =am-�aa 5884
Total 104 0 202 41 2720 0 0 0 0 0 2753 64
TURNS/TEAPAC - 15-Minute Counts: All Vehicles - Totals
Intersection # 0 22ND & R E I DRIVEWAY
Exit�Totals i Int
Begin Approach Totals N E S W Total
Time N E S W
633
1600 18 290 0 325 9 331 0 293 644
328 17 337
281 0 0 290
1615 35 14 398 0 378 790
1630 68 354 0 368 346 740
1645 52 330 0 358 10 384 0 773
13 381 0 379
1700 46 374 0 353 21 76
445 0 372
1715 30 374 0 32 321 415 761
11 335 0
1730 35 405 0 10 344 0 351 705
1745 22 353 0 330 _
===== _=__°'¢___^_____^ 105 2955 0 2824 5884
Total 306 2761 0 2817
)AKBROOK, IL
!2ND & R E I DRIVEWAY
40NDAY 4/10/95
['URNS/TEAPAC - 15-Minute Flow Rates: by Movement
Intersection # 0 22ND & R E I DRIVEWAY
W-A roach Int
Begin N-Approach E--Approach S-Approach Pp
RT TH LT RT TH LT RT TH LT Total
Time RT TH LT
=aomas^ascs=cc �cscs
====_ ��_�__,_______
_ __:_=====z==__ --=--====---= 2532
0 0 0 1272 2
1600 20 0 52 8 1152 0 0 0 0 0 1260 52 2576
1615 52 0 88 16 1108 0 0 0 , 0 0 1432 40 3160
1630 112 0 160 16 1400 0 0 0 0 0 1412 20 2960
1645 84 0 124 20 1300 0 0 0 0 0 1388 24 3092
1700 48 0 136 28 1468 0
1715 36 0 84 44 1452 0 0 0 0 0 1696 40 3
0 1252 32 044
1730 52 0 88 12 1608 0 0 0 0
1745 12 0 76 0 0 0 0 0 1300 20 -2820
20 1392
csssc=cav=gmsc
TURNS/TEAPAC - 15-Minute Flow Rates: Appr/Exit Totals
Intersection # 0 22ND & R E I DRIVEWAY
In 1.
Begin Approach Totals Exit Totals Total.
Time N E S W - N E S W ==s=_
asc=s caecas=me=o===sszec�emsQVa=aecsa=c -=a===c¢==-:eaA=�+=�====mc�cyea�ec 2532
36 1324 0 1172 2576
1600 72 1160 0 1300 68 1348 0 1160
1615 140 1124 0 1312 56 1592 0 1512 3160
1630 272 1416 0 1472 40 1536 0 1384 2960
1645 208 1320 0 1432 52 1524 0 1516 3092
1700 184 1496 0 1412 84 1780 0 1488 3352
1715 120 1496 0 1736 44 1340 0 1660 3044
1730 140 1620 0 1284 40 1376 0 1404 2820
1745 88 1412 0 1320 - --
. � 95!15/95 15: 01 $708 475 2126 RAR'1'0\ ASCHN1A\ • Z020/022
>AKBROOK, IL
:2ND & R E I DRIVEWAY
iONDAY 4/10/95
^URNS/TEAPAC - 60-Minute Volumes: by Movement
Intersection # 0 22ND & R E I DRIVEWAY ,
====a==zazxcm=aaaaa=z=-__=._a=ssaas=soac
S-Approach- W-Approach nt
TH LT Tot
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1600 67 0 106 15 1240 0 0 0 0 0 1373 34 2947
1615 74 0 127 20 1319 0 0 0 0
1630 70 0 126 27 1405 0 0 0 • 0 0 1482 31 3141
1645 55 0 108 26 1457 0 0 0 0 0 1437 29 3112
1700 37 0 96 26 1480 0 0 0 0 0 1409 29 3077
1715 25 0 62 19 1113 0 0 0 0 U 1062 23 2304*
8 113 0 0 0 0 0 638 13 1466*
1730 16 0 41 705*
1745 3_ ^_0 19 ===5==3480 -_=00 � 0-=3255
TURNS/TEAPAC - 60-Minute Volumes: Appr/Exit Totals
Intersection # 0 22ND & R E I DRIVEWAY
==eoc=a=acxs=s=a=s-=c=ae===m=s
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a==== a=aaa,eaeeosz=a==z= z==cox=e= 50 1450 0 1307 2807
1600 173 1255 0 1379 54 1500 0 1393 2947
1615 201 1339 0 1407 3141
58 1608 0 2475
1630 196 1432 0 1513 55 1545 0 1512 3112
1645 163 1483 0 1466 1505 0 1517 3077
55
1700 133 1506 0 1438 55 1124 0 1138 2304*
1715 87 1132 0 1085
651 21 679 0 766 1466*
1730 57 758 0 10 344 0 351. 705*
1745 22 353 0 330
LORD, BISSELL & BROOK
115 SOUTH LA SALLE STREET
CHICAGO, ILLINOIS 60603 LOS ANGELES OFFICE
300 SOUTH GRAND AVENUE,SUITE 3900
(312) 443-0700 LOS ANGELES,CALIFORNIA 90071-3200
12131 485-1500
CABLE: LOWIRCO CGO TELEX:16-1135
TELEX: 25-3070 TELECOPY:(213)485.1200
TELECOPY: 1312) 443-0570 ATLANTA OFFICE
1100 Jorie Boulevard ONE ATLANTIC CENTER
1201 W. PEACHTREE STREET,SUITE 3700
Suite 243 ATLANTA,GEORGIA 30309
1404)870-4600
708/990-0561 Oak Brook, TELECOPY:1404)IL 60521 TELEX: s4-3707
872-5547
LONDON OFFICE
LLOYD'S,SUITE 995
I LIME STREET
June 7, 1995 LONDON EC3M 7DO ENGLAND
071-327-4S34
TELECOPY 071-929-2250
Chairman Stelios Aktipis
and Commissioners
Oak Brook Plan Commission
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Re: Southwest Corner of 22nd Street
and Route 83; Application of
Marshall Field & Company for
Rezoning the Subject Property
from ORA-1 to B-3
Dear Chairman Aktipis and Commissioners:
My client, Marshall Field & Company, on May 15, 1995,
filed an Application requesting as follows:
(a) that the subject property which it has contracted to
purchase from Eastman Kodak Company be rezoned from
ORA-1 to B-3 in order to permit the demolition of the
present building and the construction of a new two-
story 102, 300 gross square foot, free-stand building
to be used as a furniture store as part of Marshall
Field' s new chain of "Home Stores"; and
(b) that there be approved either (i) the proposed text
amendment reducing the required parking for furniture
stores from one space per 200 square feet of floor area
to one space per 400 square feet or (ii) a variation to
permit one parking space per 400 square feet of floor
area in order to preserve, as far as possible, the green
space on the easterly portion of the property. (See
separate letter re parking requirements. )
•
t •
LORD, BISSELL &BROOK
Chairman
Aktipis
and Commissioners
June 7, 1995
Page Two
In evaluating the rezoning requests the following should
be kept in mind:
1. The new building will be somewhat smaller than the existing
building. At full development the gross floor area ratio
will be approximately 0.26 as compared to the permitted F.A.R.
of 1.2 .
2. The Village has recently approved rezoning of the former Toll-
way headquarters .property located at the southeast corner of
22nd Street and Midwest Road from ORA-1 to B-3.
3. The report of Lohan Associates, the planning consultant retained ,
by the Village, recommends that the entire area between I-88 and
22nd Street from Route 83 to Midwest Road be redeveloped as a
"local retail/office" area. (See also page 63 of the report
dated April 14, 1995. )"
4. The property across 22nd Street to the north has been developed
in great part for local retail stores and office buildings.
5. Immediately northeast of the subject property is Oakbrook
Center. Immediately east, southeast and west are office
buildings. On the south there is a separation from the
residential lots of 420 ' consisting of the following:
I-88 right-of-way, 2501';
NIGAS gas pipeline strip, 90 ' ;
Public street right-of-way, 801 .
6. A review of the ten factors set forth on page 6 of the Rules
of Procedure of the Plan Commission which are required to be
considered with regard to a "request for a zoning amendment"
demonstrates that the requested rezoning fully qualifies for
approval. (See Exhibit A attached hereto. )
In light of the above analysis and the relevant facts and
circumstances, it is respectfully urged that the Plan Commission
recommend that the subject property be rezoned from ORA-1 to B-3
as was recently done for the former Tollway headquarters property.
spec f/Goo ours,
Da id M. er
DMG:pg
Attachment
cc M. Litwin
S. Merz
t
• EXHIBIT A .
FACTORS TO BE CONSIDERED
WITH REGARD TO A REZONING
(a) The character of the neighborhood will be essentially unchanged.
However, the new building will be more attractive architecturally
than the existing building. Furthermore, most of the present
parking on the south half of the property will be moved to the
north side and thus will no longer be visible to the residents
of Brook Forest.
(b) The present prohibition in the ORA-1 regulations of retail uses
which are not accessory to office uses substantially reduces
the value of the property.
(c) The rezoning to B-3 followed by the construction and operation
of the furniture store will have no adverse effect on the
other properties in the area.
(d) The property is clearly suitable for retail purposes.
(e) The existing uses and zoning of nearby property are compatible
as is shown by (i) the facts set forth in the letter to which
this exhibit is attached and (ii ) the portion of the Village
zoning map filed with the Application.
(f) Not applicable.
(g) There is no significant gain to the public by forbidding retail
business on the subject property. Indeed there is a substantial
loss of Village revenue from the sales taxes which are generated
by retail operations. f
(h) The proposed development will substantially promote the general
welfare of the public by making possible the proposed Home
Store with high quality products and the increase in sales tax
revenues ,
(i) The proposed use is exactly what would be appropriate for the
location according to the Lohan Report of April 14 , 1995 .
(j ) A careful study has made it clear to Marshall Field & Company,
and to its parent the Dayton Hudson Corporation, that the
selected location is an unusually fine one from which to serve
the needs. of residents of Oak Brook and other surrounding
communities who have a continuing need for top quality furniture.
It should be noted that although furniture will be displayed
at the Home Store and orders taken there, substantially all
merchandise will be delivered to buyers from distributing centers
located elsewhere in the Chicago area.
kL k-
*,0
LORD, BISSELL & BROOK
115 SOUTH LA SALLE STREET
CHICAGO, ILLINOIS 60603 LOS ANGELES OFFICE
300 SOUTH GRAND AVENUE,SUITE 3900
(312) 443-0700 LOS ANGELES,CALIFORNIA 90071-3200
(213)485-1500
CABLE: LOWIRCO CGO TELEX: I8-1135
TELEX: 25-3070 TELECOPY:(213)465-1200
TELECOPY: (312) 443-0570 ATLANTA OFFICE
ONE ATLANTIC CENTER
1201 W. PEACHTREE STREET,SUITE 3700
1100 Jorie Boulevard ATLANTA, GEORGIA 30309
14041 870-4600
Suite 243 TELEX: 54.3707
TELECOPY:14041 872-5547
708/990-0561 Oak Brook, IL 60521
LONDON OFFICE
LLOYD'S,SUITE 995
1 LIME STREET
LONDON EC3M 7DO ENGLAND
071-327-4534
June 9, 1995 TELECOPY 071-929-2250
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, IL 60521
Att'n: Thomas Hawk
Director of Code Enforcement
Re: Southwest Corner of Route 83 and
22nd Street - Request of Marshall
Field & Company for either a Text
Amendment or a Variation to reduce
Village parking requirements
Dear Tom:
My client, Marshall Field & Company, has included in
its Application for rezoning a further request for approval by
the Village, in the alternative, of either (a) a text amendment
as set forth in Exhibit B to the Application or (b) a zoning
variation, in order to make the applicable parking requirements
more closely match the actual parking needs of a furniture store
such as the Home Store proposed for the subject property.
A study of the parking needs of free-standing quality
furniture stores demonstrates that the required parking does not
exceed 2.5 parking spaces per 1000 square feet of retail area
rather than the 5 spaces required by the Village Zoning Ordinance
in Section XI (E) (12) (d) (5) . (18 copies of this study will be
filed as soon as received. )
That the Village requirement is excessive is indicated
also by the recent change to the Naperville zoning ordinance which
now requires 2 parking spaces per 1000 square feet of gross floor
area for furniture stores. See Exhibit 1 attached hereto.
L.
•
LORD, BISSELL & BROOK Village of Oak Brook
Att'n: Thomas Hawk
June 9, 1995
Page Two
The following municipalities have also indicated that
when parking is established for furniture stores a much lower
number should be required than for general retail establishments:
Arlington Heights 1. 7 parking spaces for each
1000 square feet of gross
floor area.
(1 per 600 sq.ft. )
Barrington - 1.7 parking spaces for each
1000 square feet of floor
area above 2000. square feet.
(1 per 600 sq.ft. )
St. Charles - 2 parking spaces per 1000
square feet of floor area.
(1 per 500 sq.ft. )
The planned building for the Home Store on the subject
property will consist of 102,263 gross square feet of floor area.
The floor area from glass line to glass line is slightly less,
perhaps 1 or 2 percent. If the requirement was 2 .5 parking
spaces per 1000 square feet of gross floor area, the required
number of spaces would be 256 spaces. If that number is reduced
by 2% the number of spaces required would be 251 spaces. The
number of parking spaces shown on the proposed site plan filed
with the Village is 279 including 7 handicapped spaces or 2.7
parking spaces per 1000 square feet of gross floor area. (1 for
each 367 sq.ft. ) This is significantly more parking spaces than
would be required in Naperville or the other municipalities listed
above.
The planned 279 spaces- will be so located that the
existing open space east of the existing building would not
require paving nor would a parking structure be required.
As shown in the attached Exhibit 2, the requested text
amendment would meet the requirements of the Rules of Procedure
of the Plan Commission and, in the alternative, the requested
variation would also meet the requirements of Section XIII (G)
of the Zoning Ordinance.
It is therefore respectfully requested that the Plan
Commission recommend approval of the requested text amendment
LORD, BISSELL &BROOK Village of Oak Brook
Att'n: Thomas Hawk
June 9, 1995
Page Three
and that the Zoning Board of Appeals recommend that the Board
of Trustees approve either the requested text amendment or, in
the alternative, the requested variation.
Re ectfu ly submitted,
David M. Gooder
DMG:pg
Attachments
cc M. Litwin
S. Merz
�I
I
I
EXHIBIT 1
6.9.3 SCHEDULE OF OFF-STREL"T PARKING REQL;T pjEMZNTS: 6.9.3
4) Machinery sales 4.5 parking spaces per each 1,000 square
Mail order, catalog store feet of gross floor area
Meat market
Millinery shop
Musical instrument sales and repair
Office machine sales, servicing, and supply
store
Optician • sales
Orthopedic and medical appliance store
Package liquor store
Paint, glass, and wallpaper store
Pawnshop
Pet shop
Phonograph record and sheet music store
Photography studio
Picture framing
Plumbing showroom and shop
Radio and television sales, service
and repair shops
Retail, general
Second-hand store and rummage shop
Sewing machine sales and service
Shoo store
Sporting goods store
Tobacco shop
Toy shop
Variety store
Wearing apparel shop
Shopping center less than 250,000 4.5 parking spaces per each 1,000 square
sq. ft., exclusive of fast food, eat• feet of gross floor area
ing and/or drinking establishments
Shopping corner equal to or greater 4.0 parking spaces per each 1,000 square
than 250,000 sq. M., exclusive of feet of gross floor area
fast food, eating and/or
drinking establishments
Furniture store 2 parking spaces per each 1,000 square
Household appliance store feet of gross floor area
Mobile home sales and rental
Model home and garage display
Motor vehicle sales
Trallef and camper trailer sales and
rental
Drinking establishment 10 parking spaces per each 1,000 square
feet of gross floor area
Eating establishment exclusive
of fast food establishments
Fast food establishments 17.0 parking spaces per each 1,000
square feet of gross floor area
CRY 61 N#mw
ft 13 yaw"Coo
EXHIBIT 1
L�
EXHIBIT 2 •
A. TEXT AMENDMENT STANDARDS
The requested text amendment is as follows:
Amend Section XI (E) (12) (d) as follows :
(i) Amend Subsection (5) to read as follows:
" (5) Furniture stores - one parking space for every
400 square feet of floor area or part thereof. "
(ii) Add a new Subsection (6) to read as follows :
" (6) Appliance stores, motor vehicle sales establishments
for repair of household equipment and furniture -
One parking space for every 200 square feet of floor
are or part thereof. "
(iii) Renumber existing Subsections (6) through (14) to (7)
through (15) .
The Rules of Procedure of the Plan Commission require the
10 factors listed on page 6 to be considered when evaluating a
text amendment. The following analysis of the 10 factors demonstrates
that the requested text amendment to reduce parking requirements
for furniture stores from 5 spaces per 1,000 sq.ft. (1 per 200 sq.ft. )
to 2.5 spaces (1 per 400 sq. ft. ) fully meets the required standards:
(a) The character of the neighborhood will be improved by
maintaining the open space on east and eliminating the
need for a parking deck. For other furniture store
developments the amount of unnecessary paving would be
significantly reduced.
(b) Not applicable.
(c) The reduction in excess parking would not depreciate the
value of adjacent properties, Indeed it should enhance it.
(d) Not applicable.
(e) Not applicable.
(f) Not applicable.
(g) There is no gain to the public by requiring more parking
than is needed.
(h) The amendment will contribute to the general welfare by
reducing the amount of paving required.
EXHIBIT 2. (page 1) ��
(i) The amendment is consistent with the Comprehensive Plan
which contemplates. the requirement of only so much on-
site parking as is needed.
(j) Not applicable
B. VARIATION STANDARDS
The requested variation would require only 256 parking spaces
on the subject property rather than the 511 now required.
The standards for variations are set forth in Subsections
(4) (a) and (4) (b) of Section XIII (G) of the Village Zoning
Ordinance.
Subsection (4) (a) contains three subsections which are clearly
complied with as the following comments demonstrate:
(1) Property cannot yield a reasonable return if the
511 parking spaces are required. There is no question
that the bottom line will be substantially reduced
if the excessive requirements are enforced.
(2) The problem is caused by the unique circumstances
that the parking requirements are excessive for a
quality furniture store.
(3) The requested reduction in parking spaces will not
alter the essential character of the locality.
Subsection (4) (b) contain six subsections which are clearly
complied with as the following comments demonstrate:
(1) The existing open space would have to be substantially
eliminated if the present parking space requirement
was fully complied with.
(2) Such a consequence would not necessarily occur
on other properties.
(3) The granting of the variation will be a benefit to
the public welfare and will not injure other properties.
(4) The granting of the variation will not impair an
adequate supply of light and air to adjacent property,
nor substantially increase danger of fire or otherwise
endanger public safety nor diminish property values.
EXHIBIT 2 . (page 2) ���'
(5) Purpose of variation is not based exclusively upon
desire to make more money, but in great part to
enhance the appearance of the property.
(6) The excessive parking requirement was not the
result of any action by any person with an interest
in the property on the proposed Home Store.
EXHIBIT 2 (page 3) L
� 1
June 7, 1995
Village of Oak Brook
1200 Oak Brook Road
Oak Brook, Illinois 60521
Attention: Thomas Hawk
Director of Code Enforcement
Re: 1901 W. 22nd Street
Zoning Application of
Marshall Field & Company
Dear Mr. Hawk:
This will confirm that Eastman Kodak Company and Marshall Field &
Company have entered into a contract whereby Eastman Kodak has agreed to
sell to Marshall Field & Company Lot 2 in the Eastman Kodak Subdivision of a
part of Section 27, Township 39 North, Range 11, East of the Third Principal
Meridian in DuPage County, Illinois.
This will also confirm that Eastman Kodak approves of the filing by. Marshall
Field of the Zoning Application, a copy of which is attached hereto as Exhibit 1,
and urges that the Village approve the actions requested in the Application.
Sincerely yours,
Mark R. Wrig
Legal Department
MRW:njm
Encl.
cc: Ted Jadwin
David M.Gooder
Steven Merz (w/o encl)
EASTMAN KODAK COMPANY • 343 STATE STREET • ROCHESTER, NEW YORK 14650
Iwo
MARKET ANALYSIS
Proposed Rezoning for Proposed
Marshall Fields "Home Store"
Southwest Quadrant of 22nd Street
and Route 83
Oak Brook, Illinois
' As of:
July 10, 1995
Prepared for:
Mr. David M. Gooder
Lord, Bissell & Brook
' 1100 Jorie Boulevard, Suite 243
Oak Brook, IL 60521
t
1
' HOLCER CO� C MRANY
INC.
tREAL ESTATE CONSULTANTS
1900 SPRING RD,SUITE 510 • OAK BROOK,ILLINOIS 60521 • (708)990-2244
'
July 10 1995
' Mr. David M. Gooder
Lord, Bissell & Brook
1100 Jorie Boulevard, Suite 243
' Oak Brook, IL 60521
Re: MARKET ANALYSIS
Proposed Rezoning for Proposed
' Marshall Fields "Home Store"
Southwest Quadrant of 22nd
Street and Route 83
' Oak Brook, Illinois
Dear Mr. Gooder:
' At your request, I have physically inspected the subject site and
have made a thorough investigation and analysis of market
conditions regarding: 1) whether or not the prohibition of
' retail uses under the existing zoning classification
substantially reduces the value of the subject property; and 2)
whether or not the proposed rezoning, followed by construction
' and operation of a furniture store, will have an adverse effect
on other properties in the area.
' This research, which is summarized herein, shows that the
prohibition of retail uses on the property would substantially
reduce the value of the property, since property currently being
acquired for retail purposes is taking place at unit prices in a
' per square foot of land area basis significantly higher than that
of similarly-located, office zoned property.
' Also, it is my opinion that the proposed rezoning and subsequent
furniture store construction and operation will have no adverse
impact on other properties in the area. This latter conclusion
' was reached, by the fact that market sales information regarding
properties in the areas south of the subject, across the
East/West Tollway, in Brook Forest and Briarwood Lakes, as well
as several other locations where single-family houses abut major
commercial developments, shows a steady, modest level of price
appreciation, consistent with similar residential areas in Oak
Brook. Also, the proposed facility is considered compatible with
' the adjoining office/commercial properties to the east, west and
north.
1 '
I ' HOLCER & COMPANY
' INC.
REAL ESTATE CONSULTANTS
' Should Y ou have any questions regarding these conclusions or
require any additional information concerning this assignment,
' please contact the undersigned.
Respectfully submitted,
' HOLCER AND COMPANY, INC.
Thomas E. Holcer, MAI
' License No. 153-000482
File No. 4905
' PHOTOGRAPHS OF SUBJECT PROPERTY
d6ft
' View Looking Southwest across Subject Property
from Intersection of 22nd Street and Parkview Drive
' Showing Existing Building Improvement
1 �
1 ICI
1
View Looking South from Intersection of 22nd Street
and Parkview Drive Showing Extreme Eastern,
' or Below Grade, Section of Subject Property
1
1
,a
1 4t ,r
a
rev
1 '
a
e..
' Views Looking Southeast and Southwest across East/West
Tollway toward Nearby Residential Areas
1
1
' :K
I
D
Views Looking East and West along Kingston Drive Showing
NI-GAS and Regent Drive Right-of-Way, South of Tollway and
North of Brook Forest and Briarwood Lakes Subdivisions
1
1
i
i
1 ROOK TERRACE FITNESS CEN1[B
LEVEI
NT PARKING P I„
1
N d
s
PARKING IN REAR
Views of Parkview Center and Recreational Equipment Inc.
Properties, Located Northeast and Northwest of Subject Property
1
WO
d f�
p
View Looking West along 22nd Street Showing Western Portion
of Ea stman Kodak Property and New Wyndham ndham Garden Hotel
I
III
View of 22nd Street Improvements Between Western Entrance
' to Eastman Kodak Property and Route 83
1 HOLCER & COMPANY
INC.
' REAL ESTATE CONSULTANTS
' TABLE OF CONTENTS
PURPOSE AND FUNCTION OF THE REPORT . . . . . . . . . . . . . 1
LEGAL DESCRIPTION . . . . . . . . . . . . . . . . . . . 1
ZONING
. . . . . . . . . . 1
' AREA AND NEIGHBORHOOD DATA . . . . . . . . 2
SITE DESCRIPTION . . . . . . . . . 6
' POTENTIAL VALUATION IMPACT OF PROHIBITING
RETAIL USES ON THE SUBJECT PROPERTY . . . . . . . . 8
' POTENTIAL IMPACT OF COMMERCIAL REZONING FOLLOWED BY
THE CONSTRUCTION AND OPERATION OF A FURNITURE STORE
ON OTHER PROPERTIES IN THE AREA 15
18
CERTIFICATION . . . . . . . .
' QUALIFICATIONS OF THOMAS E. HOLCER, MAI . . . . . . . 19
' HOLCER & COMPANY
' INC.
REAL ESTATE CONSULTANTS
' PURPOSE AND FUNCTION OF THE REPORT
The purpose of this report was to address:
1) whether or not the prohibition of retail uses under the
existing zoning classification substantially reduces the
value of the subject property; and
' 2) whether or not the proposed rezoning, followed by
construction and operation of a furniture store, will have
an adverse effect on other properties in the area.
' LEGAL DESCRIPTION
' Lot 2 in Eastman Kodak Subdivision, being a Subdivision in part
of Section 27, Township 39 North, Range 11, East of the Third
Principal Meridian, in DuPage, County, Illinois.
ZONING
The subject property is ORA-1, Office Research Assembly, in the
Village of Oak Brook, Illinois. This classification permits
' office development up to a maximum floor-area-ratio of 1.2 to
one.
' The subject property is proposed for rezoning in the B-3, General
Business District, which will permit retail use on the property.
' � 1
POPULATION TRENDS
1980-90 0 1990-2010 '
Percent 2010 Percent
City 1980 1990 Change Projected Change
- '
Downers Grove 42, 690 46,858 9.8 55,900 19.3 '
Elmhurst 44,276 42 ,209 -4.7 48, 000 13.7
Hinsdale 16,726 16,029 -4.2 18,045 12.6
Lombard 36,880 39,408 6.9 46, 100 17.0 '
Oak Brook 6,679 9, 178 37.4 13,200 43.8
Oakbrook Terrace 2,285 1,907 -16.5 4, 600 141.2
Westchester 17,730 17,301 -2.4 18,344 6.0 '
Westmont 18, 182 21,228 16.8 24,600 15.9
------- ------- ------ ------- ------
Totals 185,448 194, 118 4.7 228,789 17.9 '
Source: Northeastern Illinois Planning Commission and '
U.S. Department of Commerce
PER CAPITA INCOME TRENDS '
1985 1987 1985-87 1989 1987-89
Per Capita Per Capita Percent Per Capita Percent
Income Income Increase Income Increase
---------- ---------- -------- ----------
Downers Grove 16, 160 17,809 10.2 20,891 17.3 '
Elmhurst 15, 395 16, 805 9.2 21,005 25.0
Hinsdale 22,980 25,476 10.9 39,215 53.9
Lombard 14,221 15, 372 8. 1 18,281 18.9 '
OAK BROOK 33, 356 36,966 10.8 60,347 63.3
Oakbrook Terrace 20,887 24,791 18.7 22, 660 (8.6)
Westchester 15,307 16,964 10.8 20,009 17.9 '
Westmont 14, 109 15,595 10.5 17,874 14.6
Source: U.S. Department of Commerce and U.S. Census Bureau '
' HOLCER & COMPANY
INC.
' REAL ESTATE CONSULTANTS
' AREA AND NEIGHBORHOOD DATA
The subject property is situated in east-central DuPage County,
Illinois in the north central section of the Village of Oak
' Brook. This location is roughly 20 miles west of Chicago's Loop
and less than ten miles southwest of O'Hare International
Airport. Oak Brook is bordered by the Cook County suburb of
Westchester to the east, with Elmhurst and Oakbrook Terrace to
the north and northwest, Lombard and Downers Grove to the west,
and Hinsdale and Westmont to the south. The municipal boundaries
are generally delineated by Roosevelt and 22nd Street (on which
' the subject property fronts) on the north, the Tri-State Tollway
to the east, Glendale Avenue and 35th Street to the south, and
Meyers Road on the west.
' According to the most recent Census data shown on the facing
page, Oak Brook had a 1990 estimated population of 9, 178 which
represents a 37.4 percent increase from the 1980 figure.
' Further, the Northeastern Illinois Planning Commission projects
that the population of Oak Brook will reach 13,200 by 2010, or an
additional 43.8 percent. Oak Brook has an estimated per capita
' income level of $60,347 based on 1989 U.S. Census Bureau and U.S.
Department of Commerce data. Oak Brook, which is one of the more
affluent suburbs in Chicagoland, shows the highest level in
' comparison to the surrounding suburbs. This data is also
summarized on the facing page. This near west suburb had a 1994
average house selling price of $484, 667 and a median family
income of $153,827, according to Living in Greater Chicago, 1995
' Edition, a local buyers and renters guide.
Oak Brook is comparatively built-up with a lack of available land
for new construction as shown by the small number of building
permits issued during the past five years (see following page) .
With the exception of several large new townhouse developments in
' Lombard, the same general trend characterizes the surrounding
municipalities which are essentially built-up as well. Oak Brook
contains a significant office base with the bulk of these
properties concentrated along 22nd Street, from York to Meyers
' Roads. This type of development has taken place primarily during
the past two decades as a result of the general expansion of
office space along the East/West Tollway corridor during that
time.
' 2
SINGLE-FAMILY BUILDING PERMIT DATA
' Two
Months
1990 1991 1992 1993 1994 1995
' ---- ---- ---- ---- ---- ---
Downers Grove 119
24 8
Elmhurst 11 16 51 124 6
t
Hinsdale 70 31 60 72 99 11
Lombard 27 26 294 168 141 1
OAK BROOK 14 16 14 11 22 3
' Oakbrook Terrace 0 1 0 3 1 0
Westchester 31 5 5 8 7 0
Westmont 76 37 73 60 43 3
' ---- ---- ---- ----
Totals 361 224 541 457 518 65
' Source: Bell Federal Housing Survey
1
1
' HOLCER & COMPANY
' INC.
REAL ESTATE CONSULTANTS
' wa Interstate 88 is situated immediately
The East/West Toll y ( ) Y
adjacent on the southern boundary of the subject property with
' westbound access just east of Route 83, and partial interchanges
at Route 83 and Midwest Road. Also, the North/South Tollway
(Interstate 355) is situated about four miles west of the subject
' with full interchanges at Roosevelt and Butterfield Roads; and
the Tri-State Tollway (I-294) , with access via Roosevelt Road and
22nd Street as well as the East/West Tollway, is about one mile
to the east. Other major local thoroughfares include 22nd Street
' (Cermak Road) , on which the subject property fronts, Roosevelt
Road to the north, 31st Street and Ogden Avenue to the south,
York Road to the east and Route 83, which forms the eastern
boundary of the subject property.
' The recent trend has been to re-zone some office sites for
residential and retail uses. This is evidenced by the
acquisition of 38 acres of office-zoned land located at the
southeast quadrant of 31st Street and Highland Avenue in Downers
' Grove by Town and Country Homes, in December, 1992, for a
proposed townhouse development. The northeast corner of this
same intersection was under contract to Trammell Crow for a
' proposed 436-unit, rental apartment development in 1994-95, but
was subsequently turned down by the Village of Downers Grove.
This same property is reportedly under contract to Opus
' Development and will most likely be developed primarily with
office space, but at a lower density than the underlying 1.0 to
one floor-area-ratio. Also, the Courtyards of Oakbrook Terrace
is a new, 115-unit, single-family detached, cluster-style housing
' development on 17.2 acres which was previously zoned for about
800, 000 square feet of office space, representing additional
phases of the Oakbrook Terrace Corporate Center, on the east side
' of Meyers Road, between 16th and 18th Streets in Oakbrook
Terrace. The 3.7-acre parcel at the southwest corner of Highland
Avenue and Butterfield Road, formerly zoned for high-rise office
' or hotel purposes, was recently developed with a Circuit City
electronics department store, and a new shopping center at the
northeast intersection of Route 83 and 16th Street in the
northern section of Oak Brook was also part of a former planned
' office development site.
1
' 3
1
1
NEIGHBORHOOD MAP
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' HOLCER & COMPANY
t INC.
REAL ESTATE CONSULTANTS
' At the Esplanade at Locust Point in Downers Grove, 17 acres is
reportedly under contract to the Tandy Corporation for a new
' retail store, which was originally designated for office/hotel
purposes. The northwest corner of Interstate Route 355 and
Butterfield Road is reportedly under contract by -Home Depot and
the Bethany Theological Seminary site at the northwest corner of
22nd Street and Meyers Road is also proposed for retail
development. I am aware that most of the offers to acquire this
latter property were made by retail users with only limited
' interest shown by office users or developers at much lower
prices. Finally, the former Toll Highway Authority parcel at the
southeast corner of 22nd Street and Summit Avenue in Oak Brook
was recently re-zoned to permit a new retail development. This
property is adjacent to the western section of the Eastman Kodak
property which is immediately west of the subject property.
' Existing community and neighborhood shopping facilities serving
the general vicinity of the subject property include the Elmhurst
downtown area, and the intersection of Butterfield and York Roads
to the northeast; downtown Hinsdale three miles to the southeast
along York Road/Garfield Avenue; and areas along 22nd Street to
the north and west, between Route 83 and Finley Road, in Oak
' Brook, Lombard and Downers Grove. In addition, the regional
malls serving the area include the Oak Brook Center in Oak Brook
situated at the northeast quadrant of 22nd Street and Route 83,
' and Yorktown in Lombard, situated roughly two miles to the west
of the subject. Two specialty retail centers are situated at the
intersection of 16th Street and Route 83 to the north.
' More specifically, the subject property is located at the
southwest quadrant of 22nd Street and Route 83, in the Village of
Oak Brook, Illinois. It is bordered on the immediate east by the
' westbound exit ramp from the East/West Tollway to Route 83, as
well as Route 83 itself. Across Route 83 to the east is the
Regency Towers, high-rise office complex, the Executive Plaza and
the AT&T Plaza, an eight-story office building that was
constructed about ten years ago on the site of the former Oak
Brook Theaters. To the immediate northeast is the Oak Brook
regional shopping center with the aforementioned Eastman Kodak
' property, of which the subject was formerly a part, to the
immediate west with the former Toll Highway Authority site
proposed for a new retail development by Orix further to the
' west, extending to Midwest Road.
' 4
HOLCER & COMPANY
' INC.
REAL ESTATE CONSULTANTS
tBordering the subject property on the immediate south is the
East/West Tollway, with the Northern Illinois Gas pipeline
easement with bike path and 80-foot right-of-way with single-
family and cluster-style, single-family housing in the Brook
Forest and Briarwood Lakes subdivisions on the south side of the
' Tollway extending to 31st Street to the south.
Across 22nd Street on the north, extending from Route 83 to
Midwest Road, are the Mid-America Office Plaza complex comprised
' of two high-rise structures, the Parkview office development,
three, new free-standing retail stores, including the recently
developed Recreational Equipment, Inc. facility, a small vacant
site, three free-standing office structures, each of which was
sold in the past two years at fractions of their replacement cost
new, the former Holiday Inn hotel, currently undergoing
' renovation as a Wyndham Garden facility, several strip shopping
centers, a free-standing Bennigan's restaurant and a First
Chicago branch bank facility.
' All factors considered, it is my opinion that this location is
well-suited for office, hotel or retail purposes.
1
i
' 5
FLOOD PLAIN MAP
ORATE LIMITS _
o '
83
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NATIONAL FLOOD INSONANCE FROGMAN
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FIRM '
NpP� FLOOD INSURANCE RATE MAP
III
VILLAGE OF
JE OAK BROOK. '
P ILLINOIS
p� DU PAGE COUNTY
I
PANEI 1 OF 4 I '
Dam f COMMUNITY-PANEL NUMBER
170214 0001 B
EFFECTIVE
FEBRUARY 18,1981
ZONE C La..L�.. .�..�
ZONE C / \ I ''+`~ J
HOLCER & COMPANY
' INC.
REAL ESTATE CONSULTANTS
'
SITE DESCRIPT ION
' Location: The subject is located at the
southwest quadrant of 22nd Street
' and Route 83 in Oak Brook,
Illinois.
Size and Shape: The subject site is irregular in
' shape with a total area of 411,105
square feet, or 9.48 acres.
' Topography and Drainage: The subject site is somewhat below
grade with 22nd Street, with a
wooded and low lying area in the
' eastern section of the property
which is designated in part for
storm water detention purposes.
According to Flood Insurance Rate
' Map, Community Panel No. 170214-
0001-B, dated February 18, 1981, no
portion of the subject property is
' contained within a flood hazard
area. More specifically, it is
located within Zone C, designated
' as areas of minimal flooding.
Soil and Sub-Soil
Conditions: Although no soil report was made
' available, I have specifically
assumed that soil and sub-soil
conditions are suitable to
' economically permit any office or
retail construction on this
property. Since this entire area
' is fully-developed, including the
subject itself, with no signs of
differential settlement noted, it
appears that soil and sub-soil
' conditions are adequate to
economically support new
construction.
' ' 6
HOLCER & COMPANY
' INC.
REAL ESTATE CONSULTANTS
Utilities: Sanitary sewer and water, as well
as natural gas, electricity,
' telephone service and all other
normal urban utilities, are
immediately available and serve the
' subject property.
Street Improvements: 22nd Street is a six-lane,
' concrete-paved street with left
turn lanes and traffic
signalization at Parkview Drive,
which lines up with the proposed
' development site. Also, Illinois
Route 83 to the east and Midwest
Road to the west are signalized
' intersections with separate left
and right turn lanes. Parkview
Drive is essentially an access
' drive leading to the Parkview
office development to .the northeast
and the Recreational Equipment,
Inc. facility to the immediate
' north.
1 7
1 HOLCER & COMPANY
' INC.
REAL ESTATE CONSULTANTS
POTENTIAL VALUATION IMPACT OF PROHIBITING
RETAIL USES ON THE SUBJECT PROPERTY
In this regard, I compared the general price levels shown by
' recent sales of retail sites to those of properties recently
acquired for office or those office properties that were rezoned
and sold for residential purposes. These are set forth as
' follows.
A. RETAIL LAND COMPARABLES
'
Land Comparable No. 1 North Side of 22nd Street, 385 Feet
East of MacArthur Drive
Oakbrook Terrace, Illinois
At this location, a 2.8-acre, irregular-shaped, B-2 zoned
property has 203 feet of frontage on 22nd Street. It was
purchased for $1,500,000, or $12.30 per square foot, in January,
' 1994. The buyer was Recreational Equipment, Inc. , and a 28,000
square foot retail building has been constructed.
' Land Comparable No. 2 Northeast Corner of 16th Street
and Route 83
Oak Brook, Illinois
A 12.09-acre, B-2 zoned site at above-captioned location was sold
for $6, 600,000, or $12.53 per square foot, in September, 1993.
This is the site of a 104,300 square foot, four-unit, Oakbrook
' Court shopping center which has recently been completed. The
property is 100 percent pre-leased to Borders Books, Office Max,
Today's Man and the Container Store.
' Subsequently, a 20,909 square foot pad site at this development
was sold for $1, 125,000, or $53.80 per square foot, in May, 1994.
' However, this excludes the surrounding parking lot area which is
included under a cross easement agreement for shared parking and
access as part of the larger shopping center. A restaurant known
' as J. Alexander's has been constructed on the site.
' 8
I 1
COMPARABLE RETAIL LAND SALES MAP
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'r
HOLCER & COMPANY
' INC.
REAL ESTATE CONSULTANTS
'
Land Comparable No. 3 Southeast Quadrant of 22nd
Street and Midwest Road
' Oak Brook, Illinois
At this location, a 14.4-acre, office-zoned site with frontage
' along the East/West Tollway has been listed for sale at
$11,000,000, or $17.54 per square foot. This site was recently
cleared and graded for the planned development of a Costco
' warehouse club facility, although the six-month time period
stipulated under the local zoning ordinance expired for
commercial development, and the zoning reverted back to its
underlying office classification. Reportedly, this sale was to
' take place at a unit price of $16.00 per square foot. According
to our recent conversation with the listing agent, a contract is
pending to purchase this property for a new retail development at
' a price of $11,761,000, or $18.75 per square foot.
Land Comparable No. 4 2900 South Highland Avenue
(Southwest Corner of Butterfield
' Road and Highland Avenue)
Downers Grove, Illinois
' The 128,032 square foot, or 2.94-acre, B-3 zoned site at the
above-captioned location was improved with a 7,287 square foot
restaurant which had been closed for several years. This
' property was sold to Circuit City Stores, Inc. for $1,776,241, or
$13.87 per square foot of land area, in November, 1992. The
restaurant has subsequently been demolished, and a new
electronics department store containing 33,541 square feet has
' been constructed.
' RETAIL LAND SALES SUMMARY
' Land
Comparable Lot Size Price/ Sale
Number (Acres) S.F. Date Intended Use
' 1 2.80 $12 .30 1-94 Single-Tenant Retail
2 12.09 12 .53 9-93 Multi-Tenant Retail
' 3 14.40 18.75 Contract Multi-Tenant Retail
Pending
' 4 2.94 13 .87 11-92 Single-Tenant Retail
I
9
1
HOLCER & COMPANY
INC.
REAL ESTA V CONSULTANTS
' In addition to the foregoing, the land at the Esplanade at Locust
Point development on Finley Road in Downers Grove has been
' rezoned for retail purposes with 17 acres reportedly under
contract to the Tandy Corporation on the basis of approximately
$10.00 per square foot, with no recent sales or offers for any of
' the office-zoned land within this development. Also, offers to
acquire Bethany Theological Seminary property, at the northwest
corner of 22nd Street and Meyers Road, were made by retail
' developers on the basis of in excess of $10.00 per square foot.
In summary, the recent land sales of properties acquired for
retail purposes were at a minimum of $10.00 per square foot to as
' high as a reported level of $18.75 per square foot for Land
Comparable No. 3, which is situated on the opposite side of the
existing Eastman Kodak property from the subject, with the
' interior parcel across the street, Land Comparable No. 1, having
sold at $12.30 per square foot in Early, 1994.
1
' ' 10
HOLCER & COMPANY
INC.
REAL ESTATE CONSULTANTS
B. OFFICE LAND COMPARABLES
' On the other hand, recent acquisitions of land parcels for office
purposes are represented by the following transactions.
Land Comparable No. 5 Southwest Quadrant of Oakmont Drive
and Route 83
Westmont, Illinois
At this location, a 5.06-acre, office-zoned site was previously
listed for sale on the basis of $12.00 per square foot. This
property was acquired for $892,583.55, or $4.05 per square foot,
in March, 1995. Most sales in this area were previously made on
the basis of $6.00 to $8.00 per square foot.
Land Comparable No. 6 East Side of Church Road
North of Interstate 290
' Elmhurst, Illinois
This property consists of a 6.3-acre, or 274,428 square foot,
industrial-zoned parcel with frontage on the north side of
Interstate 290. It was purchased from Industrial Developments
International, by Elmhurst Memorial Hospital, for $1,877,009.26,
or $6.84 per square foot, in January, 1993.
Land Comparable No. 7 Corporate Lakes
Cabot Drive
Lisle, Illinois
In January, 1995, Wallace Business Forms purchased a 12.95-acre,
interior site at this business park development. The acquisition
' price was $1, 600,000, or $2.84 per square foot.
Land Comparable No 8 Northeast Corner of Washington
Street and Diehl Road
Naperville, Illinois
This four-acre, ORI-zoned property had all utilities immediately
' available at the time of its recent sale for $1,045,440, or $6.00
per square foot, in March, 1993. The seller was Metropolitan
Life, and the buyer was Northern Illinois Surgery Center.
I
' ' 11
I
' HOLCER & COC MRANY
INC.
REAL ESTATE CONSULTANTS
' Land comarable No. 9 Northeast Corner of 31st Street
and Highland Avenue
' Downers Grove, Illinois
This 42.11-acre parcel was zoned on the basis of a floor-area-
' ratio of 1.0 to one with most site improvements, such as interior
streets, landscaping, detention and utilities, constructed
throughout this property. The reported contract to Opus
Development is at a price of approximately $10,000,000, which is
' equivalent to about $5.50 per square foot for this fully-improved
development. It was originally assembled on the basis of a unit
price in excess of $10.00 per square foot, excluding site
improvements, in the Late 1980's.
Land Comparable No. 10 East Side of Meyers Road
' at 18th Street
Oakbrook Terrace, Illinois
This is a 17.32-acre parcel previously approved for 800,000
' square feet of office space in Oakbrook Terrace. After being
exposed to the market for several years and following its
subsequent rezoning to permit a cluster-style, single-family
' development, this property was purchased on the basis of $4.94
per square foot in September, 1994 by Town and Country Homes.
'
Land Comparable No. 11 Northwest Corner of Butterfield
Road and Trans Am Drive
Oakbrook Terrace, Illinois
' This 3.128-acre, B-4 zoned site was purchased for $1,837,000, or
$13.50 per square foot, in March, 1995. The property was
acquired by the Chicago Automobile Trade Association which plans
' to construct an office building on the site.
I
' ' 12
COMPARABLE OFFICE LAND SALES MAP
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' HOLCER & COMPANY
INC.
REAL ESTATE CONSULTANTS
' OFFICE LAND SALES SUMMARY
' Land
Comparable Lot Size Price/ Sale Intended Use
' Number (Acres) S.F. ate
5 5.06 $ 4. 05 3-95 Office
' 6 6.30 6.84 1-93 Medical Office
7 12.95 2.84 1-95 Office
8 4.00 6.00 3-93 Medical Office
9 42.11 5.50 1995 Office
' Contract
10 17.32 4.94 9-94 Residential
t11 3.13 13.50 3-95 Office
1
' 13
' HOLCER C�. MRANY O
INC.
' REAL ESTATE CONSULTANTS
1 Land Comparable No. 11 is a recent sale and showed the highest
unit price. This is because of its small size, and, although it
' was acquired for office purposes, its B-4 zoning classification
also permits a wide variety of retail uses. The remaining
comparables, which represent recent acquisitions of office-zoned
' land for this same purpose, or when the property was rezoned for
another alternative use, showed unit prices from just under $3.00
to nearly $7.00 per square foot.
' At Land Comparable No. 's 5 and 7, the recent unit prices are
roughly 50 percent of the former unit prices paid in the Late
1980's and Early 19901s. Also, the reported contract unit price
at Highland Landmark, Land Comparable No. 9, is at a unit price
that recoops less than 50 percent of the original investment.
Finally, the property in Oakbrook Terrace, Land Comparable No.
' 10, was originally assembled on the basis of approximately $12.00
per square foot with a subsequent unit price of under $5.00 per
square foot after rezoning from office to residential.
' C. SUMMARY/CONCLUSION
Based on my analysis of the foregoing data, which showed unit
' prices of roughly $12.00 to nearly $19.00 per square foot for
retail land sales, versus the predominant $3.00 to $7.00 for
office zoned land, indicates that a substantial value reduction
' would result from the prohibition of retail development on the
subject property, which is currently zoned for office purposes.
1
' 14
' HOLCER COMPANY
MPANY O
INC.
' REAL ESTATE CONSULTANTS
' POTENTIAL IMPACT OF COMMERCIAL REZONING FOLLOWED BY
THE CONSTRUCTION AND OPERATION OF A FURNITURE STORE
' ON OTHER PROPERTIES IN THE AREA
' As mentioned previously, the subject property is situated just
west of Route 83, between 22nd Street and the East/West Tollway.
The entire area on the north side of the East/West Tollway, is
improved with one to three-story commercial improvements from
' approximately Meyers Road to Route 83, with a mixture of single-
story and, mid and high-rise office/hotel properties on the north
side of the street. Further, a number of two to three-story
' office properties characterize the area east of Route 83 on the
south side of the East/West Tollway.
' In summary, Route 83 to the east and the East/West Tollway to the
north of the Brook Forest and Briarwood Lakes housing
developments are considered to form the major physical boundaries
defining the surrounding land uses, with commercial/office
' properties situated north and east of these two major highways.
The proposed rezoning, and subsequent construction of a two-story
facility will, in my opinion, be consistent and compatible with
' the surrounding land uses along 22nd Street, just north of the
East/West Tollway at this location.
My research of houses and the cluster-style, single-family houses
' in Brook Forest and Briarwood Lakes on the south side of the
East/West Tollway as well as one sale within York Woods to the
southeast in close proximity to the Drake complex, indicated ten
' properties that have sold and re-sold during the past five years.
These transactions are summarized on the following page.
1
1
' 15
HOLCER & COMPANY
INC.
tREAL ESTATE CONSULTANTS
' SUMMARY OF SINGLE-FAMILY SALES/RESALES IN
BROOK FOREST, BRIARWOOD LAKES and YORK WOODS SUBDIVISIONS
' OAK BROOK, ILLINOIS
' Comparable
Sale Sale Sale
No. Location Price Dates
' YORK WOODS
1 East Side of Windsor Ln $340,000 9-89
' Between Croydon Lane 440,000 4-92
North and South
' BROOK FOREST
2 Regent Drive cul-de-sac 307,000 2-94
359,000 8-94
' 3 West Side of Cambridge 534,000 6-89
Drive 600,000 12-93
' 4 Permanent Index No. 430,000 1-91
06-27-404-012 420,000 2-93
' BRIARWOOD LAKES
5 Northeast Corner of 350, 000 2-90
' Briarwood Lane/Circle 370,000 4-94
6 Lot 148, Briarwood Lakes 270,000 1-90
325,000 7-94
7 Lot 25, Briarwood Lakes 340,000 6-89
' 370,000 12-94
8 Lot 44, Briarwood Lakes 270,000 6-94
349, 000 12-94
�
9
Lot 42 Briarwood Lakes 257,000 6-89
365, 000 10-93
' 10 Lot 22, Briarwood Lakes 400,000 12-93
390, 000 8-94
16
HOLCER & COMPANY
' INC.
REAL ESTATE CONSULTANTS
i
SUMMARY/CONCLUSION
' With two exceptions, eight of the ten properties showed price
increases between the original and subsequent sales. In the case
of the two declines of $10,000 each, Comparable No. 4 was sold
' and re-sold during a recessionary period, while only nine months
separated the sale and re-sale of Comparable No. 10. While
numerous other factors enter into these transactions, such as
time of sale, property condition, style and layout and motivation
' of buyers and sellers, I found no market evidence that the
presence of commercial/office improvements on the north side of
the East/West Tollway, across from the Brook Forest/Briarwood
' Lakes developments, as well as across Route 83 to the east, had
any adverse impact on residential property values.
Also, because the proposed development is considered to be
t consistent and compatible with the adjacent office/commercial
properties to the east, west and north, no adverse impact on the
nearby commercial property values is considered to result from
' this proposed retail development.
1
' 17
' H OLCER & COMRANY
INC.
' REAL ESTATE CONSULTANTS
' CERTIFICATION
' I certify that, to the best of my knowledge and belief:
' -- the statements of fact contained in this report are true and
correct.
-- the reported analyses, opinions and conclusions are limited
' only by the reported assumptions and limiting conditions, and
are my personal, unbiased professional analyses, opinions, and
conclusions.
' -- I have no present or prospective interest in the subject of
this report, and I have no personal interest or bias with
respect to the parties involved.
-- my compensation is not contingent on an action or event
resulting from the analyses, opinions, or conclusions in, or
' the use of, this report.
-- my analyses, opinions, and conclusions were developed, and
' this report has been prepared in conformity with the Uniform
Standards of Professional Appraisal Practice (USPAP) of the
Appraisal Foundation.
' -- I have made a personal inspection of the property that is the
subject of this report.
' -- no one provided significant professional assistance to the
person signing this report.
' The use of this report is subject to the requirements of the
Appraisal Institute relating to review by its duly authorized
' representatives.
As of the date -of this report, Thomas E. Holcer has completed the
requirements under the continuing education program of the
' Appraisal Institute and is certified by the State of Illinois as
a General Real Estate Appraiser under License No. 153-000482.
�i
Thomas E. Holcer, MAI
' 18
HOLCER & COMPANY
' INC.
REAL ESTATE CONSULTANTS
'
QUALIFICATIONS OF THOMAS E. HOLLER, MAI
RECENT EXPERIENCE
' Thomas E. Holcer has been employed as a real estate consultant
since 1973. He has performed a wide variety of assignments,
including highest and best use studies, market and feasibility
' studies and appraisals on most types of real estate such as
industrial, commercial, residential and most types of special-
purpose properties. Since Mr. Holcer was awarded the MAI
designation in 1979, he has personally valued and analyzed
' property in excess of $3 billion in real estate assets in 35
states.
' Some market impact or housing studies completed by this firm in
the Chicagoland area include: A study of the impact of duplex
developments on surrounding single-family property values for a
proposed duplex development in West Chicago; a housing market
timpact study on related to surrounding industrial uses in McCook;
a demographic and housing market analysis to determine market
demand for a proposed residential development in Lake in the
' Hills; a comparison of residential lot prices in relation to lot
size in Johnsburg; housing market studies for proposed single-
family developments in Elgin and Lakewood Hills, and a housing
' market analysis and tax/school impact study for a proposed
single-family subdivision in Gurnee; as well as various
appraisals on new residential subdivisions and office and retail
properties throughout metropolitan Chicago, including ±22.5 acres
' of Vacant, fully-improved land at Lincoln Centre in Oakbrook
Terrace, Illinois; and residential development-related
assignments including: the Saddle Brook and Trinity Lakes
' subdivisions, and the Village Green property, an approximate 33-
acre residential-zoned site at 31st Street and Jorie Boulevard in
Oak Brook; a 38-acre property at 31st Street and Highland Avenue
' in Downers Grove; and the proposed Courtyards of Oakbrook Terrace
in Oakbrook Terrace, Illinois.
1
' 19
HOLCER & COMPANY
' INC.
REAL ESTATE CONSULTANTS
1
WORK HISTORY
' Prior to the establishment of Holcer and Company, Inc. in 1982,
Mr. Holcer worked as a senior real estate analyst for eight years
with two independent appraisal firms as well as served as a field
' deputy with the Cook County Assessor's Office.
He has also qualified as an expert witness in the Cook County
Circuit Court and Federal Courts in Illinois, North Carolina and
' Texas on matters relating to bankruptcy, divorce,
developer/client disputes and real estate tax assessments.
' EDUCATION
Mr. Holcer is a 1971 graduate of Western Illinois University with
' a Bachelor of Arts degree in Political Science. As of the date
of this report, he has completed the requirements under the
continuing education program of the Appraisal Institute and is
certified by the State of Illinois as a General Real Estate
' Appraiser under License No. 153-000482.
I ,
1
', ' ' 20
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