Planning Commission
Regular MeetingPalatine, IL · December 7, 2021
Minutes
VILLAGE OF PALATINE
VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET
PALATINE, IL 60067-5339 – (847) 359-9050
http://www.palatine.il.us
PLAN COMMISSION
MINUTES ● DECEMBER 7, 2021
Village Hall - Council Chambers Regular Meeting 7:00 PM
I. CALL TO ORDER
Attendee Name Title Status Arrived
Dennis Dwyer Chairman Present
Patrick Noonan Plan Commissioner Present
Teri Williams Plan Commissioner Present
Eric Friedman Plan Commissioner Present
Rodney Bettenhausen Plan Commissioner Present
Robert Kolososki Plan Commissioner Absent
Stephen Fedota Plan Commissioner Present
II. APPROVAL OF MINUTES
1. Plan Commission - Regular Meeting - Nov 16, 2021 7:00 PM
RESULT: ACCEPTED AS AMENDED [UNANIMOUS]
MOVER: Patrick Noonan, Plan Commissioner
SECONDER: Rodney Bettenhausen, Plan Commissioner
AYES: Dwyer, Noonan, Williams, Friedman, Bettenhausen
ABSENT: Kolososki, Fedota
VILLAGE OF PALATINE Page 1
Minutes Plan Commission December 7, 2021
III. PUBLIC HEARING
IV. CASE STAFF STATEMENTS
1. 874-920 N. Quentin Road - Preliminary Planned Development to allow a 2-story,
40-unit apartment building.
Chairman Dwyer read the notice of public hearing that was published in the Daily
Herald on November 22nd, 2021 and mailed to the owners of the surrounding
properties.
The following petitioner’s exhibits were introduced:
1. Letter & Description of Project Changes
2. Palatine Parking & Traffic Narrative
3. 9-27-21 Combined Drawing
4. Revised Elevation & Floor Plan 11-24-21
5. Initially Revised Rendering 2nd Submission
6. Proposed Unit Mix - Density Analysis
7. Quentin Apartments - Project Description
8. PPD Application
9. Previously Proposed Elevations
10. Previously Proposed - Initial Site Plan
11. Site Plan & Elevation Changes
12. Resident Email Documents 12 thru 36
13. Public Notice
14. Additional Resident Emails not in Packet
15. Updated Petition and Map of households in the immediate neighborhood
opposed to development - submitted to Plan Commission as of 12/07/21.
Sworn in Petitioners: Jake Victor with Northpoint Development and Andy
Dumke of Alliance Development.
Mr. Victor presents the site plan and explains that over the last 6 months
revisions have been made to incorporate the feedback they received from the
neighbors, staff, and the Plan Commission. He provides information on the
revisions and a summary of the concerns that have been addressed, which
includes changes to the parking, removing the entrance on Poplar Street,
reducing the structure from three stories to two stories with a flat roof, instead of
a pitched roof, landscaping improvements and installing an 8-foot fence. The
changes also include removing balconies facing the single family homes and
removing the retaining walls.
Mr. Victor presents the new proposal and 3-D animation. He states it would be a
high-end development and finishes for the units and community room and
provides details regarding the units available in the complex. He states that the
three bedroom option has been reduced significantly to address the concerns
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Minutes Plan Commission December 7, 2021
from the surrounding neighbors regarding the number of children that this
development could potentially attract. He summarized the reductions and
characteristics of the units in the revised plan. He indicated that the site plan
remains overparked. The plan also removed the trees within the 20-foot setback
and maintained some that are existing, based upon neighbor feedback and
reviewed the animation presentation of the building. Mr. Victor indicated that
traffic was raised as a concern, their plan projects 15 vehicles during the peak
traffic hour. This is a green building, with significant investment in stormwater
controls. Tenant storage and patios would also be included. The density is
comparable to the Clayson development, approved in unincorporated Cook
County, but adjacent to the site. Mr. Victor states that they would consider
adding a second entrance from Quentin Road and reducing the number of units
from 40 units to 36 unit, as part of a condition of review. He also notes that this
would create more room between the detention pond and the playground and the
road. He states that the detention pond is a dry basin. Mr. Victor addresses the
concern regarding the 20-foot setback off Quentin Road and states they would
be willing to provide further setback, if necessary. Mr. Victor believes the density
is appropriate for the site and the R-3 Zoning is being met. Their plan also
address tenant storage and a snow removal plan. He noted that not many other
properties on Quentin Road have deceleration lanes. Mr. Victor provides
information on the tax incentive program. He explains that The State of Illinois is
providing a $15 million investment for this site and it would be providing needed
housing for the Palatine work force. He explains that tenants would have to pass
background checks, have stable income, and prove to be good tenants. They
have also secured $1 million from the Federal Home Loan bank of Chicago. He
provides typical income information and the expected rates for the rental units.
Mr. Dumke states that the Illinois State Agency identified Palatine as a
community with a high demand for affordable work force housing. The area is
typical of where apartment complexes like this would be built, based upon their
review of the area.
Mr. Bettenhausen asks about the staff recommendation for a 2nd entrance off
Quentin Road, because the site looks very tight.
Mr. Dumke states it would be closer to Poplar Street with a right in and a right
out. He explains that they would probably have to shrink the building to the 36
units in order to achieve this request which would also adjust the density of the
project.
Mr. Bettenhausen asks if they would consider reducing the capacity of the
building.
Mr. Dumke states the state agency has made considerable accommodations and
feels that any more reductions in units could affect their funding and the
economics of the site.
Mr. Victor adds that they had to compete for the tax credit and have pushed the
State in this process.
Mr. Dumke confirms that almost 50% of the units are one bedroom and notes
that this change also minimizes the density.
STAFF SUMMARY AND RECOMMENDATION:
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Minutes Plan Commission December 7, 2021
Mr. Vyverberg provides the staff statement and explains the subject property is
2.53 acres and addresses the revised changes. He presents the revised site
plans and confirms that engineering plans were reviewed by the village engineer
and accepted, with some conditions. He also confirms that the infrastructure is
existing and in place around the Subject Property. Stormwater detention is
provided on the north and south sides of the site. He states that revised plans
have not been submitted to the village or reviewed by Staff for any changes to
the number of entrances to the site or any reduction in units. He noted that a
singular full access off Quentin Road is a concern for staff. He confirms the
landscaping changes that have been submitted. Mr. Vyverberg addresses the
proposed parking spaces, Quentin Road site access, and concerns with the
singular full access.
He spoke about accessibility, with the plans being amended to include elevator
access to 20% of the units, as required by Code. This would include a 2nd story
on the common area. The surrounding density and dimensional information is
also reviewed. Staff sees the Clayson development as a different standard, as it
was developed in unincorporated Cook County and annexed into the Village. He
noted concerns about the confluence of the emergency turnaround, two-way
driveway access to the underground parking, and the existing parking lot drive
aisle. He spoke about the landscaping plan changes, including an 8-foot fence,
and the installation of 10-foot evergreen trees along the western side of the
property. The provided parking is 2.53 spaces per unit, where the typical
townhouse development provides between 4 and 4.5 spaces/unit. Staff remains
concerned about the traffic constraints. In response to a Plan Commission
question, Staff noted a carryover density information did not reflect the current
15.81, as it should have.
Mr. Friedman questions the access to information on the Clayson development to
determine bedrooms per acre at that development. Mr. Vyverberg indicates that
states that the information for this property was processed and developed in
unincorporated Cook County, prior to annexation into the village of Palatine in the
early 90’s. The bedroom count and unit information wasn’t included with the
annexation materials that Staff reviewed.
Mr. Dwyer requested that Staff provide the recommendation for the proposal.
Mr. Vyverberg summarized that the Petitioners reduced the overall density and
provided additional landscaping and screening for the west side of the property.
Additionally, the height of the building was lowered to 2-stories and 26 feet. Staff
notes that the Future Land Use and previous approvals for the property
contemplated a multi-family memory care use and is consistent with the
designation for both Greencastle and the Grand. Also, the proposed is denser
than the other multi-family and townhouse uses. As the Clayson apartments
were planned, approved, and constructed in Cook County, Staff views that
circumstance dissimilar from the proposed.
There is also no access to public transportation, park district facilities, or
recreational facilities, within a vicinity of the property. The plan indicates one
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Minutes Plan Commission December 7, 2021
outdoor 1,200 square foot fenced recreation area on the west side of the
building. This area is located along the entrance drive to the surface parking lot
and further speaks to the constraints of the site plan, as it is straddled by the
drive aisle and parking lot.
Staff also raised questions and concerns about snowplowing and adequate snow
storage. The Petitioner indicates that snow could be hauled off site, which would
have to be further determined to accommodate. The proposed site plan and
property dimensions of the Subject Property do not likely allow for onsite plowing.
Staff also questions the one access point into the site. A deceleration lane
should also be reviewed coming from Quentin Road into the site. As a condition
of review, Staff recommends 2 separate access points to accommodate turns
onto Quentin Road. The elimination of the Poplar Street access may have
addressed previous resident and Staff concerns about the access and traffic, but
the single access point raises additional questions and access and turning
movement concerns within the site plan. Such things as deliveries, maintenance,
moving trips will be forced to use the single access point, which is also shared by
the residents. The dual access plan and reduced unit count referenced at
tonight’s meeting, were also not submitted for Staff review.
The interior of the building has a 1,988 square foot common area space on the
first floor of the area between the buildings, for use by the residents of the 40-
units, which the narrative indicates would have a fitness room. The underground
parking area provides approximately 221 square feet of storage areas and 60
square feet noted for bike storage. This does not seem sufficient for the
additional storage needs for 40 units.
While the elimination of the second access to Poplar Street addressed neighbor
and Staff concerns from the initial Petition, the revised site plan and singular
access point on the south side of the property create additional access and
turning movement concerns with the site plan. The site plan could potentially
relieve potential congestion and turning conflicts by providing a second access
onto Quentin Road.
Staff sees the confluence of the access drive to the underground parking garage,
fire department emergency hammerhead turnaround, and the singular drive to
the surface parking lot, as creating unnecessary traffic conflicts. It also further
bespeaks the dimensional limitations of the proposed site and underlying
property acreage. As proposed, Staff believes that the site plan does not
adequately address or comply with the traffic circulation design standards for
Planned Developments.
Ultimately, Staff cannot support the proposed site plan. If the Plan Commission
recommends approval, Staff recommends the following conditions:
1. The Preliminary Planned Development shall substantially conform to the
Engineering Plans prepared by Vierbicher dated 09/27/2021, and the
Architectural Plans prepared by Knothe Bruce Architects dated 09/27/2021 last
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Minutes Plan Commission December 7, 2021
revised 11/24/2021, except as such plans may be revised to comply with all of
the accessibility requirements for multi-story buildings and residential facilities, as
required within the building codes, and to conform to Village Codes and
Ordinances.
2. A Plat of Consolidation/Subdivision shall be submitted in a manner acceptable to
the Village Engineer and include all necessary easement language, including a
10-foot easement along the Quentin Road frontage. The plat shall reflect that the
property-owner shall be responsible for all utilities on the property including storm
water maintenance.
3. The Final Engineering plans and Engineers of Probable Cost shall be submitted
in a manner acceptable to the Village Engineer.
4. The Final Landscape Plan shall be submitted in a manner acceptable to the
Director of Planning and Zoning. The final plantings on the west side of the
property should also include additional types of trees and bushes to present a
more natural appearance to promote the vibrancy and health of the plantings.
This could include the use of understory trees and bushes.
5. An Auto-Turn Exhibit shall be submitted in a manner acceptable to the Fire
Marshal.
6. The required Public Improvement and Planned Development Letters of Credit
and other all fees shall be submitted in a manner acceptable to the Director of
Planning and Zoning and Village Engineer.
7. MWRD, Cook County, and NCCSWC permits are required.
8. In conjunction with the Final Planned Development application process, the
Petitioner shall submit a construction management plan and schedule in a
manner acceptable to the Village of Palatine.
9. If deemed necessary by the Village Engineer and in conjunction with the Final
Planned Development application process, the Petitioner shall submit a Traffic
Impact Study in a manner acceptable to the Village Engineer and Director of
Planning and Zoning. The developer should anticipate possible road
improvements along Quentin Road, including a deceleration lane along and
second access to Quentin Road. The full access point should include two exit
lanes to accommodate left and right turns.
10. A final fencing and screening plan shall be submitted in a manner acceptable to
the Director of Planning and Zoning. The final floorplan and site plan for the
fenced play area shall be submitted in a manner acceptable to the Director of
Planning and Zoning.
11. The Petitioner shall submit a stormwater management and maintenance plan in
a manner acceptable to the Village Engineer.
12. The playground location will be reconsidered to provide additional separation
from the detention basin.
13. The petitioner shall provide a detailed sign plan for the entire site. Information
on the freestanding sign and wayfinding signage for the property shall be
provided in the plan.
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Minutes Plan Commission December 7, 2021
Chairman Dwyer addresses the petitioner and asks Mr. Dumpke if plan
commission recommends approval, would he abide by the conditions that staff
has noted.
Mr. Dumke states that there is one concern regarding the deceleration lane and
states all other conditions would be accommodated.
Chairman Dwyer opens floor to the audience and explains that they’ve heard
staff recommendations and asks them not to be redundant. He states that all
emails have been read and would like the conversation to not be repetitive.
Mr. Noonan discloses his in-laws are in the audience and states that he can be
unbiased and will vote.
Sworn in Mr. Robert Lettecci - 998 N Glenview Court - States he received a
registered letter from the Village of Palatine but post marked in Osh Kosh, WI.
Mr. Vyverberg explained that the letter is drafted by Staff and sent the petitioner
for mailing to the required properties. It is the responsible of the petitioner to send
out. The petitioner resides in Osh Kos, WI.
Mr. Lettecci states his concerns for 94 parking spaces, 56 underground and 38
surface. His opinion is that it is too many vehicles for this area. He also noted
another property on Northwest Highway that is vacant and approximately 2
acres.
Sworn in Julie Jesso - 939 N Franklin Avenue. Ms. Jesso lives behind
development and explains she spent the last 2 weeks meeting with neighbors
and has accumulated over 360 signatures opposing the planned development.
The developer scaled back the proposal, but the main concerns are density,
increased traffic, and quality of life. The meeting with developer didn’t address
the number of units. She urged the plan commission to reject the current
proposal. It is not the right development for the neighborhood, as it is too many
units. The neighborhood never felt or indicated the revisions were adequate to
address the density concerns. The impact to the single-family homes behind the
proposed development cannot be addressed with landscaping or screening, as
the property is too dense and not in line with the other Village densities.
Sworn in Kathy Cortez - 141 S Fremont Street.
Ms. Cortez states she attended the last meeting and would like to address how
affordable housing could be accommodated for this site. She believes that
people don’t understand how bad it is. She spoke to her belief that there is a lot
of noise and biases in the Staff report. She spoke to the proximity of the Clayson
and how it is in the neighborhood and should be considered such. She speaks to
the antiquated zoning practices that do not allow affordable housing in the village
and affordability issues, which disallow the possibility to create affordable
housing in the Village. She requests the commissioners vote to approve the plan.
Mr. Robert Lettecci inquired as to how far away Ms. Cortez lives from the
development.
Sworn in Maria Galo - 117 N Cedar Street.
Has lived in the neighborhood since 1996. She talks about the changes that have
taken place in her neighborhood since she moved there. She states that there
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Minutes Plan Commission December 7, 2021
have been a variety of housing projects in the neighborhood and the changes
have been positive, with the surrounding development and infrastructure
improvements. She is confident the developer is working to make this a better
place. Urges plan commission to recommend the proposed plan.
Sworn in Nathaniel Groh - 1480 N. Benton Avenue.
Advocates for the development and would like to see it happen. He talks about
his own upbringing by a single mom and believes the affordable housing is a
benefit to those in need. He states this development can give hope to the young
factory workers in Palatine. He would like the Plan Commission to approve the
proposal.
Sworn in Marcus Orofino - 913 N Franklin Ave.
He addresses the fair housing in the area. He states they are not against
affordable housing, but is saying no to the dynamics associated to this project.
Noted that the Clayson is a large and sprawling property and not comparable to
the site proposed for this development. He states that the property is not the
right size property for this project. He appreciates the efforts to reduce the size,
but the development is still twice the density.
Sworn in Lori Grainawi - 227 S Vail Avenue - Arlington Heights, IL.
Resident of Arlington Heights - lives less than a mile from an affordable housing
project in Arlington Heights. She used to live in unincorporated Cook County on
Echo Lane, across the street. She is co-president of a housing task force and
worked with the Village of Palatine on the Spruce Village apartment complex,
which is for disabled residents and is also an affordable housing project. She
invites anyone from the Village to visit the site and states it’s a beautiful project.
Village Attorney Brankin interjects that the Commission’s job and focus is upon
land usage and the policy discussions are not relevant not a discussion about
affordable housing, for everyone here and for the record. This is a discussion
about land use.
Chairman Dwyer addresses Ms. Grainawi and states this discussion is for land
use.
Mr. Brankin indicates that it is inappropriate to make accusations about biases.
Staff has prepared a professional report and recommendations, based upon the
land use factors and provided testimony related to the land use factors before
you.
Sworn in Kathleen Bolger - 320 E Tall Trees Lane.
Lives in unincorporated palatine. States that the previous land use for a memory
care facility was not a concern for the neighbors at the time, but the proposed
project is being opposed.
Mr. Vyverberg addresses the previous approved land use and explains it was
approved for the memory care facility, but never implemented.
Mr. Friedman inquired about the conditions related to the access points.
Discussion about the Cook County Highway Department.
Mr. Noonan made a motion to close the public hearing. Mr. Fedota
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Minutes Plan Commission December 7, 2021
seconded. Motion approved.
DISCUSSION:
Discussion about a 36-unit development, with a 2nd access off Quentin.
Mr. Brankin indicates that the 2nd access and unit count reduction has not been
presented or applied for by the developer or submitted for Staff review. That plan
is not before the Plan Commission, nor has been evaluated by Staff. These
changes would then have to be evaluated through a process.
Discussion about the scope of review.
Mr. Dwyer comments about conditions.
Mr. Vyverberg reads condition #9 from the staff recommendations for clarification
that addresses the access points.
Mr. Brankin clarified that the developer is welcome to submit a plan reflective of
those changes, but this is not what was submitted or is before the plan
commission.
Mr. Fedota commented that the unit reduction and 2nd access point make sense.
Lot density and frontage were previous concerns discussed.
Mr. Friedman spoke to density, land use, and affordable housing and their
respective linkages.
Mr. Bettenhausen clarified that no one denies the need for affordable housing,
but that does not mean that it should be located on any vacant property
available. The resident deserve a safe quality development, including the
neighboring residents.
Mr. Noonan makes a motion to deny.
Mr. Brankin recommended that the motion should be in the affirmative
Mr. Noonan made a motion to approve with the 13 Staff condition. Seconded by
Ms. Williams.
Communication:
LPC Development on Algonquin will go before Village Council on Monday
12/13/21
Meeting anticipated for the first Tuesday in January, 2022
RESULT: NO RECOMMENDATION [3 TO 3]
AYES: Dwyer, Friedman, Fedota
NAYS: Noonan, Williams, Bettenhausen
ABSENT: Kolososki
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V. COMMUNICATIONS
VI. ADJOURNMENT
VILLAGE OF PALATINE Page 10
Agenda
VILLAGE OF PALATINE
VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET
PALATINE, IL 60067-5339 – (847) 359-9050
http://www.palatine.il.us
PLAN COMMISSION
AGENDA ● DECEMBER 7, 2021
Village Hall - Council Chambers Regular Meeting 7:00 PM
I. CALL TO ORDER
II. APPROVAL OF MINUTES
1. Plan Commission - Regular Meeting - Nov 16, 2021 7:00 PM
III. PUBLIC HEARING
IV. CASE STAFF STATEMENTS
1. 874-920 N. Quentin Road - Preliminary Planned Development to allow a 2-story,
40-unit apartment building.
V. COMMUNICATIONS
VI. ADJOURNMENT
VILLAGE OF PALATINE Page 1
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VILLAGE OF PALATINE
VILLAGE HALL - COUNCIL CHAMBERS 200 E. WOOD STREET
PALATINE, IL 60067-5339 – (847) 359-9050
http://www.palatine.il.us
PLAN COMMISSION
MINUTES ● NOVEMBER 16, 2021
Village Hall - Council Chambers Regular Meeting 7:00 PM
I. CALL TO ORDER
Attendee Name Title Status Arrived
Minutes Acceptance: Minutes of Nov 16, 2021 7:00 PM (Approval of Minutes)
Dennis Dwyer Chairman Present
Patrick Noonan Plan Commissioner Present
Teri Williams Plan Commissioner Present
Eric Friedman Plan Commissioner Present
Rodney Bettenhausen Plan Commissioner Present
Robert Kolososki Plan Commissioner Present
Stephen Fedota Plan Commissioner Present
II. APPROVAL OF MINUTES
1. Plan Commission - Regular Meeting - Nov 2, 2021 7:00 PM - Tabled
RESULT: TABLED [UNANIMOUS]
AYES: Dwyer, Noonan, Williams, Friedman, Bettenhausen, Kolososki, Fedota
VILLAGE OF PALATINE Page 1
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Minutes Plan Commission November 16, 2021
III. PUBLIC HEARING
1. Logistics Property Company - Preliminary Planned Development - Preliminary
Plat of Subdivision - 607 E. Algonquin Road; 613 E. Algonquin Road; 623 E.
Algonquin Road; and 1825 S. Roselle Road - Recommended to Approve
Chairman Dwyer read the notice of public hearing that was published in the Daily
Herald on November 1st, 2021 and mailed to the owners of the surrounding
properties.
Minutes Acceptance: Minutes of Nov 16, 2021 7:00 PM (Approval of Minutes)
The following petitioner’s exhibits were introduced:
1. Project narrative
2. Engineer Plans - Jacob Hefner and Associates - last revised on 10/28/21
3. Traffic Impact Study and 10/25/21 update - Gewalt Hamilton and Associates
4. Storm water management report
5. Site Data Site Plan - 11/01/21
6. Preliminary Plat of Subdivision - Jacob & Hefner Associates - revised on
10/29/21
7. ALTA Survey - Jacob & Hefner Associates - revised on 10/29/21
8. Landscaping Plans - Gary Weber and Associates - dated 10/28/21
9. Architectural plans, rendering, and elevations - Architects Plus - dated 9/22/21
10. Preliminary Planned Development and Subdivision applications and Real Estate
Disclosure
11. Objections (Roddell, Kirsten, Lee, O’Reilly, Bentz, Roddell, Horn, Bogozinski,
Kraska, McCardle, Lig, Megabuna, Shah, Kirsten, Dan, and Myers)
12. Legal notice
13. Revised site plan dated 11/15/21
14. Objection - Yesenia Baltierres
15. Objection - Karen McHale - 1st Ward Alderman - Rolling Meadows
16. Objection - Phil Strider Robinson
17. Objection - Residents of Town Homes of College Hill
Sworn in Petitioner:
Mark Schuster - Attorney - Bazos, Freeman, Schuster & Pope, LLC Law Firm,
representing Logistics Property Co., LLC
Mr. Schuster provides introductions to the team that is present tonight which
include:
Wil Freve - Logistics Property Co., LLC - Senior Vice President - Midwest
Region
Ryan Blocker - Site Engineer
Daniel Brinkman - Traffic Engineer
John White - Architect
Mr. Schuster explained that they will be presenting a Preliminary Plat of
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Minutes Plan Commission November 16, 2021
Subdivision for Lot F and a Preliminary Development Plan for the building, layout,
parking and drainage. Mr. Freve is introduced and will provide the presentation.
Mr. Freve provided the background on Logistics Property Co. (will be referred to
as “LPC”) and explains that their headquarters are located in in Chicago. LPC
has had 13 industrial projects in the Chicago market and hopes that this location
will be their next project. The plan for the site is to build a 368,000 square foot,
Class A Warehouse/Light Industry facility. He states that a tenant has not been
secured and this is considered a “speculative” project. The design will have the
flexibility and ability to accommodate a single tenant or up to four tenants. He
explains that LPC constructs what is considered as “Best in Class” projects. The
building design intent is to have 36’ interior clear height, extra wide column
Minutes Acceptance: Minutes of Nov 16, 2021 7:00 PM (Approval of Minutes)
spacing, best in class truck court depths, pavement sections that would provide
exclusive concrete pavement versus asphalt, which would stand the test of time,
along with ample car and trailer parking and a top of the line roofing system. He
also states that the property is adjacent to a MWRD Flood Control Facility and
realizes that the proximity to a flood plain may have drainage issues. Their plan
would provide oversized storm water detection and would be at least 20% more
than code requirements. He states they would target top of the line tenants and
hopes that the project would be received favorably by the marketplace.
Mr. Freve presents site plan drawings and explains that there will be car parking
on one side and dock parking on the other side of the structure. This would be a
benefit as it would allow for the ability to separate car and truck traffic. He
explains that the dock parking is planned to face the existing industrial park to the
east. He talks about access points to the facility and explains that there is a 360
degree access around the facility which is a benefit for emergency vehicles,
loading dock access, and for multi-tenant usage. He explains that there is also a
right-in, right-out access point on the eastern side of the property.
Mr. Freve introduces Mr. Daniel Brinkman to discuss the traffic studies.
Daniel Brinkman, Assistant Director of Transportation for Gewalt Hamilton
Associates, Inc.
Mr. Brinkman presented the Traffic Impact Study and provides information on
how the studies are prepared and the parameters that were used for the
conclusions. The study started with traffic counts from September of this year
and also presented the traffic impact charts. He explains that a State requirement
is to review the build-out and expected traffic outlook 5 years from the building’s
anticipated completion date. He states that the Algonquin Rd study projects to
have a growth rate of approximately ¾ % per year between now and 2050. Mr.
Brinkman states that in 2019 the vehicle count per day between Roselle &
Quentin Rd was 31,000 vehicles and it is anticipated that it will increase to
33,000 by 2028. He provides further information on the project impact, relevant to
the anticipated traffic changes. He states that the amount of traffic generated
during peak hours from a project like this does not move the needle much or
have a significant impact.
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Minutes Plan Commission November 16, 2021
Mr. Noonan asks if the traffic study was based on traffic on Algonquin Road
between Quentin and Roselle Roads.
Mr. Brinkman confirms that this is correct and also indicates that it is based upon
IDOT published information.
Mr. Freve returns to the podium to discuss staff’s conditions. He requests that
LPC be allowed to revise Condition #7, which states that the landscape plan shall
include a minimum 8-foot tall evergreens. He requested a revision to allow the 8’
trees along Algonquin Road and 6’ trees within the site that is not in public view.
He also requests revisions to Condition #8 and would like to submit a revised
plan. He explains the revisions and the changes to the screening walls. He
Minutes Acceptance: Minutes of Nov 16, 2021 7:00 PM (Approval of Minutes)
explains that the screen walls along with the landscaping would be an additional
sound barrier to the proposed project. He states that all other conditions were
reviewed and have no additional requests. He is requesting Staff
Recommendation for the Preliminary Plat of Subdivision and Preliminary Planned
Development.
Mr. Kolososki questions the building design and asks if it could be flipped to allow
the docks to face west.
Mr. Freve states that it was considered, but was ultimately ruled out because of
conditions stipulated, during the sale of the property. The property purchase was
approved by the Archdiocese, the owner of the purchased property and the
property adjacent, St. Michaels Cemetery. It was their request to have docks on
the eastern side as a courtesy to families that are attending services or visiting
loved ones. Therefore, docks facing to the west is not an option.
Mr. Bettenhausen requests clarification of the site traffic study and specifically
the access points for truck and car traffic.
Mr. Brinkman states that the intent is to have an eastbound right turn lane and
westbound left turn lane which would be provided at the full access. Existing
traffic at the full access will have separate left and right turn lanes, under stop
sign control.
Mr. Bettenhausen asks if other routes to enter and exit property were considered.
Mr. Freve states that other options are not viable due to the stipulations of the
contract.
Mr. Bettenhausen inquires if the hours of operation will be 24/7
Mr. Freve states they would adhere to whatever the Village Code allows.
Mr. Vyverberg clarifies that the Village Code does not have specific hours of
operations for the manufacturing facility. He cites the code and conditions. There
are not specific hours of limitations for truck driving in the manufacturing district.
He also states that once tenants are identified, the village would require a
business plan submission and review for compliance.
Staff Statement:
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Mr. Vyverberg states that the petitioner has summarized the plans and confirms
the property was annexed into the village in September, 2020. He explains
about the surrounding properties and explains the surrounding zoning maps and
existing properties. He provides information on the proposed building and states
the site area is 28.55 acres, 367,696 square feet with 34 proposed truck docks
and 22 future docks. There would be 363 parking spots for cars and provides the
building height and set back information.
Commissioner Dwyer inquires if the comprehensive plan consistent with the
zoning.
Minutes Acceptance: Minutes of Nov 16, 2021 7:00 PM (Approval of Minutes)
Mr. Vyverberg states that he is not sure what the current comprehensive plan is
for the residential to the north of the property. The manufacturing uses east of
the subject property is in Schaumburg. He does not know what the Schaumburg
comprehensive plan shows for that area.
Commissioner Dwyer talks about zoning and how it determines how a property
will be developed. He states that properties annexed into the village are
generally zoned R-1 by default.
Mr. Vyverberg confirms that information is correct and is zoned R1 as a holding
pattern. The Comprehensive Plan is amended later to show the preferred use for
the annexed area.
Mr. Vyverberg continues and provides further information on the overall site plan.
He explains the parking, sewer, utility, grading, and engineering plans. He talks
about the landscaping plans and traffic plans. He reviews the rendering and site
elevations, along with a tentative floor plan. The right-of-way setback from the
residential properties is reviewed compared to the Weber. The proposed setback
with the right-of-way is 210 feet.
Mr. Fedota questions how noise complaints would be handled since the property
is straddled between two municipalities.
Mr. Vyverberg responds that complaints would be referred to the 911 emergency
system and then routed to the Village of Palatine. Not aware of any cross
agreements between villages.
Mr. Fedota and Commissioner Dwyer state there may be confusion as to who
would handle the complaints.
Commissioner Dwyer opens the audience for statements and provides a
summary of the concerns from emails that have been submitted. He states that
the main concerns notes were noise, view from the residences adjacent to
property, property values, traffic, changes to zoning, and location of exits.
Residents providing comments:
Ms. Sylvia Folette
2653 College Hill Circle
Ms. Folette states her concerns regarding emission and air quality.
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Mr. David Niederhorn
522 E Algonquin Road
Mr. Niederhorn states his concerns regarding traffic and the planned
developments impact on the residential area
Ms. Iga Pycinska
522 E Algonquin Rd.
States concerns regarding sound, pollution issues, family environment,
landscaping and view.
Mr. Allen Miller
Minutes Acceptance: Minutes of Nov 16, 2021 7:00 PM (Approval of Minutes)
2591 College Hill Circle
States concerns about exit area and light spill.
Ms. Jan Albert
2620 College Hill Circle
States her reservations on the validity of the studies. States plans are speculative
since tenants have not been identified. Concerns about the studies that are only
looking 5 years out and seems short-sighted.
Mr. Bill Horn
895 Harrison
States he believes this type of business should be located off arterial highways
and requests the commission listen to the voice of the people
Ms. Joyce McCardle
522 E Algonquin
States the annexation should not be allowed and also spoke to the traffic issues
she believes will incur due to this project
Ms. Colleen O’Reilly
522 E Algonquin Rd.
States her traffic concerns and engine breaking noises.
Ms. Michelle Curran
2641 College Hill Drive
States her concerns regarding hours of operation and traffic
Mr. Nico (Unknown)
3605 College Hill Circle
States his concern regarding noise and requested that the access drives take
into account the grading, so as not to have the headlights at the same grade as
the residential parking lot across the street.
Ms. Marianne Roddell
522 E Algonquin Rd
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States her concerns about the proposed project and the land usage
Mr. Dwyer indicated that many of these have been addressed during the meeting
and requested that the petitioner, Mr. Freve, clarify the noise resolutions.
Mr. Freve states that Algonquin Rd is a 5-lane IDOT classified arterial road with a
45 mph speed limit with 31,000 vehicles per day. The chief generator of noise is
the traffic that is generated from the project. States the project would increase
traffic by 2%, which is not significant. The site plan indicates that the dock plan
shows that first dock position is more than 350’ feet away from the closest
Minutes Acceptance: Minutes of Nov 16, 2021 7:00 PM (Approval of Minutes)
residential building; equivalent to a football field away. The traffic would not be a
significant increase. He confirms that the project is warehouse, dry storage and
is not a processing or manufacturing plant and the noise generated would be
insubstantial.
Commissioner Dwyer requests Mr. Vyverberg address the concerns about the
view.
Mr. Vyverberg states that he has viewed the property and explains that the
property is not dissimilar to the current adjacent properties in Schaumburg, which
are zoned for Planned Manufacturing uses.
Commissioner Dwyer states that the requirements for landscaping and the berm
on the west side would provide an impactful solution to the view and noise
concerns.
He also talks about property values and states that it is difficult to estimate the
property values. He states that this is the job of a licensed appraiser. He
addresses the traffic concerns and states that impact on traffic is not a legitimate
reason for denying a petition. He also talks about the zoning & comprehensive
changes and asks Mr. Vyverberg to clarify.
Mr. Vyverberg states that the property was unincorporated Cook County prior to
September 2020. The Archdiocese contacted the village about annexation and
access to infrastructure. Per Code, all property is annexed into the Village under
an R-1 designation.
The Petitioner, of their own accord, reached a contract agreement to purchase
the property from the Archdiocese and approached the Village.
Commissioner Dwyer addresses the concern of the right in and right out access
being right across from the condominium building. He states the screen walls
would help to mitigate the concern and talks about the possibility of relocation.
He request Mr. Freve to clarify or provide any recommendations.
Mr. Freve states that they would work with staff to possibly move the access
points to the east but it would need to be evaluated by the traffic study and refers
to the traffic engineer, Mr. Brinkman.
Mr. Brinkman provides information about access points and states moving
access points have ridged restrictions.
STAFF RECOMMENDATION:
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The Subject Property is a vacant and undeveloped portion of the cemetery
property. It was previously located in unincorporated Cook County and annexed
into the Village of Palatine in September 2020. The owner of the property
entered into a contract to sell 28.55-acre property to the Petitioner. Although the
Subject Property is vacant and unimproved, it is immediately adjacent (east) to
property in Schaumburg, which is zoned for Planned Manufacturing uses. Those
uses include several food development and distribution facilities, with associated
truck and trailer parking. There is also a self-storage facility and other associated
similar uses on the south side of Algonquin Road in Schaumburg. As noted, IL-
Route 62 is designated as a Strategic Regional Arterial (SRA) and is also
Minutes Acceptance: Minutes of Nov 16, 2021 7:00 PM (Approval of Minutes)
designated as a Class II Truck Route (State designated with at least 11-foot
lanes). The Traffic Impact Study was reviewed and its conclusions accepted by
the Village Engineer. The anticipated traffic generated from the site will not have
any affect upon the Peak Hour operations of the road network in the area. The
site plan complies with the bulk standard requirements in the manufacturing
district and the engineering plans and Traffic Impact Study have been
conditionally accepted by the Village.
As a condition of review, Staff is recommending additional/enhanced landscaping
and the inclusion of additional screening along the north/east side of the
property.
Therefore, Staff recommends approval of the Preliminary Planned Development,
subject to the following conditions:
1. The Final Engineering Plans shall be revised in a manner acceptable to the
Village Engineer, including the following:
a. All watermain, regardless of pipe material shall have a #10 tracing wire
taped or tied to the top of the pipe and a whip end brought to the surface at
all valve vaults and fire hydrants.
b. MWRD/WMO permit - as discharge is shown into an MWRD easement, this
shall be clearly identified in the WMO permit and indicated on the plans.
2. An Engineer’s Estimate of Probable Cost shall be submitted in a manner
acceptable to the Village Engineer.
3. Uses shall be governed by the Manufacturing district use lists in the Village
of Palatine Zoning Ordinance (note - this includes all of the required
performance standards). Sign plans shall follow the Manufacturing district
sign regulations.
4. Review fees in the amount of 1.5% of total project improvement costs shall
be submitted in a manner acceptable to the Village Engineer.
5. As a component of the Final Planned Development, a Planned Development
letter of credit in an amount acceptable to the Village Council shall be
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submitted in a manner acceptable to the Director of Planning and Zoning.
6. A Public Improvement Letter of Credit shall be submitted to insure the
completion of all public improvements, as defined within the Village Code,
for an amount of 115% of the approved EEOC, along with a cash bond of
10% for the required one-year maintenance period.
7. The final landscape plan and screening plans shall be revised in a manner
acceptable to the Director of Planning and Zoning and shall include
additional landscaping to screen the truck activities. All evergreen trees
shall be installed at a minimum height of 8 feet on the northern side of the
Minutes Acceptance: Minutes of Nov 16, 2021 7:00 PM (Approval of Minutes)
property, adjacent to the residential properties across Algonquin Road.
8. The final landscaping/screening plan along the northern and eastern
property lines (proximate to the truck docks) shall be revised in a manner
acceptable to the Director of Planning and Zoning, to reduce any noise
impact from trucks traffic and headlight sweeps. As part of these
revisions, the front yard landscaped area north of the building, should
provide an additional berm, to further provide additional landscaping and
screening. The use of an additional screening could also be a component
of the revisions on the northeast and eastern sides of the property.
9. The final photometric and lighting plan shall be revised in a manner
acceptable to the Village Engineer. Light shields shall be required for all
lights proximate to residential properties, at the determination of the
Village Engineer. The use of pole mounted fixtures should also be
evaluated on the north side of the property to ensure the appropriate cut-
off from any additional light spillage.
10. The Petitioners shall submit a Subdivision Improvement Agreement in a
manner acceptable to the Village Attorney.
11. MWRD/WMO, IEPA water permit, and NPDES (National Pollutant Discharge
Elimination System) shall be submitted in a manner acceptable to the
Village Engineer.
12. The final traffic directional signage plan shall be submitted in a manner
acceptable to the Village Engineer.
13. The Plat of Subdivision shall be revised in a manner acceptable to the
Village Engineer and Director of Planning and Zoning. All utilities shall be
owned and maintained by the property owner. This shall be noted on the
plat, along with the statement that the Village shall have the right, but not
the obligation, to enter the site to repair a utility and change the property
owner for the repair costs.
14. Cross access easements, declarations and a Reciprocal Easement
Agreement for the entire property governing the maintenance of
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access points, stormwater areas and any other common areas shall
be
submitted in a manner acceptable to the Village Attorney and
Village Engineer as part of the Final Planned Development application
process.
15. The monotony code shall apply to all building elevations:
Sec. 6-42.1 Exterior Building Design: When rear and side elevations are visible
from public streets or neighboring properties, exterior building design and detail
on all elevations shall be coordinated with regard to color, types of materials,
number of materials, architectural form, and detailing to achieve harmony and
Minutes Acceptance: Minutes of Nov 16, 2021 7:00 PM (Approval of Minutes)
continuity of design.
16. The final dumpster locations and required screening materials shall
be
submitted in compliance with Village Code, pursuant to Sec. 6-42.2
Screening: (a)
Trash containers and outdoor storage areas shall be screened from
public streets, pedestrian areas, and neighboring properties. The
screens should be designed to be compatible with the architectural
character of the development. Trash screens shall also meet the
requirements of Chapter 12 of this code. These screens shall be
constructed of durable materials similar to those of the building and
shall have solid (opaque) walls and doors, as part of the Final Planned
Development application process. The final locations could also require the
submission of a revised auto-turn, in a manner acceptable to the Director
of Fire Prevention.
17. All rooftop equipment shall be screened in compliance with Code:
(b) Roof-top equipment screening: 1. New Construction. All mechanical
equipment and other similar devices located on any roof shall be visually and
acoustically screened on all sides. Design and detail of such screening on all
elevations shall be coordinated with regard to color, types of materials, number of
materials, architectural form, and detailing to achieve harmony and continuity of
design with the major portions of the building.
18. All of the loading docks shall utilize a dock seal mounting to the
exterior of the building, in a manner acceptable to the Community
Development Director. The dock seals would then allow for the trailers to
connect and provide interior loading and unloading activities and thereby
reduce exterior noises.
19. As part of the Final Planned Development and pursuant to the revised
project narrative, the Petitioner shall submit the proposed business and
operations’ plans (identified tenants) for Staff review for compliance with
the manufacturing use list and standards.
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Mr. Friedman inquires if the condition regarding lighting on the north side of the
building and the use of light poles.
Mr. Vyverberg states that is correct and the condition was to ensure that in
addition to light shields it was to ensure there would be no other light spillage to
the residential properties.
Mr. Friedman asks if sidewalks are being considered.
Mr. Vyverberg states that the sidewalk was required and were part of the revised
submitted plans.
Mr. Bettenhausen inquires if an IDOT permit will be required.
Minutes Acceptance: Minutes of Nov 16, 2021 7:00 PM (Approval of Minutes)
Mr. Vyverberg states the petitioner is aware it is required and application has
been submitted.
Mr. Noonan made a motion to close the public hearing.
DISCUSSION:
Mr. Kolososki states his concerns regarding the size of the building.
Chairman Dwyer notes that traffic increase is inevitable.
Mr. Fedota talks about noise concerns and also states that a residential
application would probably not be a solution for this parcel.
Mr. Friedman states that based on the zoning that is already in place he feels
that continuing the existing use type for this parcel makes sense to him.
Mr. Fedota makes a motion to approve Case #21-83 with 21 conditions
Motion 2nd by Mr. Noonan
Vote taken
Mr. Friedman - Yes
Mr. Fedota - Yes
Mr. Noonan - Yes
Mr. Bettenhausen - No
Mr. Kolososki - No
Ms. Williams - Yes
Chairman Dwyer - Yes
Motion is approved by a vote of 5-2
Mr. Noonan makes a separate motion to suggest that the Petitioner consider
removing (1) structural grid, approximately 54 feet, from the north side of the
building.
Motion 2nd by Mr. Friedman
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Vote taken:
Mr. Friedman - Yes
Mr. Fedota - Yes
Mr. Noonan - Yes
Mr. Bettenhausen - Yes
Mr. Kolososki - Yes
Ms. Williams - Yes
Chairman Dwyer - Yes
Motion is approved by a vote of 7-0
Minutes Acceptance: Minutes of Nov 16, 2021 7:00 PM (Approval of Minutes)
Communication:
Mr. Vyverberg states Village Council approved the Final Plan Development for
Architects Corner.
Confirmation will be provided regarding the meeting scheduled for 12/7/21 and
states the meeting for 12/21 has been cancelled.
Introduces Alex Bradshaw - a welcome addition to the Planning & Zoning
Department for the Village of Palatine.
Mr. Friedman made a motion to adjourn; seconded by Mr. Noonan. Unanimously
passed.
RESULT: RECOMMENDED TO APPROVE [UNANIMOUS]
AYES: Dwyer, Noonan, Williams, Friedman, Bettenhausen, Kolososki, Fedota
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IV. COMMUNICATIONS
V. ADJOURNMENT
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Plan Commission
SCHEDULED 12/07/21 07:00 PM
CASE STAFF STATEMENT (ID # 7261)
874-920 N. Quentin Road - Preliminary Planned Development
to allow a 2-story, 40-unit apartment building.
CASE NUMBER: 21-89
PETITIONER: Andy Dumke, Alliance Development
LOCATION: 874-920 N. Quentin Road
PROPOSAL: Preliminary Planned Development to permit a 2-story, 40-unit apartment
building
ZONING AND LAND USE: Planned Development - vacant property
SURROUNDING CONDITIONS:
North: Planned Development - The Clayson apartments - across Poplar Street
South: B-2 General Business - real estate office
East: Unincorporated Cook County (Lake Park Estates) and R-1 single-family
residential (2-lots are incorporated into the Village)
West: R-1 single-family residential – (minimum required 20,000 square foot lots)
BACKGROUND:
The Petitioner and contract purchaser of the property submitted a revised Petition for a
40-unit, 2-story apartment building, with associated below-ground and surface parking
lots.
The Subject Property is 2.53-acres (110,333 square feet) and consists of 6
vacant lots and 1 lot, with an unoccupied building.
The revised plan includes 40 apartments, consisting of 19-1-beroom units, 14-2-
bedroom units, and 7-3-bedroom units. The initial and subsequent revisions are
identified below from the Petitioner’s response:
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Case Staff Statement (ID # 7261)
Meeting of December 7, 2021
Historical Land Uses and Previous Development approvals
920 N. Quentin Road property (existing building on the NE corner of the property)
was annexed in 1994 and 874-896 N. Quentin Road were annexed in 2002.
These properties historically operated as a single-family home, commercial
nursery, and a legal/real estate office. They were initially zoned R-1, due to
annexation, and subsequently rezoned to Planned Development in 2002.
In 2002, the initial commercial Planned Development (Ordinance #O-43-02)
identified the commercial uses on the property:
o Landscaping contractor’s yard;
o Retail landscaping facility; and
o Professional offices.
920 N. Quentin Road was a single-family home and a contractor’s office, during
the Willow Glen Planned Development (1996) construction. It later functioned as
a professional office and has been unoccupied and listed for sale.
In 2009, the property was rezoned to B-2 General Business district, subject to
certain conditions, which was also not activated.
In 2011, the Subject Property (not including 920 N. Quentin Road) applied for a
Planned Development (Ordinance #O-136-11) - institutional use (75-room
Alzheimer’s/memory care) and associated parking. In 2012, the plan was
amended, reducing the room count to 69. The proposed facility was 3 stories
and had 58 parking spaces. This Planned Development was also not
implemented and the approvals expired.
ANALYSIS:
The subject property is 2.53 acres. The Petitioners previously applied for an
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Case Staff Statement (ID # 7261)
Meeting of December 7, 2021
apartment building for the Subject Property in July 2021. The Petition and plans
were withdrawn from consideration, subsequent to the Plan Commission
recommendation to deny the Petition.
In the revised submission, the Petitioners held a neighborhood meeting on
August 25, 2021 to discuss the plan changes. The revised plans reduced the
unit count by 18 (31% of previously 58 units) to 40 units, the FAR was lowered to
below .5, and further reduced the surface parking from 57 spaces to 38 spaces.
Note - there are 56 underground parking stalls between the two buildings, for a
total parking count of 94 spaces or 2.35 spaces/unit
The revised plans also removed the full access to Poplar Street and relies upon
one full access onto Quentin Road on the south side of the property. This
access point enters and moves around a stormwater detention basin and the
proposed fenced play area (40 feet by 30 feet), which is located in between the
drive aisle/parking lot and detention basin. The drive terminates into the parking
lot and provides a 2-way access to the underground parking.
The Petitioners submitted a parking and traffic narrative indicating that the
proposed housing typically needs 1.5 to 1.6 spaces/unit. Ten surface guest
parking spaces are proposed for the 40-units. Further, based upon two recent
traffic studies for similar housing examples (Machesney Park, IL and McFarland,
WI) produced the following number of trips:
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Case Staff Statement (ID # 7261)
Meeting of December 7, 2021
The linear layout of the parking lot would also not provide for a directed delivery
access and would require vehicles to enter the site and then return to the same
Quentin Road access point.
The table below summarizes the site characteristics and bulk standards for the
previously proposed apartment building, and the revised apartment submission,
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Case Staff Statement (ID # 7261)
Meeting of December 7, 2021
and previously approved memory care use:
Subject Unit count & Density/ Building height Setbacks (Front yard, Side
Acreage memory care acre yard abutting a street,
rooms Side yard, and Rear Yard)
Initial 2.53 58 22.92 units 3 story; 36-feet F-(Poplar Street) – 64 feet
application
SYAS (Quentin) -25 feet
SY – 75 feet
RY – 176 feet
Revised 2.53 40 15.8 units 2-story; 26 feet Front- (Poplar Street) 104
application feet
Side yard abutting a street
(Quentin Road) -20 feet
Side yard - 85 feet
Rear yard - 103 feet
Memory 1.96 69 NA 3-story; Front- (Poplar Street) 137
care use feet
Side yard abutting a street
(Quentin Road) -51.3 feet
Side yard - 85 feet
Rear yard - 17.9 feet
The proposed 20-foot setback is inconsistent with the surrounding setbacks in
the area. As noted, the Clayson apartments are set back approximately 28 feet
from the Quentin Road property line. This would have complied with the Cook
County requirements and provided a comparable corner side yard setback to the
R-3 district minimum requirement of 25 feet. The proposed setback is also
narrower than the Clayson and would provide the smallest residential corner side
yard or functional front yard setback in the block. Additionally, Staff notes that
the setback is too narrow for the approximately 410-foot wide building.
The unit mix was also revised to comply with the minimum required R-3 lot area
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Case Staff Statement (ID # 7261)
Meeting of December 7, 2021
per dwelling unit limitations (Zoning Ordinance). The proposed unit count and
mix requires a minimum of 2.49 acres, with the Subject Property containing 2.53
acres. The plans were also revised to provide elevator access to a minimum of
20% (8-units) between the first and second floors.
The landscaping plans were also revised to provide sections of 8-foot fencing on
the west side of the property, with continuous 10-foot evergreens (84 total to
further screen the single-family residential properties to the west.
The Site Plan contemplates a 1,200 square-foot fenced play area, within 5 feet of
the proposed stormwater detention area. Staff questions its placement 3 feet
from the eastern curb of the drive aisle to the parking lot.
Engineering and Traffic
The proposed storm sewer connects to existing manholes on the west side of
Quentin Road and the southern side of Poplar Street. A Cook County permit
would be required.
Sanitary lines will connect to services on the south side of Poplar Street.
The water service will connect to existing services on the south side of Poplar
Street.
Quentin Road is under the jurisdiction of the Cook County Highway Department
and requires permit approval to access the site. The posted speed limit in this
area is 40 miles per hour.
One access point to the site is planned on the south side of the property. The full
access point is approximately 26 feet wide and enters the property heading west,
until transitioning around the fenced play area, within the parking lot. The drive
then enters a 2-way drive aisle descending into the underground parking areas.
There is also a partial hammerhead planned on the north side of the property to
allow emergency vehicles to complete the necessary turning movements.
This full access would have to provide two access lanes to accommodate both
left and right turns. Additionally, the 2-way access drive terminates into an
emergency access hammerhead. The proposed hammerhead shares entrance
drive access to the underground parking; including a 6-foot grade descent into
the underground parking area.
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Meeting of December 7, 2021
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Case Staff Statement (ID # 7261)
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The proposed project will have 94 parking spaces total - 56 underground parking
spaces and 38 surface parking spaces. The parking ratio is 2.35 stalls/unit.
Multi-family requires 2 space per unit without garages, and 2.25 spaces with
garages. A trash enclosure in the parking garage is also included in the plan.
While it did not include the 920 N. Quentin Road property, the previous memory
care Planned Development derived access from two Quentin Road curb cuts.
This included a full access on the northern end the development and a one-way
exit only on the southern side. The anticipated traffic associated with the
memory care use would have been low volume, as the residents would not have
vehicle access. The traffic generated would have consisted of employees,
service vehicles, and visitors.
Staff again notes the absence of any public transportation in proximity to the
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Case Staff Statement (ID # 7261)
Meeting of December 7, 2021
development. There are no existing or proposed PACE bus service lines
anywhere proximate to the development. The Metra Station is not proximate to
the proposed development, at 1.5 miles from the Subject Property.
Staff also questioned how school bus traffic would enter and exit the site. The
Petitioner indicates that school bus traffic would access students from Poplar
Street.
SURROUNDING LAND USES:
The subject site is surrounded by single-family residential properties to the east
and west and multi-family properties to the north, across Poplar Street. Now
known as the Clayson apartments (constructed in unincorporated Cook County).
The property south of the Subject Property is zoned B-2 General Business and
operates as a real estate office. With the exception of the homes at 897 and 907
N Quentin Road, the properties east of Quentin Road are all in unincorporated
Cook County and part of the Lake Park Estates Subdivision.
Comprehensive Plan Recommendation
The Village of Palatine Future Land Use map identifies business uses for 920 N.
Quentin Road and multi-family for 896 N. Quentin Road, as the adjacent properties
were approved for the memory care use through Planned Development in 2011. This
development was ultimately never developed or implemented and the entitlement
approval has lapsed. The future land use categories do not include senior housing or
memory care uses, the designation was a reflection of the approved use. This is
consistent with the other similar uses in the Village including Greencastle of Palatine,
Grand at Twin Lakes, and Solstice Senior Living at Palatine.
SUBJECT AND SURROUNDING DENSITY
The Subject Property is 2.53 acres. With 40 proposed units, the overall gross
density is 15.8 units per acre. Excepting downtown developments (TOD area)
and Spruce Village along Rand Road, the typical multi-family and townhouse
densities in the Village range between 7-8 units per acre.
There are other multi-family developments, located north of Poplar Street and
south of Dundee Road, as follows:
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Case Staff Statement (ID # 7261)
Meeting of December 7, 2021
o The Clayson apartments (north of Poplar Street) were already completed,
prior to being annexed from Cook County. Known then as the Deer Grove
apartments, the 448-units on 28.4 acres and equates to 15.7 units/acre.
This development is a mixture of 2-story and 3-story buildings and
includes a swimming pool, walking trails, and various outdoor activity
areas. It was annexed into the Village in 1985.
o Northwest of the Subject Property (off of Poplar Street) is the Willow Glen
townhouse development. It contains 40 units and is located on 10.56
acres. This provides an overall density of 3.78 units/acre.
o Knollwood is west of Willow Glen (access from Dundee Road) and has
236 units on 24.281 acres, for an overall density of 9.791 units/acre.
RECOMMENDATION:
The Petitioners reduced the overall density and provided additional landscaping
and screening for the west side of the property. Additionally, the height of the building
was lowered to 2-stories and 26 feet. Staff notes that the Future Land Use and
previous approvals for the property contemplated a multi-family memory care use. Also,
the proposed is denser than the other multi-family and townhouse uses. As the Clayson
apartments were planned, approved, and constructed in Cook County, Staff views that
circumstance dissimilar from the proposed.
There is also no access to public transportation, park district, or recreational
facilities within the vicinity of the property. The plan indicates one outdoor 1,200 square
foot fenced recreation area on the west side of the building. This area is located along
the entrance drive to the surface parking lot and further speaks to the constraints of the
site plan.
Staff has also raised questions and concerns about snowplowing and adequate
snow storage. The Petitioner indicates that snow could be hauled off site, which would
have to be further determined to accommodate. The proposed site plan and property
dimensions of the Subject Property do not likely allow for onsite plowing. Staff also
questions the one access point into the site. A deceleration lane should also be
reviewed coming from Quentin Road into the site. As a condition of review, Staff
recommends 2 separate access points to accommodate turns onto Quentin Road.
The interior of the building has a 1,988 square foot common area space on the
first floor of the area between the buildings, for use by the residents of the 40-units,
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Case Staff Statement (ID # 7261)
Meeting of December 7, 2021
which the narrative indicates would have a fitness room. The underground parking area
provides approximately 221 square feet of storage areas and 60 square feet noted for
bike storage. This does not seem sufficient for the additional storage needs for 40
units.
While the elimination of the second access to Poplar Street addressed neighbor
and Staff concerns from the initial Petition, the revised site plan and singular access
point on the south side of the property create additional access and turning movement
concerns with the site plan. Such things as delivery, moving, and maintenance trucks
will be forced to use the single shared resident access and traverse through the site,
returning through the same sole access point. The site plan could potentially relieve
potential congestion and turning conflicts by providing a second access onto Quentin
Road.
Staff sees the confluence of the access drive to the underground parking garage,
fire department hammerhead, and the singular drive to the surface parking lot, as
creating unnecessary traffic conflicts. It also further bespeaks the dimensional
limitations of the proposed site and underlying property acreage. As proposed, Staff
believes that the site plan does not adequately address or comply with the traffic
circulation design standards for Planned Developments.
Ultimately, Staff cannot support the proposed site plan. If the Plan Commission
recommends approval, Staff recommends the following conditions:
1. The Preliminary Planned Development shall substantially conform to the
Engineering Plans prepared by Vierbicher dated 09/27/2021, and the
Architectural Plans prepared by Knothe Bruce Architects dated 09/27/2021
last revised 11/24/2021, except as such plans may be revised to comply with
all of the accessibility requirements for multi-story buildings and residential
facilities, as required within the building codes, and to conform to Village
Codes and Ordinances.
2. A Plat of Consolidation/Subdivision shall be submitted in a manner
acceptable to the Village Engineer and include all necessary easement
language, including a 10-foot easement along the Quentin Road frontage.
The plat shall reflect that the property-owner shall be responsible for all
utilities on the property including storm water maintenance.
3. The Final Engineering plans and Engineers of Probable Cost shall be
submitted in a manner acceptable to the Village Engineer.
4. The Final Landscape Plan shall be submitted in a manner acceptable to the
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Case Staff Statement (ID # 7261)
Meeting of December 7, 2021
Director of Planning and Zoning. The final plantings on the west side of the
property should also include additional types of trees and bushes to present a
more natural appearance to promote the vibrancy and health of the plantings.
This could include the use of understory trees and bushes.
5. An Auto-Turn Exhibit shall be submitted in a manner acceptable to the Fire
Marshal.
6. The required Public Improvement and Planned Development Letters of Credit
and other all fees shall be submitted in a manner acceptable to the Director of
Planning and Zoning and Village Engineer.
7. MWRD, Cook County, and NCCSWC permits are required.
8. In conjunction with the Final Planned Development application process, the
Petitioner shall submit a construction management plan and schedule in a
manner acceptable to the Village of Palatine.
9. If deemed necessary by the Village Engineer and in conjunction with the Final
Planned Development application process, the Petitioner shall submit a
Traffic Impact Study in a manner acceptable to the Village Engineer and
Director of Planning and Zoning. The developer should anticipate possible
road improvements along Quentin Road, including a deceleration lane along
and second access to Quentin Road. The full access point should include two
exit lanes to accommodate left and right turns.
10. A final fencing and screening plan shall be submitted in a manner acceptable
to the Director of Planning and Zoning. The final floorplan and site plan for
the fenced play area shall be submitted in a manner acceptable to the
Director of Planning and Zoning.
11. The Petitioner shall submit a stormwater management and maintenance plan
in a manner acceptable to the Village Engineer.
12. The playground location will be reconsidered to provide additional separation
from the detention basin.
13. The petitioner shall provide a detailed sign plan for the entire site.
Information on the freestanding sign and wayfinding signage for the property
shall be provided in the plan.
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4.1
Case Staff Statement (ID # 7261)
Meeting of December 7, 2021
ATTACHMENTS:
Aerial Map
Petitioner - Letter + Description of Project Changes
Petitioner - Palatine Parking and Traffic Narrative
Petitioner - 2021-09-27 COMBINED DRAWINGS
Petitioner - Revised elevation and floorplan - 11-24-21 base-A-1.1
Petitioner - Initally Revised rendering 2nd submission - 2021-10-14 - Northpointe Palatine
Renders (1)
Petitioner - Proposed Unit Mix - Density Analysis
Petitioner - Quentin Apartments - Project Description - 9.10.2021
PPD application
Petitioner - Previously proposed elevations
Petitioner - Previously proposed - Initial Site Plan
Site plan and elevation changes
Diaz email Quentin Road apartments
Galo email
Gintowt letter Quentin apartments
Martin LWV email of support
Wojdyla email - Quentin Road apartments
Support Quentin Project - to BV from Cortez
Paciga email 11-27-21
Harder email 11-26-21
Piazza - Palatine Letter Plan Commission RE-Public Notice ID 1295
Kramer email
Novak email
Thompson email
Erickson email
Murphy File 21-89 (002)
Marelli email
Magoncia email
Picchiotto email
Pichhiotti email describing Petition
Pichhiotti Petition
Orofino email
Willow Glen Petition
ToshikoLinLTR
Page 13
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4.1
Case Staff Statement (ID # 7261)
Meeting of December 7, 2021
Wallace email 11-26-21
DeRosa email
LWilliamsAffordableHousingLtr
Public Notice
Page 14
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4.1.a
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Attachment: Aerial Map (874-920 N. Quentin Road - Quentin apartments)
4.1.b
September 28, 2021
Ben Vyverberg
Village of Palatine Department of Planning and Zoning
200 E. Wood Street
Attachment: Petitioner - Letter + Description of Project Changes (874-920 N. Quentin Road - Quentin apartments)
Palatine, IL 60067
RE: 874-920 N Quentin Road Site Drawings
Dear Mr. Vyverberg
Northpointe Development is pleased to re-submit our plans, in response to both staff comments and neighborhood
feedback received at Plan Commission and during a neighborhood meeting held on August 25, 2021. Attached you
will find both a detailed description of project changes and updated drawings including the site, grading, utility,
landscaping, and elevations of the building.
We believe that these changes will address concerns raised by both staff and neighbors, delivering a high-quality
development that the Village of Palatine will be proud of.
The following pages include a detailed review of feedback received and revisions made.
Updated Unit Mix
Initial Unit Mix Revised Unit Mix
One-Bedrooms 24 18
Two-Bedrooms 19 12
Three-Bedroom 15 10
Totals 58 40
Density Concerns
Staff detailed in their report to Plan Commission that the density initially proposed far exceeded the apartment
complex to the north and the other existing multi-family developments in the area. In addition, it was noted that the
proposed FAR exceeds the maximum allowed in the multi-family district of .5 FAR and that 3.93 acres would be
required to meet the minimum lot area/dwelling unit.
Our team worked to reduce density to the extent possible. Further reductions were limited due to complying with
Illinois Housing Development Authority’s program requirements.
Our plan makes the following changes to the initial proposal, including:
• Significant reduction in overall density, bringing the initial proposed 58 units down by over 30% to 40
units. This also resulted in a surface stall parking reduction from 57 to 38 stalls. FAR has been reduced to
below 0.50.
• Under R-3 Zoning, the initially proposed development would require 3.93 acres to meet the minimum lot
area/dwelling unit requirements. The revised proposal is a much better fit on the subject’s 2.53 acres and
closely aligns with R-3 requirements.
Impact on Resident Privacy
There is a grade difference between the proposed building foundation and the single-family residential to the west.
Staff concluded that when combined with the building height of 36 feet, the building being setback approximately
50 feet from the west property line, the view and impact of this building will be substantial. Neighbors expressed
this concern loud and clear.
Packet Pg. 30
4.1.b
Our team feels confident that we have identified every opportunity to limit the impact of the proposed development
on existing residents. These changes include:
• Revisions to building structure
o The building has been moved an additional five feet east towards Quentin Road
o Three-story, 36’ structure has been reduced to a two-story 26’ tall structure
Attachment: Petitioner - Letter + Description of Project Changes (874-920 N. Quentin Road - Quentin apartments)
o Replacement of pitched roof to a flat roof
o Balconies on the western portion of the building have been removed
• Revisions to landscaping plan
o Removal of the retaining wall – although a significant amount of tree line will remain, at request
of planning commission, we can add back some amount of retaining wall to save additional trees
as outlined in the landscaping plan
o Installation of an 8-foot fence – relocated to 20’ off of the west property line
o Preservation of trees (as shown in landscaping plan) to the extent allowed with site grading. Over
80 new 10’ tall evergreens will be planted along the 8’ fencing.
o Stormwater management system will mitigate adverse impact on surrounding properties likely
resulting in an improvement to flooding issues experienced in the immediate area
Impact on Traffic Patterns
A lot of concerns were raised, from both staff and neighbors regarding the potential impact of the proposed
development on traffic patterns. Specifically,
• Staff reported that the previously approved memory care/assisted living facility was a more passive use,
with limited traffic, whereas the proposed development will generate much more traffic.
• The access onto Poplar Street could potentially create conflicts and impact the existing single-family
residential traffic, as the only ingress/egress to Quentin Road for residences on Poplar, Franklin, and Maple
is via Poplar Street. Furthermore, Quentin Road has a maximum speed limit of 40 mph. And, a deceleration
lane coming from Quentin Road is not a component of the preliminary plans. Per the Planned Development
Design Standards, principal vehicular access points shall be designed to promote smooth traffic flow with
controlled turning movements and minimum hazards to vehicular, bicycle, and/or pedestrian traffic.
• The development does not provide any substantive guest parking and the one car queuing area from Poplar
Street to the underground parking area, has the potential to create access and turning conflicts.
Our team revised our proposal to address many of these concerns.
• Ingress/Egress has been removed from Poplar Street – with one entrance to the site located on Quentin
Road and additional site features added to accommodate emergency vehicles. Site access on Quentin Road
has been shifted to prevent any residents from driving over the existing median or driving through Franklin
for access to the property.
• 10 spaces, over 10%, have been reserved for guest parking only
We are confident that after collaborating with staff and neighbors, the changes incorporated in the new proposal will
result in the success of Quentin Apartments. Further, through the revisions outlined above – we are confident that
we’ve taken every step possible to mitigate the impact of the proposed development on existing neighbors.
Please let us know if you have any questions regarding our submission.
Sincerely,
Jake Victor
Vice President of Development
Northpointe Development Corporation
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4.1.c
September 28, 2021
Ben Vyverberg
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Village of Palatine Department of Planning and Zoning
200 E Wood Street
Palatine IL 60067
RE: Parking and Traffic Narrative 874-920 N. Quentin Road
Dear Mr. Vyverberg,
Please accept this Parking and Traffic Narrative for our proposed multifamily development. This memo is intended
to detail the appropriateness of the amount of parking provided and the number of daily trips generated from our
site. Since being established in 2009, Northpointe Development has developed over 1,100 units of housing.
Approximately 800 of those units are family workforce like our proposal for N. Quentin Road. Our portfolio is
currently over 98% occupied which not only gives us great data on the amount of parking being utilized at our
projects but also shows that we offer the proper amount of amenities (including parking), quality housing, and
management to keep our properties full and well maintained over the long term.
The housing tax credit program was created in 1987 and has built over 2.3 million units throughout the county. Best
practices show that a workforce housing property generally needs a 1.5 or 1.6 ratio on parking spaces to units for
residents and visitors. However, we have studied the parking uses of our portfolio and have developed a more
detailed formula. This formula calculates resident parking needs based on unit size and tenant income and has been
attached for our proposed project. This formula shows that the residents, not including spaces for visitors, will need
approximately 53 total parking stalls. Our proposal includes 94 total spaces including 56 underground spaces. At
2.35 spaces per unit our proposal maybe over parked and our total green space could be increased. Also, if the
residents are expected to need approximately 53 stalls most of the residents will be parked underneath the building
reducing the neighborhood visual impact of the development.
To estimate the project’s effect on traffic and number of trips we referenced two recent Traffic Studies that have
been completed for Northpointe. Both Studies have been attached for your reference. The most recent and most
comparable study was completed in January of 2021 for a 64 unit, 3-story multifamily building in Machesney Park,
Illinois. That study used the ITE Manual to generate new trips from the property in both Peak AM and PM times.
Based on the numbers from that study our project is estimated to produce the following number of trips.
Dwelling PM
Land Use ITE Code Units AM Peak Hour Peak Hour
In Out In Out
Multifamily
Housing 220 40 4 15 16 9
Total New Trips 4 15 16 9
The Machesney Park Study showed that the project was going to add a relatively few number of additional trips
overall and that they effect of these trips would have on the studied intersections would be minimal. The general
location of this site was business commercial area with access to a residential neighborhood. The second study
submitted analyzed a two-way stop-controlled intersection in the Village of McFarland, WI and the effects of that
control and traffic with the addition of 110 multifamily units and Public Safety Building. This site is in a majority
residential area at the intersection of a major and minor street.
Packet Pg. 32
4.1.c
The two-way stop sign was on the minor street and no stop sign on the major street somewhat similar to the corner
of W Poplar Road and N Quentin Road. This study showed that the two-way stop was sufficient in both a current
and future build scenarios. In our opinion, both of these studies should give the Village comfort that our proposed
use will have a relatively low and insignificant impact to traffic and would not add delays are the need for any road
modifications or intersection controls.
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Please let me know if you have any questions or comments.
Sincerely,
Jake Victor
Vice President of Development
Northpointe Development Corporation
www.northpointedev.com
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4.1.c
Housing Tax Credit FAMILY PARKING
Palatine, IL
1 Bedroom Stalls Per Unit Units Total Needed
30% 0.4 7 2.8
50% 0.82 8 6.56
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
60% 1 1 1
80% 1.09 2 2.18
2 Bedroom
30% 0.8 2 1.6
50% 1.58 7 11.06
60% 1.8 0 0
80% 2 3 6
3 Bedroom
50% 1.53 3 4.59
60% 1.6 1 1.6
80% 2.5 6 15
Stalls Needed 52.39
Packet Pg. 34
4.1.c
Technical Report
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Traffic Impact Study
Northpointe Development
Machesney Park, Illinois
Prepared By:
January 2021
HR Green Job No.: 201649
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4.1.c
Introduction
A comprehensive review of a proposed residential development was completed to estimate the
traffic impacts of the development on nearby, connecting roadways. The development includes
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
the construction of an apartment building in a currently undeveloped lot west of IL 251. The site
is located in Machesney Park, Illinois between N 2nd Street/West Frontage Road and Mall Drive.
This technical report will provide brief discussions on the existing conditions of the site and the
expected traffic impacts associated with the proposed redevelopment, including: trip generation,
traffic assignment and distribution, and traffic analysis.
Development
Site
Figure 1 (Project Location)
January 2021 1
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Existing Conditions
As part of overall site assessment, a description of the street network, existing land use, and traffic
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
characteristics is provided in the following sections.
LEGEND
Proposed Site
Study Intersections
Copper Dr
Machesney
Town Center
Figure 2 (Study Area)
Existing Street Network
The existing development site is a currently undeveloped lot west of IL 251/N 2nd Street. The site
is located northwest of Frontage Road, north of Copper Drive, and east of Mall Drive. Primary
access to the development site will be provided via both Mall Drive and Frontage Road. It is
anticipated that the majority of site traffic will reach the development site either via the signalized
January 2021 2
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
intersection of IL 251 at Copper Drive, or via the signalized intersection of Ralston Road at
Frontage Road.
IL 251 is a north/south principal arterial roadway which serves local and regional traffic in
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Machesney Park. The road provides access to commercial and residential areas throughout
Machesney Park, as well as into neighboring communities in the greater Rockford area. The
facility is two lanes in each direction, divided by an approximately 50’ grass median in the study
area. Auxiliary turn lanes are provided at the Copper Drive intersection, including dual left turn
lanes in the northbound direction. The posted speed limit on IL 251 is 55 miles per hour.
Copper Drive is an east/west local road, stretching from the residential neighborhood east of IL
251 to Mall Drive. There are two through lanes in each direction in the study area separated by
a raised median. A dedicated left turn lane and a dedicated, channelized right turn lane are
provided in the eastbound direction at the IL 251 intersection. At the Frontage Road intersection,
the westbound direction is free-flowing to prevent queues from backing to the signalized
intersection, while the eastbound, northbound, and southbound directions are stop controlled.
Frontage Road is a service road running parallel with IL 251 on its west side. The roadway
stretches from Copper Drive north, to Ralston Road/IL 173 and beyond. Frontage Road has a
single lane in each direction and serves local traffic wishing to access commercial and residential
areas west of IL 251. It is often used by locals as an alternate route to avoid traffic signals along
the IL 251 corridor. The speed limit on Frontage Road is 35 mph.
Mall Drive is a local road which serves as a ring road for the Machesney Town Center shopping
mall. The roadway has a single lane in each direction with a median turn lane.
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Existing Traffic Volumes
Peak hour turning movement counts were collected a sub-consultant on Tuesday December 15,
2020 from 7-9:00 am and 4-6:00 pm for the following intersections:
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
• IL 251/N 2nd Street and Copper Drive
• Copper Drive and Frontage Road
• Copper Drive and Mall Drive
• Frontage Road and Ralston Road
Due to the effects of the COVID-19 pandemic on traffic volumes, the traffic counts were compared
to historic traffic volumes and adjusted as necessary to reflect more typical traffic volumes. After
comparing with IDOT’s historical hourly volumes, adjustment factors were applied to the collected
traffic data to increase the turning movement counts to more appropriate volume levels. These
factors vary based on roadway and peak hour and are shown in Table 1. The factors are generally
consistent with other traffic adjustment factors HR Green has used on collected traffic data during
the pandemic. The Copper Drive adjustment factors are higher than at other locations, likely
because of the commercial land uses surrounding the facility, which have been more greatly
affected by the pandemic.
Adjustment Factor (% increase)
Roadway AM Peak Hour PM Peak Hour
IL 251 40% 10%
Copper Dr 100% 40%
Frontage Rd 40% 30%
Ralston Rd 40% 10%
Table 1 (Volume Adjustment Factors)
The raw traffic count information is provided in Appendix A, and the resulting baseline 2020 peak
hour traffic volumes are depicted in Figure 3.
January 2021 4
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HR Green # 201649 Northpointe Development 4.1.c
Traffic Analysis
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Development
Site
0(1)
45(30)
30(40) 15(45)
Copper Dr
Mall Dr
0(1)
15(30)
Copper Dr
Frontage Rd
5(15) 25(75)
1(0) 50(60)
45(60) 20(1)
Copper Dr
25(20)
15(50) 1(1)
0(0)
2(0) 8(0)
LEGEND
PM Peak
xx(xx)
AM Peak
Figure 3
2020 Existing TrafficPacket
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Existing Traffic Operations
The intersection capacity analysis was completed with Synchro software to measure the
effectiveness of the intersections in terms of vehicle delay and expected queuing. Analysis was
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
completed at each of the intersections with existing traffic volumes and lane configurations during
morning and evening peak hours of commuter traffic.
Intersection Capacity Analysis…The study intersections were each analyzed to determine how
they would operate, known as Level-of-Service (LOS). LOS criteria are outlined in the 6th Edition
of the Highway Capacity Manual (HCM) for signalized and unsignalized intersections. The HCM
defines LOS as a measure of the quality of traffic flow. There are six different levels of service
for each facility type, each representing a range of operating conditions as indicated by amounts
of average delay expected per entering vehicle. Each level of service is designated a letter from
“A” to “F”, with “A” being the least congested (free flow condition) and “F” being the highest
congestion (least desirable condition).
Average Control Delay
LOS thresholds for stop controlled Level of
(Seconds/vehicle)
intersections differ from those with Service
Signalized Unsignalized
(LOS)*
traffic signal control to reflect different Intersection Intersection
driver expectations with respect to A ≤10 ≤10
B >10 and ≤20 >10 and ≤15
delay. C >20 and ≤35 >15 and ≤25
D >35 and ≤55 >25 and ≤35
Table 3 summarizes the criteria for E >55 and ≤80 >35 and ≤50
both signalized and unsignalized F >80 >50
intersections, as defined in the Highway * LOS = F when volume to capacity ratio is greater than 1
Capacity Manual. LOS C, which is Table 3 (Level of Service - Highway Capacity Manaual 2010)
normally used for highway design,
represents a roadway with volumes ranging from 70% to 80% of its capacity. However, Level D
is considered acceptable for peak period conditions in urban and suburban areas.
The delay values in this study were computed using Synchro analysis, with the exception of the
Copper Drive at Frontage Road intersection. The Copper Drive/Frontage Road intersection, with
the non-standard free-flowing westbound traffic and the other three legs under stop control, is not
compatible with Synchro analysis methodology. Therefore, the analysis at this intersection was
performed by averaging ten simulations in Synchro’s microsimulation software package,
SimTraffic. The estimated 95th percentile queues reported by Synchro and SimTraffic were also
reviewed to identify any operational deficiencies along the corridor in terms of available turn bay
storage, or blockage of upstream intersections. It should be noted that the 95th percentile queue
calculation represents the worst case scenario, and queues exceeding this value can be expected
only five percent of the time.
The intersections of Copper Drive with IL 251, Frontage Road, and Mall Drive, as well as the
intersection of Ralston Road with Frontage Road are the locations analyzed as part of the existing
and future conditions analysis of this study.
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The baseline timing plans for the traffic signals at the two study intersections were obtained from
IDOT. These same baseline timing plans will be used when analyzing additional site traffic to
quantitatively measure the difference in intersection performance. The additional site traffic will
be discussed in the “Future Conditions” section of this report.
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
IL 251 and Copper Drive…Traffic operations for this intersection indicate that the intersection is
currently operating at an acceptable level. The overall intersection LOS values are LOS B for the
AM and PM peak hours. The northbound and southbound left turns reach LOS D and LOS E
during the peak hours, as do the Copper Drive left and thru movements. This is typical at
intersections with principal arterial routes. Traffic signals are usually timed to provide the most
green time to the through movements on the state routes, while the side streets and major route
protected left turns are allocated less time.
95th percentile queue lengths were analyzed and are shown to be less than the dedicated storage
lengths for all turning movements, except the westbound left/thru lane on Copper Drive. The
westbound storage length is constrained by the close spacing of IL 251 and its eastern frontage
road, and the queue is likely longer because the left and thru movements are together in a shared
lane.
Copper Drive and Frontage Road…Overall traffic operations for this intersection operate at a very
good LOS A, with all lanes maintaining LOS A in both peak hours. The simulation indicates that
queue lengths are less than 2 vehicles long in each lane.
Copper Drive and Mall Drive…Overall traffic operations, as well as each lane for this intersection
operate at a very good LOS A in both peak hours. Queues are again very short at all approaches.
Ralston Road and Frontage Road…Overall traffic operations for this intersection operate at LOS
C for the AM peak hour and LOS E for the PM peak hour. All movements operate at LOS D or
better during both peak hours, except for the southbound shared lane during the PM peak. This
movement is analyzed at LOS F. Traffic count observations of the site showed that the
southbound queue during the PM peak hour does not always fully clear each traffic signal cycle,
leading to higher delay values and indicating this movement is over capacity. Queues for the
dedicated left turn lanes on Ralston Road are well within the lengths of the storage lanes.
The Baseline traffic conditions for the aforementioned intersections during the peak hours are
summarized in Table 4, with detailed Synchro outputs in Appendix B. The delay, LOS, and
queuing information are shown for the critical movements at each intersection.
.
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Baseline Conditions 2020 (No Build)
Location /
Critical AM Peak Hour PM Peak Hour
Movements
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Delay LOS Queue Delay LOS Queue
IL 251 and Copper Drive
EB Left 38.1 D 34’ 51.7 D 58’
EB Thru 35.4 D 14’ 47.4 D 39’
EB Right 5.8 A 21’ 4.1 A 12’
WB Left/Thru 50.9 D 107’ 62.0 E 110’
WB Right 0.8 A 0’ 1.1 A 0’
NB Left 44.5 D 19’ 55.2 E 34’
NB Thru 8.9 A 168’ 8.7 A 240’
NB Right 0.1 A 0’ 1.1 A 12’
SB Left 45.5 D 31’ 57.1 E 49’
SB Thru 9.8 A 244’ 9.2 A 222’
SB Right 0.1 A 0’ 0.1 A 0’
OVERALL 11.9 B 12.6 B
Copper Drive and Frontage Road
EB Left/Thru 4.4 A 37’ 5.0 A 40’
EB Thru/Right 4.9 A 34’ 5.5 A 42’
WB Left/Thru 0.9 A 0’ 1.0 A 0’
WB Thru/Right 2.9 A 0’ 2.8 A 3’
NB Left/
2.5 A 25’ - - -
Thru/Right
SB Left/
4.3 A 35’ 4.1 A 39’
Thru/Right
OVERALL 3.4 A 3.6 A
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Copper Drive and Mall Drive
WB Left 8 A 2.5’ 8.3 A 5’
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
WB Right 7.1 A 5’ 6.8 A 2.5’
NB Thru/Right 6.6 A 2.5’ 6.7 A 2.5’
SB Left/Thru 7.6 A 5’ 7.6 A 5’
OVERALL 7.3 A 7.5 A
Ralston Road and Frontage Road
EB Left 14.2 B 29’ 27.2 C 34’
EB Thru/Right 25.5 C 216’ 40.2 D 260’
WB Left 14.2 B 20’ 28.6 C 63’
WB Thru/Right 16.8 B 98’ 52.2 D 474’
NB Left/
21.4 C 32’ 51.9 D 103’
Thru/Right
SB Left/
53.4 D 127’ 105.5 F 430’
Thru/RIght
OVERALL 24.5 C 56.0 E
Table 4 (Baseline Conditions for Critical Peak Hour Movements)
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Future Conditions
Proposed Redevelopment
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
This study considers the proposed construction of a 3-story, 64-residence apartment building.
Access to the apartment building will be via driveways from Frontage Road and Mall Drive. The
site plan is pictured in Figure 4.
Mall Dr
Figure 4 (Proposed Site Plan)
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Traffic Projections
2020 Build Year Trip Generation…Additional traffic generated by the proposed development
can be estimated by utilizing the 10th edition of the Institute of Transportation Engineers (ITE) Trip
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Generation Manual. The tables in the ITE Trip Generation Manual estimate the ingress and
egress traffic for both morning and evening peak traffic conditions for various types of land uses.
The ITE manual classifies this development under Land Use Code 220 – Multifamily Housing
(Low-Rise). Trip generations for the proposed development can be seen in Table 5.
AM PM
ITE Dwelling Peak Hour Peak Hour
Land Use
Code Units In Out In Out
Multifamily
Housing 220 64 7 24 25 15
(Low-Rise)
TOTAL NEW
7 24 25 15
TRIPS
Table 5 (Trip Generation)
No reductions were made to these trip generation estimates, as this type of land use does not
experience pass-by trips (vehicles who were already on the roadway to another destination that
decide to stop as they pass by the development). Construction of the development is anticipated
to be complete in October 2022, with the building fully leased within 3-6 months.
Traffic Distribution and Assignment… Traffic distribution to and from the proposed site typically
depends on the actual land use, population centers, employment centers, and major
transportation corridors. IL 251 is classified as a principal arterial route and provides good
connectivity to the surrounding residential areas and neighboring communities, which will likely
attract the majority of trips. Based on local traffic patterns, it is anticipated that a significant number
of trips will also utilize Frontage Road, particularly when traveling to and from northeast and
northwest of the site along Ralston Road/IL 173. A small amount of traffic was also assigned to
and from the southwest via Mall Drive. The assumed directional distribution for the site traffic is
shown in Figure 5 with the resulting site-generated volumes assigned to the street network in
Figure 6.
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HR Green # 201649 Northpointe Development 4.1.c
Traffic Analysis
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Development
Site
Copper Dr
LEGEND
PM Peak
xx(xx)
AM Peak
Figure 5
Site-Generated Traffic Packet
Distribution
Pg. 47
HR Green # 201649 Northpointe Development 4.1.c
Traffic Analysis
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
9(5)
7(5)
2(8)
East Access
0(0)
0(0) 8(5) 3(9) Frontage Rd
West Access
Mall Dr
2(9)
1(0) 2(8)
7(5)
Copper Dr
Mall Dr
0(1)
Copper Dr
Frontage Rd
3(9)
2(8)
9(5)
Copper Dr
7(5)
LEGEND
PM Peak
xx(xx)
AM Peak
Figure 6
Site-GeneratedPacket
VolumesPg. 48
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Future Traffic Volumes… It is reasonable to expect the existing background traffic volumes to
increase due to area growth factors such as new development, population growth, and more
drivers per average household. For the purposes of this traffic engineering study, a 3-year
planning horizon was considered based on the anticipated construction schedule and leasing of
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
the development. In addition to the baseline 2020 analysis performed, a 2023 no-build analysis
and a 2023 build-out analysis will be completed. The 2023 no-build traffic volumes will account
for the background traffic growth not attributed to the studied development.
A least-squares analysis of IDOT’s historical traffic volumes in the study area indicate that traffic
has grown in the study area at a rate of approximately 0.3% annually since 2013. To be
conservative, a 1% annual growth rate was assumed for future traffic growth to 2023.
This study will expand on the baseline traffic analysis by reviewing the following traffic volume
scenarios during the morning and evening peak traffic hours of commuter traffic:
1. Future 2023 (No-Build) – This scenario will consider future traffic volumes without the
impact of the proposed site generated trips (Figure 7).
2. Future 2023 (Build) – This scenario will consider future traffic volumes with the impact of
the proposed site generated trips (Figure 8).
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HR Green # 201649 Northpointe Development 4.1.c
Traffic Analysis
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Development
Site
0(1)
46(30)
30(41) 15(46)
Copper Dr
Mall Dr
0(1)
15(30)
Copper Dr
Frontage Rd
5(15) 25(76)
1(0) 51(61)
46(61) 20(1)
Copper Dr
25(20)
15(51) 1(1)
0(0)
2(0) 8(0)
LEGEND
PM Peak
xx(xx)
AM Peak
Figure 7
2023 No Build TrafficPacket
VolumesPg. 50
HR Green # 201649 Northpointe Development 4.1.c
Traffic Analysis
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
9(5)
7(5)
2(8)
East Access
30(42) 52(76)
0(0)
0(0) 3(9) Frontage Rd
8(5)
West Access 50(96)
Mall Dr
46(31)
2(9)
1(1)
48(38)
37(46) 15(46)
Copper Dr
Mall Dr
0(2)
15(30)
Copper Dr
Frontage Rd
5(15) 28(85)
1(0) 53(69)
55(66) 20(1)
Copper Dr
25(20)
22(56) 1(1)
0(0)
2(0) 8(0)
LEGEND
PM Peak
xx(xx)
AM Peak
Figure 8
2023 Build TrafficPacket
VolumesPg. 51
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Future Traffic Operations
Discussion regarding the existing intersection capacity and queueing analysis was provided in
the “Existing Conditions” section of this report. Additional analysis was completed to provide an
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
operational comparison between the baseline traffic conditions, and the baseline conditions with
the added site development traffic. The same existing traffic signal timing plans used for the
baseline traffic for each peak traffic period were also used for the future No-Build and Build
scenarios to measure the quantitative increases in vehicle delay of the intersections with and
without proposed site traffic. Similarly, a comparison between the future traffic conditions with
and without the impacts of the proposed site development were reviewed.
Future 2023 (No-Build)… Intersection capacity and queueing analysis of this scenario will
consider future traffic volumes and baseline lane configurations, without the impact of the
proposed site generated trips. The same traffic signal timing information as in the existing analysis
was used in this scenario. Table 6 shows the critical movements at each intersection for the
Future, No Build traffic volume scenario.
IL 251 and Copper Drive…Traffic growth between 2020 and 2023 is anticipated to have minimal
effects on this intersection. Overall average delay values are within 0.1 second of the 2020
existing analysis. Individual movements are predicted to be similarly close in delay to the existing
condition, with queue increases of no more than 5’ for any movement.
Copper Drive and Frontage Road…Traffic operations and queues at this intersection are again
predicted to be very similar to the 2020 analysis. Slight increases in traffic volume lead to slightly
different simulation results, though all movements are anticipated to be within 0.5 seconds and 5
feet of the existing condition.
Copper Drive and Mall Drive…This low volume intersection is expected to be minimally impacted
by traffic growth. Delays are predicted to be the same as in the existing condition, with only minor
increases to 95th percentile queue lengths. All queue lengths are predicted at less than 10’.
Ralston Road and Frontage Road…Background traffic growth is anticipated to add 0.2 seconds
of average delay during the AM peak, and 1.5 seconds during the PM peak, primarily to the
westbound thru/right movement and the southbound movement. All level of service grades are
unchanged. Queues are predicted to increase by no more than 10 feet for all movements.
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Future Conditions 2023 (No Build)
Location /
Critical AM Peak Hour PM Peak Hour
Movements
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Delay LOS Queue Delay LOS Queue
IL 251 and Copper Drive
EB Left 38.1 D 34’ 51.5 D 57’
EB Thru 35.2 D 14’ 47.2 D 38’
EB Right 6.0 A 21’ 4.2 A 12’
WB Left/Thru 51.1 D 107’ 62.0 E 111’
WB Right 0.8 A 0’ 1.1 A 0’
NB Left 44.5 D 19’ 55.1 E 34’
NB Thru 8.9 A 170’ 8.8 A 244’
NB Right 0.1 A 0’ 1.2 A 13’
SB Left 45.5 D 31’ 57.1 E 49’
SB Thru 9.9 A 247’ 9.3 A 223’
SB Right 0.1 A 0’ 0.1 A 0’
OVERALL 11.9 B 12.7 B
Copper Drive and Frontage Road
EB Left/Thru 4.3 A 37’ 5.3 A 39’
EB Thru/Right 4.9 A 34’ 5.3 A 42’
WB Left/Thru 0.9 A 0’ 1.0 A 0’
WB Thru/Right 2.7 A 0’ 2.9 A 0’
NB Left/
2.3 A 26’ 3.9 A 8’
Thru/Right
SB Left/
4.4 A 37’ 4.3 A 40’
Thru/Right
OVERALL 3.3 A 3.6 A
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Copper Drive and Mall Drive
WB Left 8 A 2.5’ 8.3 A 5’
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
WB Right 7.1 A 7.5’ 6.8 A 2.5’
NB Thru/Right 6.6 A 2.5’ 6.7 A 2.5’
SB Left/Thru 7.6 A 5’ 7.6 A 5’
OVERALL 7.3 A 7.5 A
Ralston Road and Frontage Road
EB Left 14.2 B 29’ 27.2 C 34’
EB Thru/Right 25.7 C 218’ 40.4 D 262’
WB Left 14.2 B 20’ 28.9 C 64’
WB Thru/Right 16.9 B 100’ 53.4 D 482’
NB Left/
21.4 C 32’ 51.7 D 103’
Thru/Right
SB Left/
54.4 D 128’ 110.9 F 436’
Thru/RIght
OVERALL 24.7 C 57.5 E
Table 6 (Future Conditions for Critical Peak Hour Movements)
Future 2023 (Build)… Intersection capacity and queueing analysis of this scenario will consider
future traffic volumes, and baseline lane configurations, with the impact of the proposed site
generated trips. Similar to the procedures used for the no build traffic analysis, existing timing
plans were used with the analysis for the future build scenario to provide a direct comparison to
the traffic impacts associated with the proposed development. Table 7 shows the critical
movements at each intersection for the Future, Build scenario.
IL 251 and Copper Drive…The addition of site-generated traffic is predicted to add less than 1
second of overall delay to the intersection. The eastbound right movement is anticipated to
increase in delay the most, with approximately 2.3 seconds of added delay in the AM peak hour.
All LOS grades are predicted to stay the same. All 95th percentile queues are expected to increase
by no more than 10’, and the eastbound, southbound, and northbound queues that will experience
increased traffic are expected to remain within the storage lengths provided.
Copper Drive and Frontage Road…Overall intersection delays are predicted to increase by 0.2
second with the addition of development traffic, and delays in individual lanes and movements
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
are predicted to increase by no more than 0.7 second. All movements are expected to maintain
grades of LOS A.
Copper Drive and Mall Drive…This low volume intersection is again expected to be minimally
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
impacted by development traffic. Delays are predicted to be within 0.1 of the no build condition,
with only minor increases to 95th percentile queue lengths. All queue lengths are predicted at less
than 10’.
Frontage Road and East Access…This new access intersection is expected to operate very well.
Delays for the minor approach leaving the development are predicted at LOS A, with very minimal
queues. Average delays for left-turning traffic from Frontage Road into the development are
predicted at less than one second.
Mall Drive and West Access…The West Access intersection is also expected to operate well, with
exiting delays of approximately 9 seconds and 95th percentile queues of less than a single vehicle.
Significant southbound left-turning traffic into the parking lot from Mall Drive is not anticipated,
and did not produce a predicted delay value.
Ralston Road and Frontage Road…Development traffic is anticipated to add up to 4 seconds of
delay for individual movements in the PM peak hour. The northbound approach is expected to
add approximately 4 seconds of delay, which just places the approach over the 55-second
threshold between LOS D and LOS E. The westbound left is likely to add less than 1 second of
delay due to development traffic. Due to some quirks of signal actuation associated with a free-
running traffic signal, overall intersection delay is actually predicted to decrease while some
individual movements increase in delay. This is partially due to the instability of the southbound
traffic flow, which was previously noted to be over capacity in the existing condition scenario.
However, because this is a fully-actuated signal running in free mode, it is able to allocate green
times according to traffic demand, and can respond to increased traffic demand more easily than
coordinated signals. Queues are predicted to increase by no more than 10 feet for all movements,
and are expected to remain within the queue storage lengths.
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Future Conditions 2023 (Build)
Location /
Critical AM Peak Hour PM Peak Hour
Movements
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Delay LOS Queue Delay LOS Queue
IL 251 and Copper Drive
EB Left 38.8 D 39’ 52.2 D 61’
EB Thru 35.2 D 14’ 47.2 D 38’
EB Right 8.3 A 31’ 5.7 A 19’
WB Left/Thru 51.1 D 107’ 62.0 E 111’
WB Right 0.8 A 0’ 1.1 A 0’
NB Left 44.5 D 21’ 55.4 E 41’
NB Thru 8.9 A 170’ 8.8 A 244’
NB Right 0.1 A 0’ 1.2 A 13’
SB Left 45.5 D 31’ 57.1 E 49’
SB Thru 11.3 A 248’ 9.5 A 229’
SB Right 0.1 A 0’ 0.3 A 2’
OVERALL 12.8 B 13.1 B
Copper Drive and Frontage Road
EB Left/Thru 4.4 A 37’ 5.4 A 39’
EB Thru/Right 5.4 A 38’ 5.5 A 43’
WB Left/Thru 0.9 A 0’ 1.0 A 0’
WB Thru/Right 2.8 A 2’ 3.0 A 3’
NB Left/
2.4 A 24’ 4.6 A 8’
Thru/Right
SB Left/
4.5 A 38’ 4.1 A 36’
Thru/Right
OVERALL 3.5 A 3.7 A
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Copper Drive and Mall Drive
WB Left 8.1 A 2.5’ 8.3 A 5’
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
WB Right 7.1 A 7.5’ 6.9 A 2.5’
NB Thru/Right 6.7 A 2.5’ 6.7 A 2.5’
SB Left/Thru 7.7 A 5’ 7.6 A 5’
OVERALL 7.4 A 7.5 A
Frontage Road and East Access
SB Left/Right 8.9 A 1’ 9.2 A 1’
EB Left/Thru 0.4 A 0’ 0.7 A 1’
Mall Drive and West Access
WB Left/Right 9.0 A 1’ 9.0 A 0’
Ralston Road and Frontage Road
EB Left 14.2 B 29’ 27.2 C 34’
EB Thru/Right 25.7 C 218’ 40.5 D 265’
WB Left 14.3 B 21’ 29.7 C 69’
WB Thru/Right 16.9 B 100’ 53.4 D 482’
NB Left/
21.0 C 35’ 55.7 E 113’
Thru/Right
SB Left/
52.2 D 127' 106.1 F 433’
Thru/RIght
OVERALL 24.5 C 56.8 E
Table 7 (Future Conditions for Critical Peak Hour Movements)
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Summary
A comprehensive review was completed to estimate the impacts to the adjacent street network
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
associated with the proposed Northpointe development plans. This traffic review consisted of
existing traffic data, trip generation and traffic assignment, intersection operation levels-of-
service, and expected vehicle queues. Analysis was completed for three volume scenarios:
existing (or baseline), future (no build), and future plus site (build). Each scenario was reviewed
during the morning and evening peak hours of adjacent street traffic.
The proposed development will be a 64-unit apartment building located in a vacant lot north of
Copper Drive, northwest of Frontage Road, and east of Mall Drive. Access to the building will be
new access intersections on Frontage Road and Mall Drive.
For the purposes of this traffic engineering study, a three-year planning horizon was considered,
consistent with the construction and leasing timeline anticipated by the developer. Baseline 2020
volumes were based on existing traffic volumes, and adjusted up based on historical traffic
volumes to account for the drop in traffic volumes caused by the COVID-19 pandemic. Future
2023 traffic volumes were derived from the 2020 baseline volumes, plus normal background traffic
growth as predicted by historical growth trends. The 2023 build analysis considered the addition
of the development traffic on top of normal background traffic growth.
The development is projected to add a fairly low number of trips to the study intersections, and
the increase to delay and LOS at the study intersections is expected to be nominal. The addition
of site traffic only adds minimal delay to the study intersections, and the vast majority of
movements are expected to remain at the same LOS grade as in the existing and no build
analyses. In most cases, delays are only anticipated to increase by less than a second, and in
some cases up to 4 seconds for movements that experience added development traffic. Only one
movement, the northbound approach of Frontage Road at Ralston Road, is expected to drop a
LOS grade from LOS D to LOS E. This is a result of a predicted 4-second increase in delay, which
will be automatically mitigated by the traffic signal’s free mode setting.
Queuing analysis revealed that there are predicted to be modest increases in the queue lengths
between the no build and build traffic scenarios. Most queues are expected to be within 10’ of the
no build scenario queues.
The new site access intersections are predicted to operate with delays less than 10 seconds for
traffic leaving the development, and minimal queueing.
The analysis indicates that the study intersections are likely to have sufficient remaining capacity
to accommodate the development. No intersection improvements are anticipated to be necessary
based on the findings of this report. However, the Village should monitor the intersections to
ensure that efficient operations are maintained as traffic grows throughout the corridor.
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Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Appendix A – Traffic Count Data
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
January 2021 A
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8788 N 2nd St - TMC
Tue Dec 15, 2020
Full Length (7 AM-9 AM, 4 PM-6 PM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804972, Location: 42.351203, -89.047817
Leg Copper Copper 2nd 2nd
Direction Eastbound Westbound Northbound Southbound
Time L T R U App L T R U App L T R U App L T R U App Int
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2020-12-15 7:00AM 2 0 2 0 4 7 0 3 0 10 3 83 6 0 92 5 130 3 0 138 244
7:15AM 0 0 11 0 11 9 1 5 0 15 2 88 8 0 98 2 142 3 0 147 271
7:30AM 2 0 13 0 15 11 0 5 0 16 6 118 4 0 128 3 184 5 0 192 351
7:45AM 6 2 13 0 21 13 3 2 0 18 5 137 5 0 147 2 174 10 0 186 372
Hourly Total 10 2 39 0 51 40 4 15 0 59 16 426 23 0 465 12 630 21 0 663 1238
8:00AM 1 1 1 0 3 6 1 5 0 12 3 104 11 0 118 4 119 7 0 130 263
8:15AM 0 1 7 0 8 8 2 2 0 12 3 99 4 0 106 2 111 3 0 116 242
8:30AM 1 2 12 0 15 2 2 1 0 5 5 94 5 0 104 1 97 5 0 103 227
8:45AM 1 1 6 0 8 6 2 2 0 10 3 103 5 0 111 0 122 7 0 129 258
Hourly Total 3 5 26 0 34 22 7 10 0 39 14 400 25 0 439 7 449 22 0 478 990
4:00PM 6 3 8 0 17 8 4 4 0 16 7 211 11 1 230 4 192 7 0 203 466
4:15PM 5 4 5 0 14 13 2 4 0 19 6 210 19 0 235 7 204 9 0 220 488
4:30PM 8 2 9 0 19 12 4 9 0 25 9 184 14 0 207 7 210 10 0 227 478
4:45PM 3 2 11 0 16 11 1 8 0 20 8 220 18 0 246 4 201 11 0 216 498
Hourly Total 22 11 33 0 66 44 11 25 0 80 30 825 62 1 918 22 807 37 0 866 1930
5:00PM 7 6 15 0 28 10 3 5 0 18 15 207 18 0 240 7 172 10 0 189 475
5:15PM 7 3 7 0 17 8 2 5 0 15 12 219 15 0 246 6 178 11 0 195 473
5:30PM 2 0 6 0 8 5 4 6 0 15 6 184 8 0 198 7 148 9 0 164 385
5:45PM 7 2 5 0 14 9 2 7 0 18 9 150 7 0 166 5 126 12 0 143 341
Hourly Total 23 11 33 0 67 32 11 23 0 66 42 760 48 0 850 25 624 42 0 691 1674
Total 58 29 131 0 218 138 33 73 0 244 102 2411 158 1 2672 66 2510 122 0 2698 5832
% Approach 26.6% 13.3% 60.1% 0% - 56.6% 13.5% 29.9% 0% - 3.8% 90.2% 5.9% 0% - 2.4% 93.0% 4.5% 0% - -
% Total 1.0% 0.5% 2.2% 0% 3.7% 2.4% 0.6% 1.3% 0% 4.2% 1.7% 41.3% 2.7% 0% 45.8% 1.1% 43.0% 2.1% 0% 46.3% -
Lights 58 29 129 0 216 136 29 73 0 238 99 2354 154 1 2608 66 2451 120 0 2637 5699
% Lights 100% 100% 98.5% 0% 99.1% 98.6% 87.9% 100% 0% 97.5% 97.1% 97.6% 97.5% 100% 97.6% 100% 97.6% 98.4% 0% 97.7% 97.7%
Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 15 0 0 15 0 22 1 0 23 38
% Articulated Trucks 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0.6% 0% 0% 0.6% 0% 0.9% 0.8% 0% 0.9% 0.7%
Buses and Single-Unit Trucks 0 0 2 0 2 2 4 0 0 6 3 42 4 0 49 0 37 1 0 38 95
% Buses and Single-Unit Trucks 0% 0% 1.5% 0% 0.9% 1.4% 12.1% 0% 0% 2.5% 2.9% 1.7% 2.5% 0% 1.8% 0% 1.5% 0.8% 0% 1.4% 1.6%
* L: Left, R: Right, T: Thru, U: U-Turn
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8788 N 2nd St - TMC
Tue Dec 15, 2020
Full Length (7 AM-9 AM, 4 PM-6 PM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804972, Location: 42.351203, -89.047817
[N] 2nd
Total: 5240
In: 2698 Out: 2542
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
122 2510 66
Total: 475
Out: 253 In: 244
[W] Copper [E] Copper
73
33
138
In: 218 Out: 257
58
Total: 497
29
131
1
158
102 2411
Out: 2780 In: 2672
Total: 5452
[S] 2nd
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8788 N 2nd St - TMC
Tue Dec 15, 2020
AM Peak (7:15 AM - 8:15 AM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804972, Location: 42.351203, -89.047817
Leg Copper Copper 2nd 2nd
Direction Eastbound Westbound Northbound Southbound
Time L T R U App L T R U App L T R U App L T R U App Int
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2020-12-15 7:15AM 0 0 11 0 11 9 1 5 0 15 2 88 8 0 98 2 142 3 0 147 271
7:30AM 2 0 13 0 15 11 0 5 0 16 6 118 4 0 128 3 184 5 0 192 351
7:45AM 6 2 13 0 21 13 3 2 0 18 5 137 5 0 147 2 174 10 0 186 372
8:00AM 1 1 1 0 3 6 1 5 0 12 3 104 11 0 118 4 119 7 0 130 263
Total 9 3 38 0 50 39 5 17 0 61 16 447 28 0 491 11 619 25 0 655 1257
% Approach 18.0% 6.0% 76.0% 0% - 63.9% 8.2% 27.9% 0% - 3.3% 91.0% 5.7% 0% - 1.7% 94.5% 3.8% 0% - -
% Total 0.7% 0.2% 3.0% 0% 4.0% 3.1% 0.4% 1.4% 0% 4.9% 1.3% 35.6% 2.2% 0% 39.1% 0.9% 49.2% 2.0% 0% 52.1% -
PHF 0.375 0.375 0.731 - 0.595 0.750 0.417 0.850 - 0.847 0.667 0.816 0.636 - 0.835 0.688 0.841 0.625 - 0.853 0.845
Lights 9 3 38 0 50 39 4 17 0 60 16 423 27 0 466 11 600 25 0 636 1212
% Lights 100% 100% 100% 0% 100% 100% 80.0% 100% 0% 98.4% 100% 94.6% 96.4% 0% 94.9% 100% 96.9% 100% 0% 97.1% 96.4%
Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 7 0 0 7 0 8 0 0 8 15
% Articulated Trucks 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 1.6% 0% 0% 1.4% 0% 1.3% 0% 0% 1.2% 1.2%
Buses and Single-Unit Trucks 0 0 0 0 0 0 1 0 0 1 0 17 1 0 18 0 11 0 0 11 30
% Buses and Single-Unit Trucks 0% 0% 0% 0% 0% 0% 20.0% 0% 0% 1.6% 0% 3.8% 3.6% 0% 3.7% 0% 1.8% 0% 0% 1.7% 2.4%
* L: Left, R: Right, T: Thru, U: U-Turn
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8788 N 2nd St - TMC
Tue Dec 15, 2020
AM Peak (7:15 AM - 8:15 AM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804972, Location: 42.351203, -89.047817
[N] 2nd
Total: 1128
In: 655 Out: 473
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
25 619 11
Total: 96
Out: 42 In: 61
[W] Copper [E] Copper
17
5
39
In: 50 Out: 46
9
Total: 103
3
38
16 447 28
Out: 696 In: 491
Total: 1187
[S] 2nd
4 of 6
Packet Pg. 63
4.1.c
8788 N 2nd St - TMC
Tue Dec 15, 2020
PM Peak (4:15 PM - 5:15 PM) - Overall Peak Hour
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804972, Location: 42.351203, -89.047817
Leg Copper Copper 2nd 2nd
Direction Eastbound Westbound Northbound Southbound
Time L T R U App L T R U App L T R U App L T R U App Int
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2020-12-15 4:15PM 5 4 5 0 14 13 2 4 0 19 6 210 19 0 235 7 204 9 0 220 488
4:30PM 8 2 9 0 19 12 4 9 0 25 9 184 14 0 207 7 210 10 0 227 478
4:45PM 3 2 11 0 16 11 1 8 0 20 8 220 18 0 246 4 201 11 0 216 498
5:00PM 7 6 15 0 28 10 3 5 0 18 15 207 18 0 240 7 172 10 0 189 475
Total 23 14 40 0 77 46 10 26 0 82 38 821 69 0 928 25 787 40 0 852 1939
% Approach 29.9% 18.2% 51.9% 0% - 56.1% 12.2% 31.7% 0% - 4.1% 88.5% 7.4% 0% - 2.9% 92.4% 4.7% 0% - -
% Total 1.2% 0.7% 2.1% 0% 4.0% 2.4% 0.5% 1.3% 0% 4.2% 2.0% 42.3% 3.6% 0% 47.9% 1.3% 40.6% 2.1% 0% 43.9% -
PHF 0.719 0.583 0.667 - 0.688 0.885 0.625 0.722 - 0.820 0.633 0.933 0.908 - 0.943 0.893 0.937 0.909 - 0.938 0.973
Lights 23 14 40 0 77 45 9 26 0 80 36 814 67 0 917 25 777 40 0 842 1916
% Lights 100% 100% 100% 0% 100% 97.8% 90.0% 100% 0% 97.6% 94.7% 99.1% 97.1% 0% 98.8% 100% 98.7% 100% 0% 98.8% 98.8%
Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 0 1 0 0 1 3
% Articulated Trucks 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0.2% 0% 0% 0.2% 0% 0.1% 0% 0% 0.1% 0.2%
Buses and Single-Unit Trucks 0 0 0 0 0 1 1 0 0 2 2 5 2 0 9 0 9 0 0 9 20
% Buses and Single-Unit Trucks 0% 0% 0% 0% 0% 2.2% 10.0% 0% 0% 2.4% 5.3% 0.6% 2.9% 0% 1.0% 0% 1.1% 0% 0% 1.1% 1.0%
* L: Left, R: Right, T: Thru, U: U-Turn
5 of 6
Packet Pg. 64
4.1.c
8788 N 2nd St - TMC
Tue Dec 15, 2020
PM Peak (4:15 PM - 5:15 PM) - Overall Peak Hour
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804972, Location: 42.351203, -89.047817
[N] 2nd
Total: 1722
In: 852 Out: 870
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
40 787 25
Total: 165
Out: 108 In: 82
[W] Copper [E] Copper
26
10
46
In: 77 Out: 88
23
Total: 190
14
40
38 821 69
Out: 873 In: 928
Total: 1801
[S] 2nd
6 of 6
Packet Pg. 65
4.1.c
8638 N 2nd St - TMC
Tue Dec 15, 2020
Full Length (7 AM-9 AM, 4 PM-6 PM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804973, Location: 42.35152, -89.049384
Leg Copper Copper Access Frontage
Direction Eastbound Westbound Northbound Southbound
Time L T R U App L T R U App L T R U App L T R U App Int
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2020-12-15 7:00AM 2 2 0 0 4 2 1 3 0 6 0 0 2 0 2 0 0 0 0 0 12
7:15AM 3 1 0 0 4 0 3 3 0 6 1 0 0 0 1 9 0 0 0 9 20
7:30AM 3 2 0 0 5 3 5 3 0 11 1 0 2 0 3 11 1 2 0 14 33
7:45AM 2 5 0 0 7 4 12 2 0 18 0 0 3 0 3 12 0 0 0 12 40
Hourly Total 10 10 0 0 20 9 21 11 0 41 2 0 7 0 9 32 1 2 0 35 105
8:00AM 2 1 0 0 3 1 6 4 0 11 0 0 0 0 0 2 0 0 0 2 16
8:15AM 5 0 1 0 6 1 3 3 0 7 0 0 1 0 1 8 0 1 0 9 23
8:30AM 0 1 0 0 1 1 5 7 0 13 0 0 1 0 1 13 0 2 0 15 30
8:45AM 0 3 0 0 3 2 3 6 0 11 1 1 0 0 2 4 0 2 0 6 22
Hourly Total 7 5 1 0 13 5 17 20 0 42 1 1 2 0 4 27 0 5 0 32 91
4:00PM 4 8 0 0 12 0 7 11 0 18 0 0 0 0 0 7 0 5 0 12 42
4:15PM 3 4 0 0 7 0 8 7 1 16 0 0 2 0 2 7 0 2 0 9 34
4:30PM 6 11 0 0 17 0 10 12 0 22 0 0 0 0 0 9 0 1 0 10 49
4:45PM 2 4 0 0 6 0 9 12 0 21 0 0 0 0 0 12 0 4 0 16 43
Hourly Total 15 27 0 0 42 0 34 42 1 77 0 0 2 0 2 35 0 12 0 47 168
5:00PM 4 10 0 0 14 0 13 15 0 28 0 0 0 0 0 18 0 3 0 21 63
5:15PM 4 9 0 0 13 1 10 14 0 25 1 0 0 0 1 8 0 2 0 10 49
5:30PM 3 1 0 0 4 0 7 13 0 20 0 0 0 0 0 7 0 1 0 8 32
5:45PM 2 6 0 0 8 0 9 14 0 23 0 0 0 0 0 9 0 2 0 11 42
Hourly Total 13 26 0 0 39 1 39 56 0 96 1 0 0 0 1 42 0 8 0 50 186
Total 45 68 1 0 114 15 111 129 1 256 4 1 11 0 16 136 1 27 0 164 550
% Approach 39.5% 59.6% 0.9% 0% - 5.9% 43.4% 50.4% 0.4% - 25.0% 6.3% 68.8% 0% - 82.9% 0.6% 16.5% 0% - -
% Total 8.2% 12.4% 0.2% 0% 20.7% 2.7% 20.2% 23.5% 0.2% 46.5% 0.7% 0.2% 2.0% 0% 2.9% 24.7% 0.2% 4.9% 0% 29.8% -
Lights 44 67 1 0 112 15 106 125 1 247 4 1 11 0 16 134 1 26 0 161 536
% Lights 97.8% 98.5% 100% 0% 98.2% 100% 95.5% 96.9% 100% 96.5% 100% 100% 100% 0% 100% 98.5% 100% 96.3% 0% 98.2% 97.5%
Articulated Trucks 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 1
% Articulated Trucks 0% 0% 0% 0% 0% 0% 0.9% 0% 0% 0.4% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0.2%
Buses and Single-Unit Trucks 1 1 0 0 2 0 4 4 0 8 0 0 0 0 0 2 0 1 0 3 13
% Buses and Single-Unit Trucks 2.2% 1.5% 0% 0% 1.8% 0% 3.6% 3.1% 0% 3.1% 0% 0% 0% 0% 0% 1.5% 0% 3.7% 0% 1.8% 2.4%
* L: Left, R: Right, T: Thru, U: U-Turn
1 of 6
Packet Pg. 66
4.1.c
8638 N 2nd St - TMC
Tue Dec 15, 2020
Full Length (7 AM-9 AM, 4 PM-6 PM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804973, Location: 42.35152, -89.049384
[N] Frontage
Total: 339
In: 164 Out: 175
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
136
27
1
129
Total: 256 Out: 216 In: 256
111
[W] Copper [E] Copper
15
1
In: 114 Out: 142
Total: 472
45
68
1
4 1
11
Out: 17 In: 16
Total: 33
[S] Access
2 of 6
Packet Pg. 67
4.1.c
8638 N 2nd St - TMC
Tue Dec 15, 2020
AM Peak (7:30 AM - 8:30 AM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804973, Location: 42.35152, -89.049384
Leg Copper Copper Access Frontage
Direction Eastbound Westbound Northbound Southbound
Time L T R U App L T R U App L T R U App L T R U App Int
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2020-12-15 7:30AM 3 2 0 0 5 3 5 3 0 11 1 0 2 0 3 11 1 2 0 14 33
7:45AM 2 5 0 0 7 4 12 2 0 18 0 0 3 0 3 12 0 0 0 12 40
8:00AM 2 1 0 0 3 1 6 4 0 11 0 0 0 0 0 2 0 0 0 2 16
8:15AM 5 0 1 0 6 1 3 3 0 7 0 0 1 0 1 8 0 1 0 9 23
Total 12 8 1 0 21 9 26 12 0 47 1 0 6 0 7 33 1 3 0 37 112
% Approach 57.1% 38.1% 4.8% 0% - 19.1% 55.3% 25.5% 0% - 14.3% 0% 85.7% 0% - 89.2% 2.7% 8.1% 0% - -
% Total 10.7% 7.1% 0.9% 0% 18.8% 8.0% 23.2% 10.7% 0% 42.0% 0.9% 0% 5.4% 0% 6.3% 29.5% 0.9% 2.7% 0% 33.0% -
PHF 0.600 0.400 0.250 - 0.750 0.563 0.542 0.750 - 0.653 0.250 - 0.500 - 0.583 0.688 0.250 0.375 - 0.661 0.700
Lights 12 8 1 0 21 9 24 12 0 45 1 0 6 0 7 33 1 3 0 37 110
% Lights 100% 100% 100% 0% 100% 100% 92.3% 100% 0% 95.7% 100% 0% 100% 0% 100% 100% 100% 100% 0% 100% 98.2%
Articulated Trucks 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 1
% Articulated Trucks 0% 0% 0% 0% 0% 0% 3.8% 0% 0% 2.1% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0.9%
Buses and Single-Unit Trucks 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 1
% Buses and Single-Unit Trucks 0% 0% 0% 0% 0% 0% 3.8% 0% 0% 2.1% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0.9%
* L: Left, R: Right, T: Thru, U: U-Turn
3 of 6
Packet Pg. 68
4.1.c
8638 N 2nd St - TMC
Tue Dec 15, 2020
AM Peak (7:30 AM - 8:30 AM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804973, Location: 42.35152, -89.049384
[N] Frontage
Total: 61
In: 37 Out: 24
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
3
1 33
12
In: 47
Total: 51
26
[W] Copper [E] Copper
Total: 94
9
In: 21 Out: 30
12
Out: 47
8
1
1
6
Out: 11 In: 7
Total: 18
[S] Access
4 of 6
Packet Pg. 69
4.1.c
8638 N 2nd St - TMC
Tue Dec 15, 2020
PM Peak (4:30 PM - 5:30 PM) - Overall Peak Hour
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804973, Location: 42.35152, -89.049384
Leg Copper Copper Access Frontage
Direction Eastbound Westbound Northbound Southbound
Time L T R U App L T R U App L T R U App L T R U App Int
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2020-12-15 4:30PM 6 11 0 0 17 0 10 12 0 22 0 0 0 0 0 9 0 1 0 10 49
4:45PM 2 4 0 0 6 0 9 12 0 21 0 0 0 0 0 12 0 4 0 16 43
5:00PM 4 10 0 0 14 0 13 15 0 28 0 0 0 0 0 18 0 3 0 21 63
5:15PM 4 9 0 0 13 1 10 14 0 25 1 0 0 0 1 8 0 2 0 10 49
Total 16 34 0 0 50 1 42 53 0 96 1 0 0 0 1 47 0 10 0 57 204
% Approach 32.0% 68.0% 0% 0% - 1.0% 43.8% 55.2% 0% - 100% 0% 0% 0% - 82.5% 0% 17.5% 0% - -
% Total 7.8% 16.7% 0% 0% 24.5% 0.5% 20.6% 26.0% 0% 47.1% 0.5% 0% 0% 0% 0.5% 23.0% 0% 4.9% 0% 27.9% -
PHF 0.667 0.773 - - 0.735 0.250 0.808 0.883 - 0.857 0.250 - - - 0.250 0.653 - 0.625 - 0.679 0.810
Lights 16 34 0 0 50 1 41 51 0 93 1 0 0 0 1 47 0 10 0 57 201
% Lights 100% 100% 0% 0% 100% 100% 97.6% 96.2% 0% 96.9% 100% 0% 0% 0% 100% 100% 0% 100% 0% 100% 98.5%
Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
% Articulated Trucks 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%
Buses and Single-Unit Trucks 0 0 0 0 0 0 1 2 0 3 0 0 0 0 0 0 0 0 0 0 3
% Buses and Single-Unit Trucks 0% 0% 0% 0% 0% 0% 2.4% 3.8% 0% 3.1% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 1.5%
* L: Left, R: Right, T: Thru, U: U-Turn
5 of 6
Packet Pg. 70
4.1.c
8638 N 2nd St - TMC
Tue Dec 15, 2020
PM Peak (4:30 PM - 5:30 PM) - Overall Peak Hour
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804973, Location: 42.35152, -89.049384
[N] Frontage
Total: 126
In: 57 Out: 69
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
10 47
53
Total: 103 Out: 81 In: 96
[W] Copper [E] Copper
42
1
In: 50 Out: 53
Total: 177
16
34
1
Out: 1 In: 1
Total: 2
[S] Access
6 of 6
Packet Pg. 71
4.1.c
8634 N 2nd St - TMC
Tue Dec 15, 2020
Full Length (7 AM-9 AM, 4 PM-6 PM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804976, Location: 42.351389, -89.050289
Leg Copper Mall Dr Mall Dr
Direction Westbound Northbound Southbound
Time L R U App T R U App L T U App Int
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2020-12-15 7:00AM 0 1 0 1 0 2 0 2 2 0 0 2 5
7:15AM 1 3 0 4 0 3 0 3 1 0 0 1 8
7:30AM 1 7 0 8 0 2 0 2 3 0 0 3 13
7:45AM 2 10 0 12 0 2 0 2 6 0 0 6 20
Hourly Total 4 21 0 25 0 9 0 9 12 0 0 12 46
8:00AM 3 3 0 6 0 1 0 1 2 0 0 2 9
8:15AM 1 3 0 4 0 3 0 3 3 0 0 3 10
8:30AM 3 4 0 7 1 1 0 2 0 0 0 0 9
8:45AM 3 3 0 6 0 1 0 1 2 0 0 2 9
Hourly Total 10 13 0 23 1 6 0 7 7 0 0 7 37
4:00PM 7 5 1 13 0 4 0 4 6 0 0 6 23
4:15PM 7 3 0 10 0 3 0 3 4 1 0 5 18
4:30PM 5 5 0 10 1 6 0 7 11 0 0 11 28
4:45PM 8 5 0 13 0 3 0 3 3 0 0 3 19
Hourly Total 27 18 1 46 1 16 0 17 24 1 0 25 88
5:00PM 10 5 0 15 0 6 0 6 8 0 0 8 29
5:15PM 8 6 0 14 0 5 0 5 8 1 0 9 28
5:30PM 3 5 0 8 0 1 0 1 3 0 0 3 12
5:45PM 4 6 0 10 0 2 0 2 6 0 0 6 18
Hourly Total 25 22 0 47 0 14 0 14 25 1 0 26 87
Total 66 74 1 141 2 45 0 47 68 2 0 70 258
% Approach 46.8% 52.5% 0.7% - 4.3% 95.7% 0% - 97.1% 2.9% 0% - -
% Total 25.6% 28.7% 0.4% 54.7% 0.8% 17.4% 0% 18.2% 26.4% 0.8% 0% 27.1% -
Lights 66 68 1 135 2 45 0 47 66 2 0 68 250
% Lights 100% 91.9% 100% 95.7% 100% 100% 0% 100% 97.1% 100% 0% 97.1% 96.9%
Articulated Trucks 0 1 0 1 0 0 0 0 0 0 0 0 1
% Articulated Trucks 0% 1.4% 0% 0.7% 0% 0% 0% 0% 0% 0% 0% 0% 0.4%
Buses and Single-Unit Trucks 0 5 0 5 0 0 0 0 2 0 0 2 7
% Buses and Single-Unit Trucks 0% 6.8% 0% 3.5% 0% 0% 0% 0% 2.9% 0% 0% 2.9% 2.7%
* L: Left, R: Right, T: Thru, U: U-Turn
1 of 6
Packet Pg. 72
4.1.c
8634 N 2nd St - TMC
Tue Dec 15, 2020
Full Length (7 AM-9 AM, 4 PM-6 PM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804976, Location: 42.351389, -89.050289
[N] Mall Dr
Total: 146
In: 70 Out: 76
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2 68
74
Out: 114 In: 141
[E] Copper
66
1
Total: 255
2
45
Out: 68 In: 47
Total: 115
[S] Mall Dr
2 of 6
Packet Pg. 73
4.1.c
8634 N 2nd St - TMC
Tue Dec 15, 2020
AM Peak (7:30 AM - 8:30 AM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804976, Location: 42.351389, -89.050289
Leg Copper Mall Dr Mall Dr
Direction Westbound Northbound Southbound
Time L R U App T R U App L T U App Int
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2020-12-15 7:30AM 1 7 0 8 0 2 0 2 3 0 0 3 13
7:45AM 2 10 0 12 0 2 0 2 6 0 0 6 20
8:00AM 3 3 0 6 0 1 0 1 2 0 0 2 9
8:15AM 1 3 0 4 0 3 0 3 3 0 0 3 10
Total 7 23 0 30 0 8 0 8 14 0 0 14 52
% Approach 23.3% 76.7% 0% - 0% 100% 0% - 100% 0% 0% - -
% Total 13.5% 44.2% 0% 57.7% 0% 15.4% 0% 15.4% 26.9% 0% 0% 26.9% -
PHF 0.583 0.575 - 0.625 - 0.667 - 0.667 0.583 - - 0.583 0.650
Lights 7 21 0 28 0 8 0 8 14 0 0 14 50
% Lights 100% 91.3% 0% 93.3% 0% 100% 0% 100% 100% 0% 0% 100% 96.2%
Articulated Trucks 0 1 0 1 0 0 0 0 0 0 0 0 1
% Articulated Trucks 0% 4.3% 0% 3.3% 0% 0% 0% 0% 0% 0% 0% 0% 1.9%
Buses and Single-Unit Trucks 0 1 0 1 0 0 0 0 0 0 0 0 1
% Buses and Single-Unit Trucks 0% 4.3% 0% 3.3% 0% 0% 0% 0% 0% 0% 0% 0% 1.9%
* L: Left, R: Right, T: Thru, U: U-Turn
3 of 6
Packet Pg. 74
4.1.c
8634 N 2nd St - TMC
Tue Dec 15, 2020
AM Peak (7:30 AM - 8:30 AM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804976, Location: 42.351389, -89.050289
[N] Mall Dr
Total: 37
In: 14 Out: 23
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
14
23
Out: 22 In: 30
[E] Copper
7
Total: 52
8
Out: 7 In: 8
Total: 15
[S] Mall Dr
4 of 6
Packet Pg. 75
4.1.c
8634 N 2nd St - TMC
Tue Dec 15, 2020
PM Peak (4:30 PM - 5:30 PM) - Overall Peak Hour
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804976, Location: 42.351389, -89.050289
Leg Copper Mall Dr Mall Dr
Direction Westbound Northbound Southbound
Time L R U App T R U App L T U App Int
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2020-12-15 4:30PM 5 5 0 10 1 6 0 7 11 0 0 11 28
4:45PM 8 5 0 13 0 3 0 3 3 0 0 3 19
5:00PM 10 5 0 15 0 6 0 6 8 0 0 8 29
5:15PM 8 6 0 14 0 5 0 5 8 1 0 9 28
Total 31 21 0 52 1 20 0 21 30 1 0 31 104
% Approach 59.6% 40.4% 0% - 4.8% 95.2% 0% - 96.8% 3.2% 0% - -
% Total 29.8% 20.2% 0% 50.0% 1.0% 19.2% 0% 20.2% 28.8% 1.0% 0% 29.8% -
PHF 0.775 0.875 - 0.867 0.250 0.833 - 0.750 0.682 0.250 - 0.705 0.897
Lights 31 20 0 51 1 20 0 21 30 1 0 31 103
% Lights 100% 95.2% 0% 98.1% 100% 100% 0% 100% 100% 100% 0% 100% 99.0%
Articulated Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0
% Articulated Trucks 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0%
Buses and Single-Unit Trucks 0 1 0 1 0 0 0 0 0 0 0 0 1
% Buses and Single-Unit Trucks 0% 4.8% 0% 1.9% 0% 0% 0% 0% 0% 0% 0% 0% 1.0%
* L: Left, R: Right, T: Thru, U: U-Turn
5 of 6
Packet Pg. 76
4.1.c
8634 N 2nd St - TMC
Tue Dec 15, 2020
PM Peak (4:30 PM - 5:30 PM) - Overall Peak Hour
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804976, Location: 42.351389, -89.050289
[N] Mall Dr
Total: 53
In: 31 Out: 22
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
1 30
21
Out: 50 In: 52
[E] Copper
31
Total: 102
1
20
Out: 32 In: 21
Total: 53
[S] Mall Dr
6 of 6
Packet Pg. 77
4.1.c
1020 Ralston Rd - TMC
Tue Dec 15, 2020
Full Length (7 AM-9 AM, 4 PM-6 PM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804978, Location: 42.367339, -89.037857
Leg Ralston Ralston Road Road
Direction Eastbound Westbound Northbound Southbound
Time L T R U App L T R U App L T R U App L T R U App Int
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2020-12-15 7:00AM 3 103 1 0 107 1 35 18 0 54 0 0 3 0 3 10 0 2 0 12 176
7:15AM 12 98 0 0 110 6 28 26 1 61 1 2 7 0 10 11 0 6 0 17 198
7:30AM 6 141 1 0 148 2 51 19 0 72 2 1 2 0 5 17 1 5 0 23 248
7:45AM 9 137 1 0 147 5 64 37 0 106 2 0 1 0 3 16 0 3 0 19 275
Hourly Total 30 479 3 0 512 14 178 100 1 293 5 3 13 0 21 54 1 16 0 71 897
8:00AM 3 86 0 0 89 6 43 18 0 67 1 2 5 0 8 12 2 3 0 17 181
8:15AM 4 83 2 0 89 2 34 23 0 59 2 0 7 0 9 12 0 3 0 15 172
8:30AM 3 98 2 0 103 4 48 16 0 68 1 1 2 0 4 10 1 8 0 19 194
8:45AM 3 111 2 0 116 4 46 14 0 64 1 0 4 0 5 14 5 1 0 20 205
Hourly Total 13 378 6 0 397 16 171 71 0 258 5 3 18 0 26 48 8 15 0 71 752
4:00PM 2 122 3 0 127 15 149 25 0 189 6 4 9 0 19 35 2 12 0 49 384
4:15PM 7 97 2 0 106 7 157 25 0 189 2 4 10 0 16 36 3 12 0 51 362
4:30PM 7 139 1 0 147 21 168 30 0 219 7 2 8 0 17 53 3 15 0 71 454
4:45PM 5 112 1 0 118 11 166 21 0 198 3 1 9 0 13 34 7 7 0 48 377
Hourly Total 21 470 7 0 498 54 640 101 0 795 18 11 36 0 65 158 15 46 0 219 1577
5:00PM 5 94 1 0 100 11 138 23 0 172 7 3 11 0 21 46 3 9 0 58 351
5:15PM 7 110 0 0 117 9 152 16 1 178 4 3 9 0 16 20 3 9 0 32 343
5:30PM 0 87 3 0 90 9 130 19 0 158 4 1 5 0 10 11 2 10 0 23 281
5:45PM 5 65 1 0 71 5 126 16 0 147 5 0 3 0 8 13 0 11 0 24 250
Hourly Total 17 356 5 0 378 34 546 74 1 655 20 7 28 0 55 90 8 39 0 137 1225
Total 81 1683 21 0 1785 118 1535 346 2 2001 48 24 95 0 167 350 32 116 0 498 4451
% Approach 4.5% 94.3% 1.2% 0% - 5.9% 76.7% 17.3% 0.1% - 28.7% 14.4% 56.9% 0% - 70.3% 6.4% 23.3% 0% - -
% Total 1.8% 37.8% 0.5% 0% 40.1% 2.7% 34.5% 7.8% 0% 45.0% 1.1% 0.5% 2.1% 0% 3.8% 7.9% 0.7% 2.6% 0% 11.2% -
Lights 80 1652 20 0 1752 116 1509 329 2 1956 48 23 91 0 162 326 30 113 0 469 4339
% Lights 98.8% 98.2% 95.2% 0% 98.2% 98.3% 98.3% 95.1% 100% 97.8% 100% 95.8% 95.8% 0% 97.0% 93.1% 93.8% 97.4% 0% 94.2% 97.5%
Articulated Trucks 0 9 0 0 9 0 2 6 0 8 0 0 0 0 0 5 0 1 0 6 23
% Articulated Trucks 0% 0.5% 0% 0% 0.5% 0% 0.1% 1.7% 0% 0.4% 0% 0% 0% 0% 0% 1.4% 0% 0.9% 0% 1.2% 0.5%
Buses and Single-Unit Trucks 1 22 1 0 24 2 24 11 0 37 0 1 4 0 5 19 2 2 0 23 89
% Buses and Single-Unit
Trucks 1.2% 1.3% 4.8% 0% 1.3% 1.7% 1.6% 3.2% 0% 1.8% 0% 4.2% 4.2% 0% 3.0% 5.4% 6.3% 1.7% 0% 4.6% 2.0%
* L: Left, R: Right, T: Thru, U: U-Turn
1 of 6
Packet Pg. 78
4.1.c
1020 Ralston Rd - TMC
Tue Dec 15, 2020
Full Length (7 AM-9 AM, 4 PM-6 PM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804978, Location: 42.367339, -89.037857
[N] Road
Total: 949
In: 498 Out: 451
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
116
32
350
346
In: 2001
Total: 3484
1535
[W] Ralston Total: 4131
[E] Ralston
118
2
In: 1785 Out: 1699
81
1683 Out: 2130
21
48
24
95
Out: 171 In: 167
Total: 338
[S] Road
2 of 6
Packet Pg. 79
4.1.c
1020 Ralston Rd - TMC
Tue Dec 15, 2020
AM Peak (7:15 AM - 8:15 AM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804978, Location: 42.367339, -89.037857
Leg Ralston Ralston Road Road
Direction Eastbound Westbound Northbound Southbound
Time L T R U App L T R U App L T R U App L T R U App Int
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2020-12-15 7:15AM 12 98 0 0 110 6 28 26 1 61 1 2 7 0 10 11 0 6 0 17 198
7:30AM 6 141 1 0 148 2 51 19 0 72 2 1 2 0 5 17 1 5 0 23 248
7:45AM 9 137 1 0 147 5 64 37 0 106 2 0 1 0 3 16 0 3 0 19 275
8:00AM 3 86 0 0 89 6 43 18 0 67 1 2 5 0 8 12 2 3 0 17 181
Total 30 462 2 0 494 19 186 100 1 306 6 5 15 0 26 56 3 17 0 76 902
% Approach 6.1% 93.5% 0.4% 0% - 6.2% 60.8% 32.7% 0.3% - 23.1% 19.2% 57.7% 0% - 73.7% 3.9% 22.4% 0% - -
% Total 3.3% 51.2% 0.2% 0% 54.8% 2.1% 20.6% 11.1% 0.1% 33.9% 0.7% 0.6% 1.7% 0% 2.9% 6.2% 0.3% 1.9% 0% 8.4% -
PHF 0.625 0.819 0.500 - 0.834 0.792 0.727 0.676 0.250 0.722 0.750 0.625 0.536 - 0.650 0.824 0.375 0.708 - 0.826 0.820
Lights 30 454 1 0 485 19 175 95 1 290 6 4 14 0 24 52 3 16 0 71 870
% Lights 100% 98.3% 50.0% 0% 98.2% 100% 94.1% 95.0% 100% 94.8% 100% 80.0% 93.3% 0% 92.3% 92.9% 100% 94.1% 0% 93.4% 96.5%
Articulated Trucks 0 3 0 0 3 0 0 4 0 4 0 0 0 0 0 1 0 0 0 1 8
% Articulated Trucks 0% 0.6% 0% 0% 0.6% 0% 0% 4.0% 0% 1.3% 0% 0% 0% 0% 0% 1.8% 0% 0% 0% 1.3% 0.9%
Buses and Single-Unit Trucks 0 5 1 0 6 0 11 1 0 12 0 1 1 0 2 3 0 1 0 4 24
% Buses and Single-Unit Trucks 0% 1.1% 50.0% 0% 1.2% 0% 5.9% 1.0% 0% 3.9% 0% 20.0% 6.7% 0% 7.7% 5.4% 0% 5.9% 0% 5.3% 2.7%
* L: Left, R: Right, T: Thru, U: U-Turn
3 of 6
Packet Pg. 80
4.1.c
1020 Ralston Rd - TMC
Tue Dec 15, 2020
AM Peak (7:15 AM - 8:15 AM)
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804978, Location: 42.367339, -89.037857
[N] Road
Total: 211
In: 76 Out: 135
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
17
3
56
100
Total: 703 In: 306
186
[W] Ralston [E] Ralston
19
Out: 209 Total: 840
1
30
In: 494
462 Out: 534
2
6
5
15
Out: 24 In: 26
Total: 50
[S] Road
4 of 6
Packet Pg. 81
4.1.c
1020 Ralston Rd - TMC
Tue Dec 15, 2020
PM Peak (4 PM - 5 PM) - Overall Peak Hour
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804978, Location: 42.367339, -89.037857
Leg Ralston Ralston Road Road
Direction Eastbound Westbound Northbound Southbound
Time L T R U App L T R U App L T R U App L T R U App Int
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
2020-12-15 4:00PM 2 122 3 0 127 15 149 25 0 189 6 4 9 0 19 35 2 12 0 49 384
4:15PM 7 97 2 0 106 7 157 25 0 189 2 4 10 0 16 36 3 12 0 51 362
4:30PM 7 139 1 0 147 21 168 30 0 219 7 2 8 0 17 53 3 15 0 71 454
4:45PM 5 112 1 0 118 11 166 21 0 198 3 1 9 0 13 34 7 7 0 48 377
Total 21 470 7 0 498 54 640 101 0 795 18 11 36 0 65 158 15 46 0 219 1577
% Approach 4.2% 94.4% 1.4% 0% - 6.8% 80.5% 12.7% 0% - 27.7% 16.9% 55.4% 0% - 72.1% 6.8% 21.0% 0% - -
% Total 1.3% 29.8% 0.4% 0% 31.6% 3.4% 40.6% 6.4% 0% 50.4% 1.1% 0.7% 2.3% 0% 4.1% 10.0% 1.0% 2.9% 0% 13.9% -
PHF 0.750 0.845 0.583 - 0.847 0.643 0.952 0.842 - 0.908 0.643 0.688 0.900 - 0.855 0.745 0.536 0.767 - 0.771 0.868
Lights 21 462 7 0 490 52 637 98 0 787 18 11 34 0 63 151 15 46 0 212 1552
% Lights 100% 98.3% 100% 0% 98.4% 96.3% 99.5% 97.0% 0% 99.0% 100% 100% 94.4% 0% 96.9% 95.6% 100% 100% 0% 96.8% 98.4%
Articulated Trucks 0 4 0 0 4 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1 5
% Articulated Trucks 0% 0.9% 0% 0% 0.8% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0% 0.6% 0% 0% 0% 0.5% 0.3%
Buses and Single-Unit Trucks 0 4 0 0 4 2 3 3 0 8 0 0 2 0 2 6 0 0 0 6 20
% Buses and Single-Unit Trucks 0% 0.9% 0% 0% 0.8% 3.7% 0.5% 3.0% 0% 1.0% 0% 0% 5.6% 0% 3.1% 3.8% 0% 0% 0% 2.7% 1.3%
* L: Left, R: Right, T: Thru, U: U-Turn
5 of 6
Packet Pg. 82
4.1.c
1020 Ralston Rd - TMC
Tue Dec 15, 2020
PM Peak (4 PM - 5 PM) - Overall Peak Hour
All Classes (Lights, Articulated Trucks, Buses and Single-Unit Trucks)
Provided by: Gewalt Hamilton Associates Inc.
All Movements
625 Forest Edge Drive, Vernon Hills, IL, 60061, US
ID: 804978, Location: 42.367339, -89.037857
[N] Road
Total: 352
In: 219 Out: 133
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
158
46
15
101
Total: 1202 Out: 664 In: 795
640
[W] Ralston [E] Ralston
54
In: 498 Out: 704
21
470 Total: 1459
7
18
11
36
Out: 76 In: 65
Total: 141
[S] Road
6 of 6
Packet Pg. 83
4.1.c
LEAST SQUARES WORKSHEET SEGMENT A1
ROUTE: CR SP#: DATE : 01/18/21
LOCATION: IL 251 Miles :
BASE YEAR: 2020 FORECAST YEAR: 2023 Seq #
# of lanes
COUNTED FLOW MAP
20000
YEAR AADT (SEG A)
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
850
19500
880
880
19000
1350
1150
18500
1000
1150
18000
1100
1100
17500
1100
1000
17000
2013 17100
16500
2015 18500
2012 2014 2016 2018 2020 2022 2024
2017 19500
2019 17100 Historical AADT Least Squares
LEAST SQUARES BASED FORECASTS:
Year AADT Calc ADT Calc
2019 18200 -1100 17100
2020 18250 17150 17150.00
2023 18400 17300 17100.00
Raw Least Squares
Statistics AADT Forecasts
R2 0.01 YEAR AADT
SLOPE 50.00 2019 17100
INTERCEPT -82750 2020 17150
N 4 2023 17300
NOTE:
Slope Over Base Year
County Adjustment Factors were
0.29%
developed to Apply to Projected AADT.
They are based on 1992-2007 VMT,
Population, Labor Force, Household, and
Employment Data.
Packet Pg. 84
4.1.c
Northpointe Traffic Impact Study
HRG 201649 Machesney Park, Illinois
Appendix B – Synchro Outputs
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
January 2021 B
Packet Pg. 85
4.1.c
Lanes, Volumes, Timings Timing Plan: AM Peak
4: IL 251 & Copper Dr 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 20 5 75 80 10 35 20 625 40 15 865 35
Future Volume (vph) 20 5 75 80 10 35 20 625 40 15 865 35
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 0 100 0 50 200 325 225 225
Storage Lanes 1 1 0 1 2 1 1 1
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 0.97 0.95 1.00 1.00 0.95 1.00
Frt 0.850 0.850 0.850 0.850
Flt Protected 0.950 0.958 0.950 0.950
Satd. Flow (prot) 1805 1900 1615 0 1820 1615 3502 3539 1615 1805 3574 1615
Flt Permitted 0.689 0.746 0.950 0.950
Satd. Flow (perm) 1309 1900 1615 0 1417 1615 3502 3539 1615 1805 3574 1615
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 116 116 120 120
Link Speed (mph) 30 30 30 30
Link Distance (ft) 451 617 1232 2051
Travel Time (s) 10.3 14.0 28.0 46.6
Peak Hour Factor 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85
Heavy Vehicles (%) 0% 0% 0% 0% 0% 0% 0% 2% 0% 0% 1% 0%
Adj. Flow (vph) 24 6 88 94 12 41 24 735 47 18 1018 41
Shared Lane Traffic (%)
Lane Group Flow (vph) 24 6 88 0 106 41 24 735 47 18 1018 41
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 50 50
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Turn Type Perm NA Perm Perm NA Perm Prot NA Perm Prot NA Perm
Protected Phases 8 4 1 6 5 2
Permitted Phases 8 8 4 4 6 2
Detector Phase 8 8 8 4 4 4 1 6 6 5 2 2
Switch Phase
Minimum Initial (s) 10.0 10.0 10.0 10.0 10.0 10.0 5.0 20.0 20.0 5.0 20.0 20.0
Minimum Split (s) 22.5 22.5 22.5 22.5 22.5 22.5 12.1 26.2 26.2 12.1 26.5 26.5
Total Split (s) 25.0 25.0 25.0 25.0 25.0 25.0 16.0 59.0 59.0 16.0 59.0 59.0
Total Split (%) 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% 16.0% 59.0% 59.0% 16.0% 59.0% 59.0%
Maximum Green (s) 18.1 18.1 18.1 18.1 18.1 18.1 8.9 52.8 52.8 8.9 52.5 52.5
Yellow Time (s) 4.4 4.4 4.4 4.4 4.4 4.4 4.6 4.3 4.3 4.6 4.6 4.6
All-Red Time (s) 2.5 2.5 2.5 2.5 2.5 2.5 2.5 1.9 1.9 2.5 1.9 1.9
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 6.9 6.9 6.9 6.9 6.9 7.1 6.2 6.2 7.1 6.5 6.5
Lead/Lag Lead Lag Lag Lead Lag Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 2.0 2.0 3.5 2.0 2.0
Recall Mode None None None None None None None C-Max C-Max None C-Max C-Max
Northpointe Development TIS 01/14/2021 2020 Existing Synchro 10 Report
TAY Page 1
Packet Pg. 86
4.1.c
Lanes, Volumes, Timings Timing Plan: AM Peak
4: IL 251 & Copper Dr 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Act Effct Green (s) 13.5 13.5 13.5 13.5 13.5 6.7 67.3 67.3 7.1 67.3 67.3
Actuated g/C Ratio 0.14 0.14 0.14 0.14 0.14 0.07 0.67 0.67 0.07 0.67 0.67
v/c Ratio 0.14 0.02 0.28 0.55 0.13 0.10 0.31 0.04 0.14 0.42 0.04
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Control Delay 38.1 35.4 5.8 50.9 0.8 44.5 8.9 0.1 45.5 9.8 0.1
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 38.1 35.4 5.8 50.9 0.8 44.5 8.9 0.1 45.5 9.8 0.1
LOS D D A D A D A A D A A
Approach Delay 13.9 36.9 9.4 10.1
Approach LOS B D A B
Queue Length 50th (ft) 14 3 0 64 0 7 68 0 11 107 0
Queue Length 95th (ft) 34 14 21 107 0 19 168 0 31 244 0
Internal Link Dist (ft) 371 537 1152 1971
Turn Bay Length (ft) 100 50 200 325 225 225
Base Capacity (vph) 236 343 387 256 387 311 2380 1125 160 2404 1125
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.10 0.02 0.23 0.41 0.11 0.08 0.31 0.04 0.11 0.42 0.04
Intersection Summary
Area Type: Other
Cycle Length: 100
Actuated Cycle Length: 100
Offset: 0 (0%), Referenced to phase 2:SBT and 6:NBT, Start of Green
Natural Cycle: 65
Control Type: Actuated-Coordinated
Maximum v/c Ratio: 0.55
Intersection Signal Delay: 11.9 Intersection LOS: B
Intersection Capacity Utilization 57.5% ICU Level of Service B
Analysis Period (min) 15
Splits and Phases: 4: IL 251 & Copper Dr
Northpointe Development TIS 01/14/2021 2020 Existing Synchro 10 Report
TAY Page 2
Packet Pg. 87
4.1.c
Lanes, Volumes, Timings Timing Plan: AM Peak
11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 40 645 5 25 260 140 10 5 20 80 5 25
Future Volume (vph) 40 645 5 25 260 140 10 5 20 80 5 25
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 250 0 225 0 0 0 0 0
Storage Lanes 1 0 1 0 0 0 0 0
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.999 0.947 0.923 0.970
Flt Protected 0.950 0.950 0.986 0.965
Satd. Flow (prot) 1805 3571 0 1805 3371 0 0 1729 0 0 1753 0
Flt Permitted 0.400 0.218 0.857 0.373
Satd. Flow (perm) 760 3571 0 414 3371 0 0 1503 0 0 678 0
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 1 132 24 18
Link Speed (mph) 35 35 35 35
Link Distance (ft) 543 746 298 237
Travel Time (s) 10.6 14.5 5.8 4.6
Peak Hour Factor 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82
Heavy Vehicles (%) 0% 1% 0% 0% 0% 4% 0% 0% 0% 2% 0% 0%
Adj. Flow (vph) 49 787 6 30 317 171 12 6 24 98 6 30
Shared Lane Traffic (%)
Lane Group Flow (vph) 49 793 0 30 488 0 0 42 0 0 134 0
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 0 0
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Turn Type pm+pt NA pm+pt NA Perm NA Perm NA
Protected Phases 1 6 5 2 4 3
Permitted Phases 6 2 4 3
Detector Phase 1 6 5 2 4 4 3 3
Switch Phase
Minimum Initial (s) 5.0 15.0 5.0 15.0 8.0 8.0 8.0 8.0
Minimum Split (s) 10.9 21.1 10.9 21.1 14.1 14.1 14.1 14.1
Total Split (s) 11.0 26.8 11.0 26.8 14.2 14.2 23.0 23.0
Total Split (%) 14.7% 35.7% 14.7% 35.7% 18.9% 18.9% 30.7% 30.7%
Maximum Green (s) 5.1 20.7 5.1 20.7 8.1 8.1 16.9 16.9
Yellow Time (s) 3.6 4.3 3.6 4.3 3.6 3.6 3.6 3.6
All-Red Time (s) 2.3 1.8 2.3 1.8 2.5 2.5 2.5 2.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 5.9 6.1 5.9 6.1 6.1 6.1
Lead/Lag Lead Lag Lead Lag Lag Lag Lead Lead
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.5 3.5 3.5 3.5 4.0 4.0 4.0 4.0
Recall Mode None Max None Max Max Max Max Max
Northpointe Development TIS 01/14/2021 2020 Existing Synchro 10 Report
TAY Page 3
Packet Pg. 88
4.1.c
Lanes, Volumes, Timings Timing Plan: AM Peak
11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Act Effct Green (s) 25.0 22.9 23.9 20.8 8.1 17.0
Actuated g/C Ratio 0.35 0.32 0.34 0.29 0.11 0.24
v/c Ratio 0.14 0.68 0.12 0.45 0.22 0.76
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Control Delay 14.2 25.5 14.2 16.8 21.4 53.4
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 14.2 25.5 14.2 16.8 21.4 53.4
LOS B C B B C D
Approach Delay 24.9 16.6 21.4 53.4
Approach LOS C B C D
Queue Length 50th (ft) 13 138 8 70 8 51
Queue Length 95th (ft) 29 216 20 98 32 #127
Internal Link Dist (ft) 463 666 218 157
Turn Bay Length (ft) 250 225
Base Capacity (vph) 345 1158 241 1087 194 176
Starvation Cap Reductn 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0
Reduced v/c Ratio 0.14 0.68 0.12 0.45 0.22 0.76
Intersection Summary
Area Type: Other
Cycle Length: 75
Actuated Cycle Length: 70.6
Natural Cycle: 75
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.76
Intersection Signal Delay: 24.5 Intersection LOS: C
Intersection Capacity Utilization 50.1% ICU Level of Service A
Analysis Period (min) 15
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173
Northpointe Development TIS 01/14/2021 2020 Existing Synchro 10 Report
TAY Page 4
Packet Pg. 89
4.1.c
SimTraffic Performance Report AM Peak
2020 Existing 01/16/2021
6: Baking Grounds Access/Frontage Rd & Copper Dr Performance by lane
Lane EB EB WB WB NB SB All
Movements Served LT TR LT TR LTR LTR
Denied Del/Veh (s) 0.1
Total Del/Veh (s) 4.4 4.9 0.9 2.9 2.5 4.3 3.4
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Northpointe Development TIS SimTraffic Report
TAY Page 1
Packet Pg. 90
4.1.c
Queuing and Blocking Report AM Peak
2020 Existing 01/16/2021
Intersection: 6: Baking Grounds Access/Frontage Rd & Copper Dr
Movement EB EB NB SB
Directions Served LT TR LTR LTR
Maximum Queue (ft) 32 30 28 39
Average Queue (ft) 15 11 7 20
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
95th Queue (ft) 37 34 25 35
Link Distance (ft) 180 180 109
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Northpointe Development TIS SimTraffic Report
TAY Page 2
Packet Pg. 91
4.1.c
HCM 6th AWSC Timing Plan: AM Peak
3: Mall Dr & Copper Dr 01/17/2021
Intersection
Intersection Delay, s/veh 7.3
Intersection LOS A
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 15 45 0 15 30 0
Future Vol, veh/h 15 45 0 15 30 0
Peak Hour Factor 0.65 0.65 0.65 0.65 0.65 0.65
Heavy Vehicles, % 0 4 0 0 0 0
Mvmt Flow 23 69 0 23 46 0
Number of Lanes 1 1 1 0 0 1
Approach WB NB SB
Opposing Approach SB NB
Opposing Lanes 0 1 1
Conflicting Approach Left NB WB
Conflicting Lanes Left 1 0 2
Conflicting Approach Right SB WB
Conflicting Lanes Right 1 2 0
HCM Control Delay 7.3 6.6 7.6
HCM LOS A A A
Lane NBLn1 WBLn1 WBLn2 SBLn1
Vol Left, % 0% 100% 0% 100%
Vol Thru, % 0% 0% 0% 0%
Vol Right, % 100% 0% 100% 0%
Sign Control Stop Stop Stop Stop
Traffic Vol by Lane 15 15 45 30
LT Vol 0 15 0 30
Through Vol 0 0 0 0
RT Vol 15 0 45 0
Lane Flow Rate 23 23 69 46
Geometry Grp 2 7 7 2
Degree of Util (X) 0.022 0.033 0.077 0.055
Departure Headway (Hd) 3.494 5.122 3.988 4.278
Convergence, Y/N Yes Yes Yes Yes
Cap 1013 699 897 832
Service Time 1.556 2.851 1.718 2.329
HCM Lane V/C Ratio 0.023 0.033 0.077 0.055
HCM Control Delay 6.6 8 7.1 7.6
HCM Lane LOS A A A A
HCM 95th-tile Q 0.1 0.1 0.2 0.2
Northpointe Development TIS 01/14/2021 2020 Existing Synchro 10 Report
TAY Page 1
Packet Pg. 92
4.1.c
Lanes, Volumes, Timings Timing Plan: PM Peak
4: IL 251 & Copper Dr 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 35 20 55 65 15 35 40 905 75 25 865 45
Future Volume (vph) 35 20 55 65 15 35 40 905 75 25 865 45
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 0 100 0 50 200 325 225 225
Storage Lanes 1 1 0 1 2 1 1 1
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 0.97 0.95 1.00 1.00 0.95 1.00
Frt 0.850 0.850 0.850 0.850
Flt Protected 0.950 0.961 0.950 0.950
Satd. Flow (prot) 1805 1900 1615 0 1826 1615 3502 3574 1615 1805 3574 1615
Flt Permitted 0.704 0.751 0.950 0.950
Satd. Flow (perm) 1338 1900 1615 0 1427 1615 3502 3574 1615 1805 3574 1615
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 96 96 100 100
Link Speed (mph) 30 30 30 30
Link Distance (ft) 451 617 1232 2051
Travel Time (s) 10.3 14.0 28.0 46.6
Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97
Heavy Vehicles (%) 0% 0% 0% 0% 0% 0% 0% 1% 0% 0% 1% 0%
Adj. Flow (vph) 36 21 57 67 15 36 41 933 77 26 892 46
Shared Lane Traffic (%)
Lane Group Flow (vph) 36 21 57 0 82 36 41 933 77 26 892 46
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 50 50
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Turn Type Perm NA Perm Perm NA Perm Prot NA Perm Prot NA Perm
Protected Phases 8 4 1 6 5 2
Permitted Phases 8 8 4 4 6 2
Detector Phase 8 8 8 4 4 4 1 6 6 5 2 2
Switch Phase
Minimum Initial (s) 10.0 10.0 10.0 10.0 10.0 10.0 5.0 20.0 20.0 5.0 20.0 20.0
Minimum Split (s) 22.5 22.5 22.5 22.5 22.5 22.5 12.1 26.2 26.2 12.1 26.5 26.5
Total Split (s) 29.0 29.0 29.0 29.0 29.0 29.0 16.0 75.0 75.0 16.0 75.0 75.0
Total Split (%) 24.2% 24.2% 24.2% 24.2% 24.2% 24.2% 13.3% 62.5% 62.5% 13.3% 62.5% 62.5%
Maximum Green (s) 22.1 22.1 22.1 22.1 22.1 22.1 8.9 68.8 68.8 8.9 68.5 68.5
Yellow Time (s) 4.4 4.4 4.4 4.4 4.4 4.4 4.6 4.3 4.3 4.6 4.6 4.6
All-Red Time (s) 2.5 2.5 2.5 2.5 2.5 2.5 2.5 1.9 1.9 2.5 1.9 1.9
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 6.9 6.9 6.9 6.9 6.9 7.1 6.2 6.2 7.1 6.5 6.5
Lead/Lag Lead Lag Lag Lead Lag Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 2.0 2.0 3.5 2.0 2.0
Recall Mode None None None None None None None C-Max C-Max None C-Max C-Max
Northpointe Development TIS 01/14/2021 2020 Existing Synchro 10 Report
TAY Page 1
Packet Pg. 93
4.1.c
Lanes, Volumes, Timings Timing Plan: PM Peak
4: IL 251 & Copper Dr 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Act Effct Green (s) 13.2 13.2 13.2 13.2 13.2 7.3 88.8 88.8 7.8 86.3 86.3
Actuated g/C Ratio 0.11 0.11 0.11 0.11 0.11 0.06 0.74 0.74 0.06 0.72 0.72
v/c Ratio 0.24 0.10 0.22 0.53 0.14 0.19 0.35 0.06 0.22 0.35 0.04
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Control Delay 51.7 47.4 4.1 62.0 1.1 55.2 8.7 1.1 57.1 9.2 0.1
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 51.7 47.4 4.1 62.0 1.1 55.2 8.7 1.1 57.1 9.2 0.1
LOS D D A E A E A A E A A
Approach Delay 27.1 43.4 9.9 10.1
Approach LOS C D A B
Queue Length 50th (ft) 26 15 0 61 0 15 159 0 20 150 0
Queue Length 95th (ft) 58 39 12 110 0 34 240 12 49 222 0
Internal Link Dist (ft) 371 537 1152 1971
Turn Bay Length (ft) 100 50 200 325 225 225
Base Capacity (vph) 246 349 375 262 375 259 2646 1221 136 2569 1189
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.15 0.06 0.15 0.31 0.10 0.16 0.35 0.06 0.19 0.35 0.04
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 120
Offset: 0 (0%), Referenced to phase 2:SBT and 6:NBT, Start of Green
Natural Cycle: 65
Control Type: Actuated-Coordinated
Maximum v/c Ratio: 0.53
Intersection Signal Delay: 12.6 Intersection LOS: B
Intersection Capacity Utilization 58.3% ICU Level of Service B
Analysis Period (min) 15
Splits and Phases: 4: IL 251 & Copper Dr
Northpointe Development TIS 01/14/2021 2020 Existing Synchro 10 Report
TAY Page 2
Packet Pg. 94
4.1.c
Lanes, Volumes, Timings Timing Plan: PM Peak
11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 25 515 10 60 705 110 25 10 45 205 20 60
Future Volume (vph) 25 515 10 60 705 110 25 10 45 205 20 60
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 250 0 225 0 0 0 0 0
Storage Lanes 1 0 1 0 0 0 0 0
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.997 0.980 0.924 0.972
Flt Protected 0.950 0.950 0.984 0.965
Satd. Flow (prot) 1805 3564 0 1805 3538 0 0 1728 0 0 1769 0
Flt Permitted 0.128 0.254 0.772 0.390
Satd. Flow (perm) 243 3564 0 483 3538 0 0 1355 0 0 715 0
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 2 15 44 14
Link Speed (mph) 35 35 35 35
Link Distance (ft) 543 746 298 237
Travel Time (s) 10.6 14.5 5.8 4.6
Peak Hour Factor 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87
Heavy Vehicles (%) 0% 1% 0% 0% 0% 0% 0% 0% 0% 1% 0% 0%
Adj. Flow (vph) 29 592 11 69 810 126 29 11 52 236 23 69
Shared Lane Traffic (%)
Lane Group Flow (vph) 29 603 0 69 936 0 0 92 0 0 328 0
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 0 0
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Turn Type pm+pt NA pm+pt NA Perm NA Perm NA
Protected Phases 1 6 5 2 4 3
Permitted Phases 6 2 4 3
Detector Phase 1 6 5 2 4 4 3 3
Switch Phase
Minimum Initial (s) 5.0 15.0 5.0 15.0 8.0 8.0 8.0 8.0
Minimum Split (s) 10.9 21.1 10.9 21.1 14.1 14.1 14.1 14.1
Total Split (s) 11.2 36.2 11.4 36.4 14.4 14.4 53.0 53.0
Total Split (%) 9.7% 31.5% 9.9% 31.7% 12.5% 12.5% 46.1% 46.1%
Maximum Green (s) 5.3 30.1 5.5 30.3 8.3 8.3 46.9 46.9
Yellow Time (s) 3.6 4.3 3.6 4.3 3.6 3.6 3.6 3.6
All-Red Time (s) 2.3 1.8 2.3 1.8 2.5 2.5 2.5 2.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 5.9 6.1 5.9 6.1 6.1 6.1
Lead/Lag Lead Lag Lead Lag Lag Lag Lead Lead
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.5 3.5 3.5 3.5 4.0 4.0 4.0 4.0
Recall Mode None Max None Max Max Max Max Max
Northpointe Development TIS 01/14/2021 2020 Existing Synchro 10 Report
TAY Page 3
Packet Pg. 95
4.1.c
Lanes, Volumes, Timings Timing Plan: PM Peak
11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Act Effct Green (s) 34.6 30.2 36.0 32.6 8.3 47.0
Actuated g/C Ratio 0.31 0.27 0.32 0.29 0.07 0.42
v/c Ratio 0.20 0.63 0.32 0.91 0.66 1.08
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Control Delay 27.2 40.2 28.6 52.2 51.9 105.5
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 27.2 40.2 28.6 52.2 51.9 105.5
LOS C D C D D F
Approach Delay 39.6 50.6 51.9 105.5
Approach LOS D D D F
Queue Length 50th (ft) 14 208 34 360 35 ~269
Queue Length 95th (ft) 34 260 63 #474 #103 #430
Internal Link Dist (ft) 463 666 218 157
Turn Bay Length (ft) 250 225
Base Capacity (vph) 148 955 218 1032 140 305
Starvation Cap Reductn 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0
Reduced v/c Ratio 0.20 0.63 0.32 0.91 0.66 1.08
Intersection Summary
Area Type: Other
Cycle Length: 115
Actuated Cycle Length: 112.8
Natural Cycle: 130
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 1.08
Intersection Signal Delay: 56.0 Intersection LOS: E
Intersection Capacity Utilization 65.0% ICU Level of Service C
Analysis Period (min) 15
~ Volume exceeds capacity, queue is theoretically infinite.
Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173
Northpointe Development TIS 01/14/2021 2020 Existing Synchro 10 Report
TAY Page 4
Packet Pg. 96
4.1.c
SimTraffic Performance Report PM Peak
2020 Existing 01/16/2021
6: Baking Grounds Access/Frontage Rd & Copper Dr Performance by lane
Lane EB EB WB WB NB SB All
Movements Served LT TR LT TR LTR LTR
Denied Del/Veh (s) 0.1
Total Del/Veh (s) 5.0 5.5 1.0 2.8 4.1 3.6
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Northpointe Development TIS SimTraffic Report
TAY Page 1
Packet Pg. 97
4.1.c
Queuing and Blocking Report PM Peak
2020 Existing 01/16/2021
Intersection: 6: Baking Grounds Access/Frontage Rd & Copper Dr
Movement EB EB WB NB SB
Directions Served LT TR TR LTR LTR
Maximum Queue (ft) 38 30 4 7 47
Average Queue (ft) 18 20 0 0 23
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
95th Queue (ft) 40 42 3 5 39
Link Distance (ft) 180 180 346 109
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Northpointe Development TIS SimTraffic Report
TAY Page 2
Packet Pg. 98
4.1.c
HCM 6th AWSC Timing Plan: PM Peak
3: Mall Dr & Copper Dr 01/17/2021
Intersection
Intersection Delay, s/veh 7.5
Intersection LOS A
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 45 30 1 30 40 1
Future Vol, veh/h 45 30 1 30 40 1
Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90
Heavy Vehicles, % 0 0 0 0 0 0
Mvmt Flow 50 33 1 33 44 1
Number of Lanes 1 1 1 0 0 1
Approach WB NB SB
Opposing Approach SB NB
Opposing Lanes 0 1 1
Conflicting Approach Left NB WB
Conflicting Lanes Left 1 0 2
Conflicting Approach Right SB WB
Conflicting Lanes Right 1 2 0
HCM Control Delay 7.7 6.7 7.6
HCM LOS A A A
Lane NBLn1 WBLn1 WBLn2 SBLn1
Vol Left, % 0% 100% 0% 98%
Vol Thru, % 3% 0% 0% 2%
Vol Right, % 97% 0% 100% 0%
Sign Control Stop Stop Stop Stop
Traffic Vol by Lane 31 45 30 41
LT Vol 0 45 0 40
Through Vol 1 0 0 1
RT Vol 30 0 30 0
Lane Flow Rate 34 50 33 46
Geometry Grp 2 7 7 2
Degree of Util (X) 0.033 0.071 0.036 0.054
Departure Headway (Hd) 3.495 5.139 3.938 4.264
Convergence, Y/N Yes Yes Yes Yes
Cap 1009 697 908 832
Service Time 1.569 2.87 1.669 2.328
HCM Lane V/C Ratio 0.034 0.072 0.036 0.055
HCM Control Delay 6.7 8.3 6.8 7.6
HCM Lane LOS A A A A
HCM 95th-tile Q 0.1 0.2 0.1 0.2
Northpointe Development TIS 01/14/2021 2020 Existing Synchro 10 Report
TAY Page 1
Packet Pg. 99
4.1.c
Lanes, Volumes, Timings Timing Plan: AM Peak
4: IL 251 & Copper Dr 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 20 5 76 81 10 35 20 631 41 15 874 35
Future Volume (vph) 20 5 76 81 10 35 20 631 41 15 874 35
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 0 100 0 50 200 325 225 225
Storage Lanes 1 1 0 1 2 1 1 1
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 0.97 0.95 1.00 1.00 0.95 1.00
Frt 0.850 0.850 0.850 0.850
Flt Protected 0.950 0.957 0.950 0.950
Satd. Flow (prot) 1805 1900 1615 0 1818 1615 3502 3539 1615 1805 3574 1615
Flt Permitted 0.688 0.746 0.950 0.950
Satd. Flow (perm) 1307 1900 1615 0 1417 1615 3502 3539 1615 1805 3574 1615
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 116 116 120 120
Link Speed (mph) 30 30 30 30
Link Distance (ft) 451 617 1232 2051
Travel Time (s) 10.3 14.0 28.0 46.6
Peak Hour Factor 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85
Heavy Vehicles (%) 0% 0% 0% 0% 0% 0% 0% 2% 0% 0% 1% 0%
Adj. Flow (vph) 24 6 89 95 12 41 24 742 48 18 1028 41
Shared Lane Traffic (%)
Lane Group Flow (vph) 24 6 89 0 107 41 24 742 48 18 1028 41
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 50 50
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Turn Type Perm NA Perm Perm NA Perm Prot NA Perm Prot NA Perm
Protected Phases 8 4 1 6 5 2
Permitted Phases 8 8 4 4 6 2
Detector Phase 8 8 8 4 4 4 1 6 6 5 2 2
Switch Phase
Minimum Initial (s) 10.0 10.0 10.0 10.0 10.0 10.0 5.0 20.0 20.0 5.0 20.0 20.0
Minimum Split (s) 22.5 22.5 22.5 22.5 22.5 22.5 12.1 26.2 26.2 12.1 26.5 26.5
Total Split (s) 25.0 25.0 25.0 25.0 25.0 25.0 16.0 59.0 59.0 16.0 59.0 59.0
Total Split (%) 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% 16.0% 59.0% 59.0% 16.0% 59.0% 59.0%
Maximum Green (s) 18.1 18.1 18.1 18.1 18.1 18.1 8.9 52.8 52.8 8.9 52.5 52.5
Yellow Time (s) 4.4 4.4 4.4 4.4 4.4 4.4 4.6 4.3 4.3 4.6 4.6 4.6
All-Red Time (s) 2.5 2.5 2.5 2.5 2.5 2.5 2.5 1.9 1.9 2.5 1.9 1.9
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 6.9 6.9 6.9 6.9 6.9 7.1 6.2 6.2 7.1 6.5 6.5
Lead/Lag Lead Lag Lag Lead Lag Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 2.0 2.0 3.5 2.0 2.0
Recall Mode None None None None None None None C-Max C-Max None C-Max C-Max
Northpointe Development TIS 01/14/2021 2023 No Build Synchro 10 Report
TAY Page 1
Packet Pg. 100
4.1.c
Lanes, Volumes, Timings Timing Plan: AM Peak
4: IL 251 & Copper Dr 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Act Effct Green (s) 13.6 13.6 13.6 13.6 13.6 6.7 67.2 67.2 7.1 67.2 67.2
Actuated g/C Ratio 0.14 0.14 0.14 0.14 0.14 0.07 0.67 0.67 0.07 0.67 0.67
v/c Ratio 0.14 0.02 0.28 0.56 0.13 0.10 0.31 0.04 0.14 0.43 0.04
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Control Delay 38.1 35.2 6.0 51.1 0.8 44.5 8.9 0.1 45.5 9.9 0.1
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 38.1 35.2 6.0 51.1 0.8 44.5 8.9 0.1 45.5 9.9 0.1
LOS D D A D A D A A D A A
Approach Delay 13.9 37.1 9.4 10.1
Approach LOS B D A B
Queue Length 50th (ft) 14 3 0 65 0 7 70 0 11 108 0
Queue Length 95th (ft) 34 14 21 107 0 19 170 0 31 247 0
Internal Link Dist (ft) 371 537 1152 1971
Turn Bay Length (ft) 100 50 200 325 225 225
Base Capacity (vph) 236 343 387 256 387 311 2378 1124 160 2403 1125
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.10 0.02 0.23 0.42 0.11 0.08 0.31 0.04 0.11 0.43 0.04
Intersection Summary
Area Type: Other
Cycle Length: 100
Actuated Cycle Length: 100
Offset: 0 (0%), Referenced to phase 2:SBT and 6:NBT, Start of Green
Natural Cycle: 65
Control Type: Actuated-Coordinated
Maximum v/c Ratio: 0.56
Intersection Signal Delay: 11.9 Intersection LOS: B
Intersection Capacity Utilization 57.7% ICU Level of Service B
Analysis Period (min) 15
Splits and Phases: 4: IL 251 & Copper Dr
Northpointe Development TIS 01/14/2021 2023 No Build Synchro 10 Report
TAY Page 2
Packet Pg. 101
4.1.c
Lanes, Volumes, Timings Timing Plan: AM Peak
11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 41 651 5 25 263 141 10 5 20 81 5 25
Future Volume (vph) 41 651 5 25 263 141 10 5 20 81 5 25
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 250 0 225 0 0 0 0 0
Storage Lanes 1 0 1 0 0 0 0 0
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.999 0.948 0.923 0.970
Flt Protected 0.950 0.950 0.986 0.965
Satd. Flow (prot) 1805 3571 0 1805 3375 0 0 1729 0 0 1753 0
Flt Permitted 0.396 0.213 0.856 0.372
Satd. Flow (perm) 752 3571 0 405 3375 0 0 1501 0 0 676 0
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 1 131 24 18
Link Speed (mph) 35 35 35 35
Link Distance (ft) 543 746 298 237
Travel Time (s) 10.6 14.5 5.8 4.6
Peak Hour Factor 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82
Heavy Vehicles (%) 0% 1% 0% 0% 0% 4% 0% 0% 0% 2% 0% 0%
Adj. Flow (vph) 50 794 6 30 321 172 12 6 24 99 6 30
Shared Lane Traffic (%)
Lane Group Flow (vph) 50 800 0 30 493 0 0 42 0 0 135 0
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 0 0
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Turn Type pm+pt NA pm+pt NA Perm NA Perm NA
Protected Phases 1 6 5 2 4 3
Permitted Phases 6 2 4 3
Detector Phase 1 6 5 2 4 4 3 3
Switch Phase
Minimum Initial (s) 5.0 15.0 5.0 15.0 8.0 8.0 8.0 8.0
Minimum Split (s) 10.9 21.1 10.9 21.1 14.1 14.1 14.1 14.1
Total Split (s) 11.0 26.8 11.0 26.8 14.2 14.2 23.0 23.0
Total Split (%) 14.7% 35.7% 14.7% 35.7% 18.9% 18.9% 30.7% 30.7%
Maximum Green (s) 5.1 20.7 5.1 20.7 8.1 8.1 16.9 16.9
Yellow Time (s) 3.6 4.3 3.6 4.3 3.6 3.6 3.6 3.6
All-Red Time (s) 2.3 1.8 2.3 1.8 2.5 2.5 2.5 2.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 5.9 6.1 5.9 6.1 6.1 6.1
Lead/Lag Lead Lag Lead Lag Lag Lag Lead Lead
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.5 3.5 3.5 3.5 4.0 4.0 4.0 4.0
Recall Mode None Max None Max Max Max Max Max
Northpointe Development TIS 01/14/2021 2023 No Build Synchro 10 Report
TAY Page 3
Packet Pg. 102
4.1.c
Lanes, Volumes, Timings Timing Plan: AM Peak
11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Act Effct Green (s) 25.0 22.9 23.9 20.8 8.1 17.0
Actuated g/C Ratio 0.35 0.32 0.34 0.29 0.11 0.24
v/c Ratio 0.15 0.69 0.13 0.45 0.22 0.77
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Control Delay 14.2 25.7 14.2 16.9 21.4 54.4
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 14.2 25.7 14.2 16.9 21.4 54.4
LOS B C B B C D
Approach Delay 25.0 16.8 21.4 54.4
Approach LOS C B C D
Queue Length 50th (ft) 13 140 8 71 8 52
Queue Length 95th (ft) 29 218 20 100 32 #128
Internal Link Dist (ft) 463 666 218 157
Turn Bay Length (ft) 250 225
Base Capacity (vph) 343 1158 238 1088 194 176
Starvation Cap Reductn 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0
Reduced v/c Ratio 0.15 0.69 0.13 0.45 0.22 0.77
Intersection Summary
Area Type: Other
Cycle Length: 75
Actuated Cycle Length: 70.6
Natural Cycle: 80
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.77
Intersection Signal Delay: 24.7 Intersection LOS: C
Intersection Capacity Utilization 50.3% ICU Level of Service A
Analysis Period (min) 15
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173
Northpointe Development TIS 01/14/2021 2023 No Build Synchro 10 Report
TAY Page 4
Packet Pg. 103
4.1.c
SimTraffic Performance Report AM Peak
2023 No Build 01/16/2021
6: Baking Grounds Access/Frontage Rd & Copper Dr Performance by lane
Lane EB EB WB WB NB SB All
Movements Served LT TR LT TR LTR LTR
Denied Del/Veh (s) 0.1
Total Del/Veh (s) 4.3 4.9 0.9 2.7 2.3 4.4 3.3
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Northpointe Development TIS SimTraffic Report
TAY Page 1
Packet Pg. 104
4.1.c
Queuing and Blocking Report AM Peak
2023 No Build 01/16/2021
Intersection: 6: Baking Grounds Access/Frontage Rd & Copper Dr
Movement EB EB NB SB
Directions Served LT TR LTR LTR
Maximum Queue (ft) 31 30 28 40
Average Queue (ft) 15 11 7 20
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
95th Queue (ft) 37 34 26 37
Link Distance (ft) 180 180 109
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Northpointe Development TIS SimTraffic Report
TAY Page 2
Packet Pg. 105
4.1.c
HCM 6th AWSC Timing Plan: AM Peak
3: Mall Dr & Copper Dr 01/17/2021
Intersection
Intersection Delay, s/veh 7.3
Intersection LOS A
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 15 46 0 15 30 0
Future Vol, veh/h 15 46 0 15 30 0
Peak Hour Factor 0.65 0.65 0.65 0.65 0.65 0.65
Heavy Vehicles, % 0 4 0 0 0 0
Mvmt Flow 23 71 0 23 46 0
Number of Lanes 1 1 1 0 0 1
Approach WB NB SB
Opposing Approach SB NB
Opposing Lanes 0 1 1
Conflicting Approach Left NB WB
Conflicting Lanes Left 1 0 2
Conflicting Approach Right SB WB
Conflicting Lanes Right 1 2 0
HCM Control Delay 7.3 6.6 7.6
HCM LOS A A A
Lane NBLn1 WBLn1 WBLn2 SBLn1
Vol Left, % 0% 100% 0% 100%
Vol Thru, % 0% 0% 0% 0%
Vol Right, % 100% 0% 100% 0%
Sign Control Stop Stop Stop Stop
Traffic Vol by Lane 15 15 46 30
LT Vol 0 15 0 30
Through Vol 0 0 0 0
RT Vol 15 0 46 0
Lane Flow Rate 23 23 71 46
Geometry Grp 2 7 7 2
Degree of Util (X) 0.022 0.033 0.078 0.055
Departure Headway (Hd) 3.496 5.122 3.988 4.28
Convergence, Y/N Yes Yes Yes Yes
Cap 1012 699 897 832
Service Time 1.558 2.851 1.718 2.331
HCM Lane V/C Ratio 0.023 0.033 0.079 0.055
HCM Control Delay 6.6 8 7.1 7.6
HCM Lane LOS A A A A
HCM 95th-tile Q 0.1 0.1 0.3 0.2
Northpointe Development TIS 01/14/2021 2023 No Build Synchro 10 Report
TAY Page 1
Packet Pg. 106
4.1.c
Lanes, Volumes, Timings Timing Plan: PM Peak
4: IL 251 & Copper Dr 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 35 20 56 66 15 35 41 914 76 25 874 46
Future Volume (vph) 35 20 56 66 15 35 41 914 76 25 874 46
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 0 100 0 50 200 325 225 225
Storage Lanes 1 1 0 1 2 1 1 1
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 0.97 0.95 1.00 1.00 0.95 1.00
Frt 0.850 0.850 0.850 0.850
Flt Protected 0.950 0.961 0.950 0.950
Satd. Flow (prot) 1805 1900 1615 0 1826 1615 3502 3574 1615 1805 3574 1615
Flt Permitted 0.703 0.750 0.950 0.950
Satd. Flow (perm) 1336 1900 1615 0 1425 1615 3502 3574 1615 1805 3574 1615
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 96 96 100 100
Link Speed (mph) 30 30 30 30
Link Distance (ft) 451 617 1232 2051
Travel Time (s) 10.3 14.0 28.0 46.6
Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97
Heavy Vehicles (%) 0% 0% 0% 0% 0% 0% 0% 1% 0% 0% 1% 0%
Adj. Flow (vph) 36 21 58 68 15 36 42 942 78 26 901 47
Shared Lane Traffic (%)
Lane Group Flow (vph) 36 21 58 0 83 36 42 942 78 26 901 47
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 50 50
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Turn Type Perm NA Perm Perm NA Perm Prot NA Perm Prot NA Perm
Protected Phases 8 4 1 6 5 2
Permitted Phases 8 8 4 4 6 2
Detector Phase 8 8 8 4 4 4 1 6 6 5 2 2
Switch Phase
Minimum Initial (s) 10.0 10.0 10.0 10.0 10.0 10.0 5.0 20.0 20.0 5.0 20.0 20.0
Minimum Split (s) 22.5 22.5 22.5 22.5 22.5 22.5 12.1 26.2 26.2 12.1 26.5 26.5
Total Split (s) 29.0 29.0 29.0 29.0 29.0 29.0 16.0 75.0 75.0 16.0 75.0 75.0
Total Split (%) 24.2% 24.2% 24.2% 24.2% 24.2% 24.2% 13.3% 62.5% 62.5% 13.3% 62.5% 62.5%
Maximum Green (s) 22.1 22.1 22.1 22.1 22.1 22.1 8.9 68.8 68.8 8.9 68.5 68.5
Yellow Time (s) 4.4 4.4 4.4 4.4 4.4 4.4 4.6 4.3 4.3 4.6 4.6 4.6
All-Red Time (s) 2.5 2.5 2.5 2.5 2.5 2.5 2.5 1.9 1.9 2.5 1.9 1.9
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 6.9 6.9 6.9 6.9 6.9 7.1 6.2 6.2 7.1 6.5 6.5
Lead/Lag Lead Lag Lag Lead Lag Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 2.0 2.0 3.5 2.0 2.0
Recall Mode None None None None None None None C-Max C-Max None C-Max C-Max
Northpointe Development TIS 01/14/2021 2023 No Build Synchro 10 Report
TAY Page 1
Packet Pg. 107
4.1.c
Lanes, Volumes, Timings Timing Plan: PM Peak
4: IL 251 & Copper Dr 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Act Effct Green (s) 13.3 13.3 13.3 13.3 13.3 7.4 88.8 88.8 7.8 86.2 86.2
Actuated g/C Ratio 0.11 0.11 0.11 0.11 0.11 0.06 0.74 0.74 0.06 0.72 0.72
v/c Ratio 0.24 0.10 0.22 0.53 0.14 0.20 0.36 0.06 0.22 0.35 0.04
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Control Delay 51.5 47.2 4.2 62.0 1.1 55.1 8.8 1.2 57.1 9.3 0.1
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 51.5 47.2 4.2 62.0 1.1 55.1 8.8 1.2 57.1 9.3 0.1
LOS D D A E A E A A E A A
Approach Delay 26.9 43.6 10.0 10.2
Approach LOS C D B B
Queue Length 50th (ft) 26 15 0 62 0 16 162 0 20 152 0
Queue Length 95th (ft) 57 38 12 111 0 34 244 13 49 226 0
Internal Link Dist (ft) 371 537 1152 1971
Turn Bay Length (ft) 100 50 200 325 225 225
Base Capacity (vph) 246 349 375 262 375 259 2643 1220 136 2566 1187
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.15 0.06 0.15 0.32 0.10 0.16 0.36 0.06 0.19 0.35 0.04
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 120
Offset: 0 (0%), Referenced to phase 2:SBT and 6:NBT, Start of Green
Natural Cycle: 65
Control Type: Actuated-Coordinated
Maximum v/c Ratio: 0.53
Intersection Signal Delay: 12.7 Intersection LOS: B
Intersection Capacity Utilization 58.6% ICU Level of Service B
Analysis Period (min) 15
Splits and Phases: 4: IL 251 & Copper Dr
Northpointe Development TIS 01/14/2021 2023 No Build Synchro 10 Report
TAY Page 2
Packet Pg. 108
4.1.c
Lanes, Volumes, Timings Timing Plan: PM Peak
11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 25 520 10 61 712 111 25 10 46 207 20 61
Future Volume (vph) 25 520 10 61 712 111 25 10 46 207 20 61
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 250 0 225 0 0 0 0 0
Storage Lanes 1 0 1 0 0 0 0 0
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.997 0.980 0.923 0.971
Flt Protected 0.950 0.950 0.985 0.965
Satd. Flow (prot) 1805 3564 0 1805 3538 0 0 1727 0 0 1768 0
Flt Permitted 0.128 0.250 0.773 0.387
Satd. Flow (perm) 243 3564 0 475 3538 0 0 1356 0 0 709 0
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 2 15 45 14
Link Speed (mph) 35 35 35 35
Link Distance (ft) 543 746 298 237
Travel Time (s) 10.6 14.5 5.8 4.6
Peak Hour Factor 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87
Heavy Vehicles (%) 0% 1% 0% 0% 0% 0% 0% 0% 0% 1% 0% 0%
Adj. Flow (vph) 29 598 11 70 818 128 29 11 53 238 23 70
Shared Lane Traffic (%)
Lane Group Flow (vph) 29 609 0 70 946 0 0 93 0 0 331 0
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 0 0
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Turn Type pm+pt NA pm+pt NA Perm NA Perm NA
Protected Phases 1 6 5 2 4 3
Permitted Phases 6 2 4 3
Detector Phase 1 6 5 2 4 4 3 3
Switch Phase
Minimum Initial (s) 5.0 15.0 5.0 15.0 8.0 8.0 8.0 8.0
Minimum Split (s) 10.9 21.1 10.9 21.1 14.1 14.1 14.1 14.1
Total Split (s) 11.2 36.2 11.4 36.4 14.4 14.4 53.0 53.0
Total Split (%) 9.7% 31.5% 9.9% 31.7% 12.5% 12.5% 46.1% 46.1%
Maximum Green (s) 5.3 30.1 5.5 30.3 8.3 8.3 46.9 46.9
Yellow Time (s) 3.6 4.3 3.6 4.3 3.6 3.6 3.6 3.6
All-Red Time (s) 2.3 1.8 2.3 1.8 2.5 2.5 2.5 2.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 5.9 6.1 5.9 6.1 6.1 6.1
Lead/Lag Lead Lag Lead Lag Lag Lag Lead Lead
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.5 3.5 3.5 3.5 4.0 4.0 4.0 4.0
Recall Mode None Max None Max Max Max Max Max
Northpointe Development TIS 01/14/2021 2023 No Build Synchro 10 Report
TAY Page 3
Packet Pg. 109
4.1.c
Lanes, Volumes, Timings Timing Plan: PM Peak
11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173 01/16/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Act Effct Green (s) 34.6 30.2 36.0 32.6 8.3 47.0
Actuated g/C Ratio 0.31 0.27 0.32 0.29 0.07 0.42
v/c Ratio 0.20 0.64 0.32 0.92 0.66 1.09
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Control Delay 27.2 40.4 28.9 53.4 51.7 110.9
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 27.2 40.4 28.9 53.4 51.7 110.9
LOS C D C D D F
Approach Delay 39.8 51.7 51.7 110.9
Approach LOS D D D F
Queue Length 50th (ft) 14 211 34 ~366 35 ~275
Queue Length 95th (ft) 34 262 64 #482 #103 #436
Internal Link Dist (ft) 463 666 218 157
Turn Bay Length (ft) 250 225
Base Capacity (vph) 148 955 216 1032 141 303
Starvation Cap Reductn 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0
Reduced v/c Ratio 0.20 0.64 0.32 0.92 0.66 1.09
Intersection Summary
Area Type: Other
Cycle Length: 115
Actuated Cycle Length: 112.8
Natural Cycle: 130
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 1.09
Intersection Signal Delay: 57.5 Intersection LOS: E
Intersection Capacity Utilization 65.4% ICU Level of Service C
Analysis Period (min) 15
~ Volume exceeds capacity, queue is theoretically infinite.
Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173
Northpointe Development TIS 01/14/2021 2023 No Build Synchro 10 Report
TAY Page 4
Packet Pg. 110
4.1.c
SimTraffic Performance Report PM Peak
2023 No Build 01/16/2021
6: Baking Grounds Access/Frontage Rd & Copper Dr Performance by lane
Lane EB EB WB WB NB SB All
Movements Served LT TR LT TR LTR LTR
Denied Del/Veh (s) 0.1
Total Del/Veh (s) 5.3 5.3 1.0 2.9 3.9 4.3 3.6
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Northpointe Development TIS SimTraffic Report
TAY Page 1
Packet Pg. 111
4.1.c
Queuing and Blocking Report PM Peak
2023 No Build 01/16/2021
Intersection: 6: Baking Grounds Access/Frontage Rd & Copper Dr
Movement EB EB NB SB
Directions Served LT TR LTR LTR
Maximum Queue (ft) 33 32 10 51
Average Queue (ft) 18 19 1 23
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
95th Queue (ft) 39 42 8 40
Link Distance (ft) 180 180 109
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Northpointe Development TIS SimTraffic Report
TAY Page 2
Packet Pg. 112
4.1.c
HCM 6th AWSC Timing Plan: PM Peak
3: Mall Dr & Copper Dr 01/17/2021
Intersection
Intersection Delay, s/veh 7.5
Intersection LOS A
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 46 30 1 30 41 1
Future Vol, veh/h 46 30 1 30 41 1
Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90
Heavy Vehicles, % 0 0 0 0 0 0
Mvmt Flow 51 33 1 33 46 1
Number of Lanes 1 1 1 0 0 1
Approach WB NB SB
Opposing Approach SB NB
Opposing Lanes 0 1 1
Conflicting Approach Left NB WB
Conflicting Lanes Left 1 0 2
Conflicting Approach Right SB WB
Conflicting Lanes Right 1 2 0
HCM Control Delay 7.7 6.7 7.6
HCM LOS A A A
Lane NBLn1 WBLn1 WBLn2 SBLn1
Vol Left, % 0% 100% 0% 98%
Vol Thru, % 3% 0% 0% 2%
Vol Right, % 97% 0% 100% 0%
Sign Control Stop Stop Stop Stop
Traffic Vol by Lane 31 46 30 42
LT Vol 0 46 0 41
Through Vol 1 0 0 1
RT Vol 30 0 30 0
Lane Flow Rate 34 51 33 47
Geometry Grp 2 7 7 2
Degree of Util (X) 0.033 0.073 0.036 0.055
Departure Headway (Hd) 3.497 5.141 3.94 4.266
Convergence, Y/N Yes Yes Yes Yes
Cap 1008 697 907 832
Service Time 1.574 2.872 1.67 2.332
HCM Lane V/C Ratio 0.034 0.073 0.036 0.056
HCM Control Delay 6.7 8.3 6.8 7.6
HCM Lane LOS A A A A
HCM 95th-tile Q 0.1 0.2 0.1 0.2
Northpointe Development TIS 01/14/2021 2023 No Build Synchro 10 Report
TAY Page 1
Packet Pg. 113
4.1.c
Lanes, Volumes, Timings Timing Plan: AM Peak
4: IL 251 & Copper Dr 01/19/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 25 5 87 81 10 35 24 631 41 15 874 36
Future Volume (vph) 25 5 87 81 10 35 24 631 41 15 874 36
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 0 100 0 50 200 325 225 225
Storage Lanes 1 1 0 1 2 1 1 1
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 0.97 0.95 1.00 1.00 0.95 1.00
Frt 0.850 0.850 0.850 0.850
Flt Protected 0.950 0.957 0.950 0.950
Satd. Flow (prot) 1805 1900 1615 0 1818 1615 3502 3539 1615 1805 3574 1615
Flt Permitted 0.688 0.746 0.950 0.950
Satd. Flow (perm) 1307 1900 1615 0 1417 1615 3502 3539 1615 1805 3574 1615
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 116 116 120 120
Link Speed (mph) 30 30 30 30
Link Distance (ft) 451 617 1232 2051
Travel Time (s) 10.3 14.0 28.0 46.6
Peak Hour Factor 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85 0.85
Heavy Vehicles (%) 0% 0% 0% 0% 0% 0% 0% 2% 0% 0% 1% 0%
Adj. Flow (vph) 29 6 102 95 12 41 28 742 48 18 1028 42
Shared Lane Traffic (%)
Lane Group Flow (vph) 29 6 102 0 107 41 28 742 48 18 1028 42
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 50 50
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Turn Type Perm NA Perm Perm NA Perm Prot NA Perm Prot NA Perm
Protected Phases 8 4 1 6 5 2
Permitted Phases 8 8 4 4 6 2
Detector Phase 8 8 8 4 4 4 1 6 6 5 2 2
Switch Phase
Minimum Initial (s) 10.0 10.0 10.0 10.0 10.0 10.0 5.0 20.0 20.0 5.0 20.0 20.0
Minimum Split (s) 22.5 22.5 22.5 22.5 22.5 22.5 12.1 26.2 26.2 12.1 26.5 26.5
Total Split (s) 25.0 25.0 25.0 25.0 25.0 25.0 16.0 59.0 59.0 16.0 59.0 59.0
Total Split (%) 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% 16.0% 59.0% 59.0% 16.0% 59.0% 59.0%
Maximum Green (s) 18.1 18.1 18.1 18.1 18.1 18.1 8.9 52.8 52.8 8.9 52.5 52.5
Yellow Time (s) 4.4 4.4 4.4 4.4 4.4 4.4 4.6 4.3 4.3 4.6 4.6 4.6
All-Red Time (s) 2.5 2.5 2.5 2.5 2.5 2.5 2.5 1.9 1.9 2.5 1.9 1.9
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 6.9 6.9 6.9 6.9 6.9 7.1 6.2 6.2 7.1 6.5 6.5
Lead/Lag Lead Lag Lag Lead Lag Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 2.0 2.0 3.5 2.0 2.0
Recall Mode None None None None None None None C-Max C-Max None C-Max C-Max
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
TAY Page 1
Packet Pg. 114
4.1.c
Lanes, Volumes, Timings Timing Plan: AM Peak
4: IL 251 & Copper Dr 01/19/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Act Effct Green (s) 13.6 13.6 13.6 13.6 13.6 6.8 67.2 67.2 7.1 64.4 64.4
Actuated g/C Ratio 0.14 0.14 0.14 0.14 0.14 0.07 0.67 0.67 0.07 0.64 0.64
v/c Ratio 0.16 0.02 0.32 0.56 0.13 0.12 0.31 0.04 0.14 0.45 0.04
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Control Delay 38.8 35.2 8.3 51.1 0.8 44.5 8.9 0.1 45.5 11.3 0.1
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 38.8 35.2 8.3 51.1 0.8 44.5 8.9 0.1 45.5 11.3 0.1
LOS D D A D A D A A D B A
Approach Delay 15.9 37.1 9.6 11.5
Approach LOS B D A B
Queue Length 50th (ft) 17 3 0 65 0 8 70 0 11 182 0
Queue Length 95th (ft) 39 14 31 107 0 21 170 0 31 248 0
Internal Link Dist (ft) 371 537 1152 1971
Turn Bay Length (ft) 100 50 200 325 225 225
Base Capacity (vph) 236 343 387 256 387 311 2378 1124 160 2301 1082
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.12 0.02 0.26 0.42 0.11 0.09 0.31 0.04 0.11 0.45 0.04
Intersection Summary
Area Type: Other
Cycle Length: 100
Actuated Cycle Length: 100
Offset: 0 (0%), Referenced to phase 2:SBT and 6:NBT, Start of Green
Natural Cycle: 65
Control Type: Actuated-Coordinated
Maximum v/c Ratio: 0.56
Intersection Signal Delay: 12.8 Intersection LOS: B
Intersection Capacity Utilization 57.7% ICU Level of Service B
Analysis Period (min) 15
Splits and Phases: 4: IL 251 & Copper Dr
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
TAY Page 2
Packet Pg. 115
4.1.c
Lanes, Volumes, Timings Timing Plan: AM Peak
11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173 01/19/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 41 651 6 26 263 141 12 5 25 81 5 25
Future Volume (vph) 41 651 6 26 263 141 12 5 25 81 5 25
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 250 0 225 0 0 0 0 0
Storage Lanes 1 0 1 0 0 0 0 0
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.999 0.948 0.921 0.970
Flt Protected 0.950 0.950 0.986 0.965
Satd. Flow (prot) 1805 3571 0 1805 3375 0 0 1725 0 0 1753 0
Flt Permitted 0.396 0.213 0.853 0.380
Satd. Flow (perm) 752 3571 0 405 3375 0 0 1493 0 0 690 0
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 1 131 30 18
Link Speed (mph) 35 35 35 35
Link Distance (ft) 543 746 298 237
Travel Time (s) 10.6 14.5 5.8 4.6
Peak Hour Factor 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82 0.82
Heavy Vehicles (%) 0% 1% 0% 0% 0% 4% 0% 0% 0% 2% 0% 0%
Adj. Flow (vph) 50 794 7 32 321 172 15 6 30 99 6 30
Shared Lane Traffic (%)
Lane Group Flow (vph) 50 801 0 32 493 0 0 51 0 0 135 0
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 0 0
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Turn Type pm+pt NA pm+pt NA Perm NA Perm NA
Protected Phases 1 6 5 2 4 3
Permitted Phases 6 2 4 3
Detector Phase 1 6 5 2 4 4 3 3
Switch Phase
Minimum Initial (s) 5.0 15.0 5.0 15.0 8.0 8.0 8.0 8.0
Minimum Split (s) 10.9 21.1 10.9 21.1 14.1 14.1 14.1 14.1
Total Split (s) 11.0 26.8 11.0 26.8 14.2 14.2 23.0 23.0
Total Split (%) 14.7% 35.7% 14.7% 35.7% 18.9% 18.9% 30.7% 30.7%
Maximum Green (s) 5.1 20.7 5.1 20.7 8.1 8.1 16.9 16.9
Yellow Time (s) 3.6 4.3 3.6 4.3 3.6 3.6 3.6 3.6
All-Red Time (s) 2.3 1.8 2.3 1.8 2.5 2.5 2.5 2.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 5.9 6.1 5.9 6.1 6.1 6.1
Lead/Lag Lead Lag Lead Lag Lag Lag Lead Lead
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.5 3.5 3.5 3.5 4.0 4.0 4.0 4.0
Recall Mode None Max None Max Max Max Max Max
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
TAY Page 3
Packet Pg. 116
4.1.c
Lanes, Volumes, Timings Timing Plan: AM Peak
11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173 01/19/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Act Effct Green (s) 25.0 22.9 23.9 20.8 8.1 17.0
Actuated g/C Ratio 0.35 0.32 0.34 0.29 0.11 0.24
v/c Ratio 0.15 0.69 0.13 0.45 0.26 0.75
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Control Delay 14.2 25.7 14.3 16.9 21.0 52.2
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 14.2 25.7 14.3 16.9 21.0 52.2
LOS B C B B C D
Approach Delay 25.1 16.8 21.0 52.2
Approach LOS C B C D
Queue Length 50th (ft) 13 141 8 71 9 52
Queue Length 95th (ft) 29 218 21 100 35 #127
Internal Link Dist (ft) 463 666 218 157
Turn Bay Length (ft) 250 225
Base Capacity (vph) 343 1158 238 1088 199 179
Starvation Cap Reductn 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0
Reduced v/c Ratio 0.15 0.69 0.13 0.45 0.26 0.75
Intersection Summary
Area Type: Other
Cycle Length: 75
Actuated Cycle Length: 70.6
Natural Cycle: 75
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 0.75
Intersection Signal Delay: 24.5 Intersection LOS: C
Intersection Capacity Utilization 50.4% ICU Level of Service A
Analysis Period (min) 15
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
TAY Page 4
Packet Pg. 117
4.1.c
SimTraffic Performance Report AM Peak
2023 Build 01/19/2021
6: Baking Grounds Access/Frontage Rd & Copper Dr Performance by lane
Lane EB EB WB WB NB SB All
Movements Served LT TR LT TR LTR LTR
Denied Del/Veh (s) 0.0
Total Del/Veh (s) 4.4 5.4 0.9 2.8 2.4 4.5 3.5
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Northpointe Development TIS SimTraffic Report
TAY Page 1
Packet Pg. 118
4.1.c
Queuing and Blocking Report AM Peak
2023 Build 01/19/2021
Intersection: 6: Baking Grounds Access/Frontage Rd & Copper Dr
Movement EB EB WB NB SB
Directions Served LT TR TR LTR LTR
Maximum Queue (ft) 29 30 2 25 48
Average Queue (ft) 16 14 0 6 20
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
95th Queue (ft) 37 38 2 24 38
Link Distance (ft) 180 180 346 109 400
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Northpointe Development TIS SimTraffic Report
TAY Page 2
Packet Pg. 119
4.1.c
HCM 6th AWSC Timing Plan: AM Peak
3: Mall Dr & Copper Dr 01/17/2021
Intersection
Intersection Delay, s/veh 7.4
Intersection LOS A
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 15 48 0 15 37 1
Future Vol, veh/h 15 48 0 15 37 1
Peak Hour Factor 0.65 0.65 0.65 0.65 0.65 0.65
Heavy Vehicles, % 0 4 0 0 0 0
Mvmt Flow 23 74 0 23 57 2
Number of Lanes 1 1 1 0 0 1
Approach WB NB SB
Opposing Approach SB NB
Opposing Lanes 0 1 1
Conflicting Approach Left NB WB
Conflicting Lanes Left 1 0 2
Conflicting Approach Right SB WB
Conflicting Lanes Right 1 2 0
HCM Control Delay 7.3 6.7 7.7
HCM LOS A A A
Lane NBLn1 WBLn1 WBLn2 SBLn1
Vol Left, % 0% 100% 0% 97%
Vol Thru, % 0% 0% 0% 3%
Vol Right, % 100% 0% 100% 0%
Sign Control Stop Stop Stop Stop
Traffic Vol by Lane 15 15 48 38
LT Vol 0 15 0 37
Through Vol 0 0 0 1
RT Vol 15 0 48 0
Lane Flow Rate 23 23 74 58
Geometry Grp 2 7 7 2
Degree of Util (X) 0.023 0.033 0.082 0.07
Departure Headway (Hd) 3.511 5.143 4.01 4.28
Convergence, Y/N Yes Yes Yes Yes
Cap 1006 695 891 831
Service Time 1.579 2.882 1.748 2.334
HCM Lane V/C Ratio 0.023 0.033 0.083 0.07
HCM Control Delay 6.7 8.1 7.1 7.7
HCM Lane LOS A A A A
HCM 95th-tile Q 0.1 0.1 0.3 0.2
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
TAY Page 1
Packet Pg. 120
4.1.c
HCM Unsignalized Intersection Capacity Analysis Timing Plan: AM Peak
17: Frontage Rd & East Access 01/19/2021
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 3 50 52 2 7 9
Future Volume (Veh/h) 3 50 52 2 7 9
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 3 54 57 2 8 10
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type None None
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume 59 118 58
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol 59 118 58
tC, single (s) 4.1 6.4 6.2
tC, 2 stage (s)
tF (s) 2.2 3.5 3.3
p0 queue free % 100 99 99
cM capacity (veh/h) 1545 876 1008
Direction, Lane # EB 1 WB 1 SB 1
Volume Total 57 59 18
Volume Left 3 0 8
Volume Right 0 2 10
cSH 1545 1700 945
Volume to Capacity 0.00 0.03 0.02
Queue Length 95th (ft) 0 0 1
Control Delay (s) 0.4 0.0 8.9
Lane LOS A A
Approach Delay (s) 0.4 0.0 8.9
Approach LOS A
Intersection Summary
Average Delay 1.4
Intersection Capacity Utilization 15.1% ICU Level of Service A
Analysis Period (min) 15
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
TAY Page 1
Packet Pg. 121
4.1.c
HCM Unsignalized Intersection Capacity Analysis Timing Plan: AM Peak
20: Mall Dr & West Access 01/16/2021
Movement EBL EBT EBR WBL WBT WBR NBL NBR SEL SER
Lane Configurations
Traffic Volume (veh/h) 0 0 0 8 0 0 46 2 0 30
Future Volume (Veh/h) 0 0 0 8 0 0 46 2 0 30
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Sign Control Stop Stop Free Free
Grade 0% 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 0 0 0 9 0 0 50 2 0 33
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type None None
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume 84 85 33 84 84 51 52
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol 84 85 33 84 84 51 52
tC, single (s) 7.1 6.5 6.2 7.1 6.5 6.2 4.1
tC, 2 stage (s)
tF (s) 3.5 4.0 3.3 3.5 4.0 3.3 2.2
p0 queue free % 100 100 100 99 100 100 100
cM capacity (veh/h) 903 805 1041 903 806 1017 1554
Direction, Lane # WB 1 NB 1 SE 1
Volume Total 9 52 33
Volume Left 9 0 0
Volume Right 0 2 0
cSH 903 1700 1554
Volume to Capacity 0.01 0.03 0.00
Queue Length 95th (ft) 1 0 0
Control Delay (s) 9.0 0.0 0.0
Lane LOS A
Approach Delay (s) 9.0 0.0 0.0
Approach LOS A
Intersection Summary
Average Delay 0.9
Intersection Capacity Utilization 20.0% ICU Level of Service A
Analysis Period (min) 15
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
TAY Page 3
Packet Pg. 122
4.1.c
Lanes, Volumes, Timings Timing Plan: PM Peak
4: IL 251 & Copper Dr 01/19/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 38 20 63 66 15 35 52 914 76 25 874 52
Future Volume (vph) 38 20 63 66 15 35 52 914 76 25 874 52
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 0 100 0 50 200 325 225 225
Storage Lanes 1 1 0 1 2 1 1 1
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 1.00 1.00 1.00 1.00 1.00 0.97 0.95 1.00 1.00 0.95 1.00
Frt 0.850 0.850 0.850 0.850
Flt Protected 0.950 0.961 0.950 0.950
Satd. Flow (prot) 1805 1900 1615 0 1826 1615 3502 3574 1615 1805 3574 1615
Flt Permitted 0.703 0.750 0.950 0.950
Satd. Flow (perm) 1336 1900 1615 0 1425 1615 3502 3574 1615 1805 3574 1615
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 96 96 100 100
Link Speed (mph) 30 30 30 30
Link Distance (ft) 451 617 1232 2051
Travel Time (s) 10.3 14.0 28.0 46.6
Peak Hour Factor 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97 0.97
Heavy Vehicles (%) 0% 0% 0% 0% 0% 0% 0% 1% 0% 0% 1% 0%
Adj. Flow (vph) 39 21 65 68 15 36 54 942 78 26 901 54
Shared Lane Traffic (%)
Lane Group Flow (vph) 39 21 65 0 83 36 54 942 78 26 901 54
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 50 50
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Turn Type Perm NA Perm Perm NA Perm Prot NA Perm Prot NA Perm
Protected Phases 8 4 1 6 5 2
Permitted Phases 8 8 4 4 6 2
Detector Phase 8 8 8 4 4 4 1 6 6 5 2 2
Switch Phase
Minimum Initial (s) 10.0 10.0 10.0 10.0 10.0 10.0 5.0 20.0 20.0 5.0 20.0 20.0
Minimum Split (s) 22.5 22.5 22.5 22.5 22.5 22.5 12.1 26.2 26.2 12.1 26.5 26.5
Total Split (s) 29.0 29.0 29.0 29.0 29.0 29.0 16.0 75.0 75.0 16.0 75.0 75.0
Total Split (%) 24.2% 24.2% 24.2% 24.2% 24.2% 24.2% 13.3% 62.5% 62.5% 13.3% 62.5% 62.5%
Maximum Green (s) 22.1 22.1 22.1 22.1 22.1 22.1 8.9 68.8 68.8 8.9 68.5 68.5
Yellow Time (s) 4.4 4.4 4.4 4.4 4.4 4.4 4.6 4.3 4.3 4.6 4.6 4.6
All-Red Time (s) 2.5 2.5 2.5 2.5 2.5 2.5 2.5 1.9 1.9 2.5 1.9 1.9
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 6.9 6.9 6.9 6.9 6.9 7.1 6.2 6.2 7.1 6.5 6.5
Lead/Lag Lead Lag Lag Lead Lag Lag
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.5 3.5 3.5 3.5 3.5 3.5 3.5 2.0 2.0 3.5 2.0 2.0
Recall Mode None None None None None None None C-Max C-Max None C-Max C-Max
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
TAY Page 1
Packet Pg. 123
4.1.c
Lanes, Volumes, Timings Timing Plan: PM Peak
4: IL 251 & Copper Dr 01/19/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Act Effct Green (s) 13.3 13.3 13.3 13.3 13.3 7.7 88.8 88.8 7.8 85.8 85.8
Actuated g/C Ratio 0.11 0.11 0.11 0.11 0.11 0.06 0.74 0.74 0.06 0.72 0.72
v/c Ratio 0.27 0.10 0.25 0.53 0.14 0.24 0.36 0.06 0.22 0.35 0.05
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Control Delay 52.2 47.2 5.7 62.0 1.1 55.4 8.8 1.2 57.1 9.5 0.3
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 52.2 47.2 5.7 62.0 1.1 55.4 8.8 1.2 57.1 9.5 0.3
LOS D D A E A E A A E A A
Approach Delay 27.2 43.6 10.6 10.3
Approach LOS C D B B
Queue Length 50th (ft) 28 15 0 62 0 21 162 0 20 154 0
Queue Length 95th (ft) 61 38 19 111 0 41 244 13 49 229 2
Internal Link Dist (ft) 371 537 1152 1971
Turn Bay Length (ft) 100 50 200 325 225 225
Base Capacity (vph) 246 349 375 262 375 263 2643 1220 136 2556 1183
Starvation Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0 0 0 0 0 0
Reduced v/c Ratio 0.16 0.06 0.17 0.32 0.10 0.21 0.36 0.06 0.19 0.35 0.05
Intersection Summary
Area Type: Other
Cycle Length: 120
Actuated Cycle Length: 120
Offset: 0 (0%), Referenced to phase 2:SBT and 6:NBT, Start of Green
Natural Cycle: 65
Control Type: Actuated-Coordinated
Maximum v/c Ratio: 0.53
Intersection Signal Delay: 13.1 Intersection LOS: B
Intersection Capacity Utilization 58.6% ICU Level of Service B
Analysis Period (min) 15
Splits and Phases: 4: IL 251 & Copper Dr
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
TAY Page 2
Packet Pg. 124
4.1.c
Lanes, Volumes, Timings Timing Plan: PM Peak
11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173 01/19/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (vph) 25 520 13 66 712 111 27 10 49 207 20 61
Future Volume (vph) 25 520 13 66 712 111 27 10 49 207 20 61
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900
Storage Length (ft) 250 0 225 0 0 0 0 0
Storage Lanes 1 0 1 0 0 0 0 0
Taper Length (ft) 25 25 25 25
Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 1.00 1.00 1.00 1.00 1.00
Frt 0.996 0.980 0.923 0.971
Flt Protected 0.950 0.950 0.984 0.965
Satd. Flow (prot) 1805 3561 0 1805 3538 0 0 1726 0 0 1768 0
Flt Permitted 0.128 0.247 0.770 0.392
Satd. Flow (perm) 243 3561 0 469 3538 0 0 1350 0 0 718 0
Right Turn on Red Yes Yes Yes Yes
Satd. Flow (RTOR) 2 15 45 14
Link Speed (mph) 35 35 35 35
Link Distance (ft) 543 746 298 237
Travel Time (s) 10.6 14.5 5.8 4.6
Peak Hour Factor 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87 0.87
Heavy Vehicles (%) 0% 1% 0% 0% 0% 0% 0% 0% 0% 1% 0% 0%
Adj. Flow (vph) 29 598 15 76 818 128 31 11 56 238 23 70
Shared Lane Traffic (%)
Lane Group Flow (vph) 29 613 0 76 946 0 0 98 0 0 331 0
Enter Blocked Intersection No No No No No No No No No No No No
Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right
Median Width(ft) 12 12 0 0
Link Offset(ft) 0 0 0 0
Crosswalk Width(ft) 16 16 16 16
Two way Left Turn Lane
Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Turning Speed (mph) 15 9 15 9 15 9 15 9
Turn Type pm+pt NA pm+pt NA Perm NA Perm NA
Protected Phases 1 6 5 2 4 3
Permitted Phases 6 2 4 3
Detector Phase 1 6 5 2 4 4 3 3
Switch Phase
Minimum Initial (s) 5.0 15.0 5.0 15.0 8.0 8.0 8.0 8.0
Minimum Split (s) 10.9 21.1 10.9 21.1 14.1 14.1 14.1 14.1
Total Split (s) 11.2 36.2 11.4 36.4 14.4 14.4 53.0 53.0
Total Split (%) 9.7% 31.5% 9.9% 31.7% 12.5% 12.5% 46.1% 46.1%
Maximum Green (s) 5.3 30.1 5.5 30.3 8.3 8.3 46.9 46.9
Yellow Time (s) 3.6 4.3 3.6 4.3 3.6 3.6 3.6 3.6
All-Red Time (s) 2.3 1.8 2.3 1.8 2.5 2.5 2.5 2.5
Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0
Total Lost Time (s) 5.9 6.1 5.9 6.1 6.1 6.1
Lead/Lag Lead Lag Lead Lag Lag Lag Lead Lead
Lead-Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes
Vehicle Extension (s) 3.5 3.5 3.5 3.5 4.0 4.0 4.0 4.0
Recall Mode None Max None Max Max Max Max Max
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
TAY Page 3
Packet Pg. 125
4.1.c
Lanes, Volumes, Timings Timing Plan: PM Peak
11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173 01/19/2021
Lane Group EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Act Effct Green (s) 34.6 30.2 36.0 32.6 8.3 47.0
Actuated g/C Ratio 0.31 0.27 0.32 0.29 0.07 0.42
v/c Ratio 0.20 0.64 0.36 0.92 0.70 1.08
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Control Delay 27.2 40.5 29.7 53.4 55.7 106.1
Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0
Total Delay 27.2 40.5 29.7 53.4 55.7 106.1
LOS C D C D E F
Approach Delay 39.9 51.6 55.7 106.1
Approach LOS D D E F
Queue Length 50th (ft) 14 212 37 ~366 39 ~273
Queue Length 95th (ft) 34 265 69 #482 #113 #433
Internal Link Dist (ft) 463 666 218 157
Turn Bay Length (ft) 250 225
Base Capacity (vph) 148 954 214 1032 141 307
Starvation Cap Reductn 0 0 0 0 0 0
Spillback Cap Reductn 0 0 0 0 0 0
Storage Cap Reductn 0 0 0 0 0 0
Reduced v/c Ratio 0.20 0.64 0.36 0.92 0.70 1.08
Intersection Summary
Area Type: Other
Cycle Length: 115
Actuated Cycle Length: 112.8
Natural Cycle: 130
Control Type: Actuated-Uncoordinated
Maximum v/c Ratio: 1.08
Intersection Signal Delay: 56.8 Intersection LOS: E
Intersection Capacity Utilization 65.4% ICU Level of Service C
Analysis Period (min) 15
~ Volume exceeds capacity, queue is theoretically infinite.
Queue shown is maximum after two cycles.
# 95th percentile volume exceeds capacity, queue may be longer.
Queue shown is maximum after two cycles.
Splits and Phases: 11: Frontage Rd/Banyon Dr & Ralston Rd/IL 173
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
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SimTraffic Performance Report PM Peak
2023 Build 01/19/2021
6: Baking Grounds Access/Frontage Rd & Copper Dr Performance by lane
Lane EB EB WB WB NB SB All
Movements Served LT TR LT TR LTR LTR
Denied Del/Veh (s) 0.0
Total Del/Veh (s) 5.4 5.5 1.0 3.0 4.6 4.1 3.7
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Northpointe Development TIS SimTraffic Report
TAY Page 1
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Queuing and Blocking Report PM Peak
2023 Build 01/19/2021
Intersection: 6: Baking Grounds Access/Frontage Rd & Copper Dr
Movement EB EB WB NB SB
Directions Served LT TR TR LTR LTR
Maximum Queue (ft) 36 30 2 17 41
Average Queue (ft) 19 22 0 1 22
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
95th Queue (ft) 39 43 3 8 36
Link Distance (ft) 180 180 346 109 400
Upstream Blk Time (%)
Queuing Penalty (veh)
Storage Bay Dist (ft)
Storage Blk Time (%)
Queuing Penalty (veh)
Northpointe Development TIS SimTraffic Report
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HCM 6th AWSC Timing Plan: PM Peak
3: Mall Dr & Copper Dr 01/19/2021
Intersection
Intersection Delay, s/veh 7.5
Intersection LOS A
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Movement WBL WBR NBT NBR SBL SBT
Lane Configurations
Traffic Vol, veh/h 46 38 2 30 46 1
Future Vol, veh/h 46 38 2 30 46 1
Peak Hour Factor 0.90 0.90 0.90 0.90 0.90 0.90
Heavy Vehicles, % 0 0 0 0 0 0
Mvmt Flow 51 42 2 33 51 1
Number of Lanes 1 1 1 0 0 1
Approach WB NB SB
Opposing Approach SB NB
Opposing Lanes 0 1 1
Conflicting Approach Left NB WB
Conflicting Lanes Left 1 0 2
Conflicting Approach Right SB WB
Conflicting Lanes Right 1 2 0
HCM Control Delay 7.7 6.7 7.6
HCM LOS A A A
Lane NBLn1 WBLn1 WBLn2 SBLn1
Vol Left, % 0% 100% 0% 98%
Vol Thru, % 6% 0% 0% 2%
Vol Right, % 94% 0% 100% 0%
Sign Control Stop Stop Stop Stop
Traffic Vol by Lane 32 46 38 47
LT Vol 0 46 0 46
Through Vol 2 0 0 1
RT Vol 30 0 38 0
Lane Flow Rate 36 51 42 52
Geometry Grp 2 7 7 2
Degree of Util (X) 0.035 0.073 0.046 0.062
Departure Headway (Hd) 3.535 5.153 3.951 4.282
Convergence, Y/N Yes Yes Yes Yes
Cap 996 695 903 828
Service Time 1.616 2.89 1.688 2.352
HCM Lane V/C Ratio 0.036 0.073 0.047 0.063
HCM Control Delay 6.7 8.3 6.9 7.6
HCM Lane LOS A A A A
HCM 95th-tile Q 0.1 0.2 0.1 0.2
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
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HCM Unsignalized Intersection Capacity Analysis Timing Plan: PM Peak
17: Frontage Rd & East Access 01/19/2021
Movement EBL EBT WBT WBR SBL SBR
Lane Configurations
Traffic Volume (veh/h) 9 96 76 8 5 5
Future Volume (Veh/h) 9 96 76 8 5 5
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Sign Control Free Free Stop
Grade 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 10 104 83 9 5 5
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type None None
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume 92 212 88
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol 92 212 88
tC, single (s) 4.1 6.4 6.2
tC, 2 stage (s)
tF (s) 2.2 3.5 3.3
p0 queue free % 99 99 99
cM capacity (veh/h) 1503 772 971
Direction, Lane # EB 1 WB 1 SB 1
Volume Total 114 92 10
Volume Left 10 0 5
Volume Right 0 9 5
cSH 1503 1700 860
Volume to Capacity 0.01 0.05 0.01
Queue Length 95th (ft) 1 0 1
Control Delay (s) 0.7 0.0 9.2
Lane LOS A A
Approach Delay (s) 0.7 0.0 9.2
Approach LOS A
Intersection Summary
Average Delay 0.8
Intersection Capacity Utilization 22.2% ICU Level of Service A
Analysis Period (min) 15
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HCM Unsignalized Intersection Capacity Analysis Timing Plan: PM Peak
20: Mall Dr & West Access 01/19/2021
Movement EBL EBT EBR WBL WBT WBR NBL NBR SEL SER
Lane Configurations
Traffic Volume (veh/h) 0 0 0 5 0 0 31 9 0 42
Future Volume (Veh/h) 0 0 0 5 0 0 31 9 0 42
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Sign Control Stop Stop Free Free
Grade 0% 0% 0% 0%
Peak Hour Factor 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92 0.92
Hourly flow rate (vph) 0 0 0 5 0 0 34 10 0 46
Pedestrians
Lane Width (ft)
Walking Speed (ft/s)
Percent Blockage
Right turn flare (veh)
Median type None None
Median storage veh)
Upstream signal (ft)
pX, platoon unblocked
vC, conflicting volume 85 90 46 85 85 39 44
vC1, stage 1 conf vol
vC2, stage 2 conf vol
vCu, unblocked vol 85 90 46 85 85 39 44
tC, single (s) 7.1 6.5 6.2 7.1 6.5 6.2 4.1
tC, 2 stage (s)
tF (s) 3.5 4.0 3.3 3.5 4.0 3.3 2.2
p0 queue free % 100 100 100 99 100 100 100
cM capacity (veh/h) 901 800 1023 901 805 1033 1564
Direction, Lane # WB 1 NB 1 SE 1
Volume Total 5 44 46
Volume Left 5 0 0
Volume Right 0 10 0
cSH 901 1700 1564
Volume to Capacity 0.01 0.03 0.00
Queue Length 95th (ft) 0 0 0
Control Delay (s) 9.0 0.0 0.0
Lane LOS A
Approach Delay (s) 9.0 0.0 0.0
Approach LOS A
Intersection Summary
Average Delay 0.5
Intersection Capacity Utilization 20.0% ICU Level of Service A
Analysis Period (min) 15
Northpointe Development TIS 01/14/2021 2023 Build Synchro 10 Report
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PHASE I: ICE MEMORANDUM
To: Village of McFarland
From: Lee Gibbs, PE, PTOE
Date: 7/23/2020
RE: Traffic Impact Analysis (TIA)
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Broadhead Street and Holscher Road
Village of McFarland
Dane County
Project Description:
This intersection is a four-legged intersection located on the periphery of the Village of McFarland.
Broadhead Street (also known as County MN and running east-west) serves as the major street and
Holscher Road (running north-south) serves as the minor street with all movements from Holscher Road
under stop control. Exclusive left-turn lanes are provided on both approaches of Holscher Road and an
exclusive right-turn lane is provided on the west leg of Broadhead Street. Bike lanes and sidewalks are
provided on the north, south, and west intersection legs while crosswalks are provided on all
intersection legs. A multi-use path runs on the north side of the east intersection leg.
Several developments are proposed in the immediate vicinity of the intersection: a residential
development of 80 dwelling units, a residential development of 32 units, and a new Village public safety
building. These sites, in addition to long-range Village growth east of the study intersection, will
increase traffic volumes at this location. This condition, coupled with existing concerns of stop-sign
noncompliance on Holscher Road and upcoming reconstruction of Broadhead Street east of Holscher
Road, has introduced consideration of evaluating the existing intersection control and to investigate
potential intersection control improvements.
Description of Alternatives:
The following intersection control was investigated:
• Two-way stop-control (TWSC) – existing condition
• All-way stop-control (AWSC)
• Traffic signal control
• Roundabout control
Safety Considerations:
Observed Crash History Years: 2015 through 2019
Crash Type Fatal Injury A Injury B Injury C KABC PDO Total
Fixed Object 0 0 0 0 0 2 2
Angle 0 0 0 1 1 0 1
Total 0 0 0 1 1 2 3
Injury A: crash resulting in incapacitating injury
Injury B: crash resulting in non-incapacitating injury
Injury C: crash resulting in minor injury
KABC: sum of fatal and injury crashes
PDO: property damage only crashes
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PHASE I: ICE MEMORANDUM
Crash Trends: No crash trends identified in observed crash history
Contributing Factors: One PDO crash was alcohol-related; the other PDO crash occurred in a work zone
Operational Considerations:
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Peak period (6-9a and 3-6p) intersection turning movement counts were collected at the intersection in
July 2020. Due to the COVID-19 pandemic altering traffic patterns, the collected traffic data was
adjusted using historical counts in the area to project more representative (i.e. pre COVID-19) traffic
conditions. Year 2009 and 2018 traffic counts along County MN (east of the study intersection) were
reviewed to generate an average annual growth rate (AAGR) for the roadway. This AAGR was projected
to extrapolate Year 2020 traffic volumes at this count site. The extrapolated count data was compared
to observed intersection counts at Broadhead / Holscher and intersection volumes were increased to
reflect the extrapolated data. Observed turning movement proportions for each intersection approach
were used to apply the increase in traffic volumes to each turning movement at the intersection. This
process produced the existing-year intersection turning movement volumes used for analysis purposes.
Existing (Year 2020) and future-year (Year 2030) traffic conditions were evaluated. Background growth
(2 percent per year), site traffic from adjacent properties, and site traffic from long-range growth areas
were included in the future-year conditions. The Highway Capacity Manual (HCM) module of Synchro11
was used to develop measures of effectiveness (MOEs) for all traffic operations analysis scenarios. The
results can be found below:
Year: 2020 Existing Conditions (TWSC)
EB WB NB SB
AM Peak
L/T - R - All - L - T/R L - T/R
# Lanes 1 1 1 1 1 1 1
LOS A A A B B B B
Delay (s) 7.6 0.0 7.5 11.6 12.1 13.2 10.3
v/c 0.02 0.00 0.01 0.05 0.19 0.10 0.08
Queue (ft.) 5 0 0 5 20 10 10
Storage (ft.) 100 100 100
EB WB NB SB
PM Peak
L/T - R - All - L - T/R L - T/R
# Lanes 1 1 1 1 1 1 1
LOS A A A B B B B
Delay (s) 7.5 0.0 7.5 11.7 11.0 12.1 11.2
v/c 0.02 0.00 0.01 0.04 0.10 0.08 0.12
Queue (ft.) 5 0 0 5 10 5 10
Storage (ft.) 100 100 100
Additional
Information
Packet Pg. 133
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PHASE I: ICE MEMORANDUM
Year: 2030 Future No-Build Conditions
EB WB NB SB
AM Peak
L/T - R L/T - R L - T/R L - T/R
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
# Lanes 1 1 1 1 1 1 1 1
LOS A A A A B B B B
Delay (s) 7.6 0.0 7.5 0.0 11.6 12.1 12.6 10.0
v/c 0.02 0.00 0.01 0.00 0.05 0.19 0.09 0.07
Queue (ft.) 5 0 0 0 5 20 10 5
Storage (ft.) 100 100 100 100
EB WB NB SB
PM Peak
L/T - R L/T - R L - T/R L - T/R
# Lanes 1 1 1 1 1 1 1 1
LOS A A A A B B B B
Delay (s) 7.5 0.0 7.5 0.0 11.7 11.0 11.9 11.1
v/c 0.02 0.00 0.01 0.00 0.04 0.10 0.07 0.12
Queue (ft.) 5 0 0 0 5 10 5 10
Storage (ft.) 100 100 100 100
As part of the Broadhead Street reconstruction, the WB approach will be reconstructed to provide a through/left-
Additional
turn lane and an exclusive right-turn lane. This update is reflected in this, and other relevant, future-year
Information
alternatives.
Year: 2030 Future Build Conditions (AWSC Alternative)
EB WB NB SB
AM Peak
L/T - R L/T - R L - T/R L - T/R
# Lanes 1 1 1 1 1 1 1 1
LOS B A B A B B B B
Delay (s) 11.4 8.7 14.2 9.7 10.3 11.5 11.0 10.0
v/c 0.26 0.07 0.47 0.24 0.07 0.28 0.14 0.15
Queue (ft.) 25 5 65 20 5 30 15 15
Storage (ft.) 100 100 100 100
EB WB NB SB
PM Peak
L/T - R L/T - R L - T/R L - T/R
# Lanes 1 1 1 1 1 1 1 1
LOS B A B A B B B B
Delay (s) 13.9 8.7 13.0 8.7 10.5 10.8 11.5 10.5
v/c 0.45 0.09 0.39 0.08 0.07 0.21 0.20 0.19
Queue (ft.) 60 10 45 10 5 20 20 20
Storage (ft.) 100 100 100 100
Per guidance in Section 2B.07 of the Manual of Uniform Traffic Control Devices (MUTCD), Year 2030 AM and PM
Additional
projected peak-hour volumes at this intersection would meet minimum volume thresholds for AWSC consideration
Information
to implement. Year 2020 volumes would not meet these thresholds.
Packet Pg. 134
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PHASE I: ICE MEMORANDUM
Year: 2030 Future Build Conditions (Traffic Signal Alternative)
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
EB WB NB SB
AM Peak
L/T - R L/T - R L - T/R L - T/R
# Lanes 1 1 1 1 1 1 1 1
LOS A A A A A A A A
Delay (s) 5.0 4.7 5.6 5.4 7.2 7.4 8.0 6.9
v/c 0.18 0.08 0.35 0.32 0.06 0.39 0.13 0.24
Queue (ft.) 10 5 20 10 5 20 10 10
Storage (ft.) 100 100 100 100
EB WB NB SB
PM Peak
L/T - R L/T - R L - T/R L - T/R
# Lanes 1 1 1 1 1 1 1 1
LOS A A A A A A A A
Delay (s) 5.8 5.1 5.6 5.0 6.8 6.6 7.4 6.5
v/c 0.34 0.13 0.29 0.10 0.06 0.29 0.17 0.26
Queue (ft.) 20 5 15 5 5 10 10 10
Storage (ft.) 100 100 100 100
Additional Per Section 4C of the MUTCD, Year 2030 AM and PM peak-hour volumes would not meet minimum volume
Information thresholds for traffic signal consideration to implement.
Year: 2030 Future Build Conditions (Roundabout Alternative)
EB WB NB SB
AM Peak
- All - - All - - All - - All -
# Lanes 1 1 1 1
LOS A A A A
Delay (s) 4.8 8.4 5.0 5.3
v/c 0.17 0.43 0.18 0.16
Queue (ft.) 25 50 25 25
Storage (ft.)
EB WB NB SB
PM Peak
- All - - All - - All - - All -
# Lanes 1 1 1 1
LOS A A A A
Delay (s) 6.4 5.5 5.5 5.5
v/c 0.30 0.25 0.17 0.21
Queue (ft.) 25 25 25 25
Storage (ft.)
Additional
Information
Packet Pg. 135
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PHASE I: ICE MEMORANDUM
Other Considerations:
A cemetery is located in the northwest quadrant of the intersection. A public safety center – with
firehouse – is proposed in the southeast quadrant; it is anticipated that emergency vehicles will exit
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
onto Broadhead Street.
Feasibility of Alternatives:
The TWSC, AWSC, and traffic signal alternatives can be implemented with minimal impacts to the
surrounding areas; the roundabout alternative may require right of way acquisition and/or roadway
realignment due to sensitive land uses adjacent to the intersection.
Conclusion:
All alternatives maintain adequate (LOS C or better) traffic operations during Year 2030 peak traffic
periods. Due to existing land uses, the roundabout alternative may require right of way acquisition and
realignment of roadway approaches; therefore, the roundabout alternative should not be considered a
feasible alternative for consideration.
Due to the low traffic volumes currently at the intersection, the intersection should maintain TWSC
upon reconstruction of the east leg of Broadhead Street. Traffic conditions should be monitored at this
intersection as development occurs to determine when AWSC should be implemented (see attachment
for volume thresholds for AWSC consideration). It is unlikely that traffic volumes will meet minimum
thresholds to warrant traffic signalization; therefore, traffic signal control is not recommended at this
time (see attachment for volume thresholds for traffic signal consideration).
Attachments:
Intersection turning movement counts collected in July 2020
Crash Diagram
Intersection Traffic Operations Analysis Worksheets
Section 2B.07 of MUTCD (AWSC volume thresholds)
Section 4C of MUTCD (traffic signal volume thresholds)
Packet Pg. 136
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Intersection Traffic Volume Report Count Basics
Start Date: Thursday, July 9, 2020
Version 2013.J4.1
Weekday Schools Not in Session
Page 1 of 11
Total Number of Hours Counted: 6 Non-Holiday No Special Events
Base Information, Observed (6) Hour and Estimated (24) Hour Volume Summaries
Intersection of: Holscher Road and Broadhead Street
Site Information Count Information
Municipality McFarland Hrs Counted: 6:00 AM-9:00 AM and 3:00 PM-6:00 PM
County Dane WisDOT Region SW-M 1st Day of Count Thursday, July 9, 2020 Weather
Traffic Control Partial Stop Control AM Peak Period Thursday, July 9, 2020 Clear & Dry
Roadway Names North Direction ↑ Midday Peak Period Clear & Dry
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
North Leg Holscher Road PM Peak Period Thursday, July 9, 2020 Clear & Dry
East Leg Broadhead Street Calculated Peak Hours
South Leg Holscher Road AM 7:15-8:15am MD PM 4:15-5:15pm
West Leg Broadhead Street Peak Hours Selected for Analysis
Special Considerations AM 7:15-8:15am MD PM 4:15-5:15pm
Schools Not in Session Daily/Seasonal Adjustment Group
Holidays None Count Expansion Group
Special Events None Daily/Seasonal Adjustment Factor 1 Count Expansion Factor 2.330
Special Pedestrians Observed Company Name SRF Consulting, Inc. Manual Adj. 1.000
Pre-school children None Observers AM Peak Period
Elementry school age children None Midday Peak Period
Visually impaired (white cane/helper dog) None PM Peak Period
Elderly/disabled (except wheelchairs) None Comments
Wheelchairs/electric scooters None
Other (describe) None None
Observed 6 Hour Volume Summary
OBSERVED 6 Holscher Road TOTAL ENTERING VOLUME
HOUR VOLUMES PED: 13 781 BIKE: 26 1,639
358
79 149 130 0 423
PED: 134 PED:
26 313 20
Broadhead Street Broadhead Street
477
68 515
0
898 ↑ 932
0 North
85
BIKE: 421 231
417 BIKE:
13 105 12
322 0 85 204 56
345
PED: 10 667 BIKE: 4
Holscher Road
Total Entering Hourly Volume
Motor Vehicle
1,000
413
Volume
318
254 238 257
159
0 0 0 0 0 0 0 0 0 0
0
6:00 AM 7:00 AM 8:00 AM 9:00 AM 10:00 AM 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM 6:00 PM 7:00 PM 8:00 PM 9:00 PM
One-Hour Time Period Start Time
(For example, 6am represents volume from 6am to 7am)
Estimated 24 Hour AADT
ESTIMATED Holscher Road TOTAL ENTERING VOLUME
24 HOUR AADT 1,820 3,819
834
184 347 303 0 986
312
729
Broadhead Street Broadhead Street
1111
158 1200
0
2,092 ↑ 2,172
0 North
198
981 538
972
245
Daily/Seasonal Factor 1 750 0 198 475 130
Count Expansion Factor 2.330 804
Manual Adjustment Factor 1.000 1,554
Total 24 Hr Expansion Factor 2.330 Holscher Road
Packet Pg. 137
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Intersection Traffic Volume Report Count Basics
Start Date: Thursday, July 9, 2020 Weekday
Page 3 of 11
Schools Not in Session
Total Number of Hours Counted: 6 Non-Holiday No Special Events
Peak Hour Volume Summary
All Motor Vehicles
Holscher Road and Broadhead Street
Peak Hour Volumes, Truck Percentages, and PHFs
Thursday, July 9, 2020
From North From East From South From West
AM Peak Hour Holscher Road Broadhead Street Holscher Road Broadhead Street
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Start Time Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Totals
7:15 AM 2 4 4 0 10 10 9 1 0 20 4 9 5 0 18 3 6 3 0 12 60
7:30 AM 4 1 6 0 11 7 21 4 0 32 2 21 2 0 25 3 8 6 0 17 85
AM Peak Hour
7:45 AM 6 3 8 0 17 5 10 2 0 17 4 6 4 0 14 1 5 2 0 8 56
8:00 AM 4 3 5 0 12 17 8 3 0 28 2 11 3 0 16 3 9 4 0 16 72
Peak Hour Volume 16 11 23 0 50 39 48 10 0 97 12 47 14 0 73 10 28 15 0 53 273
Rounded Hourly Volume 15 10 25 0 50 40 50 10 0 100 10 45 15 0 70 10 30 15 0 55 275
% Single Unit Trucks 0.0 0.0 8.7 0.0 4.0 15.4 4.2 0.0 0.0 8.2 0.0 2.1 0.0 0.0 1.4 0.0 0.0 6.7 0.0 1.9 4.4
% Heavy Trucks 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
% Trucks (Total) 0.0 0.0 8.7 0.0 4.0 15.4 4.2 0.0 0.0 8.2 0.0 2.1 0.0 0.0 1.4 0.0 0.0 6.7 0.0 1.9 4.4
Peak Hour Factor (PHF) 0.67 0.69 0.72 0.00 0.74 0.57 0.57 0.62 0.00 0.76 0.75 0.56 0.70 0.00 0.73 0.83 0.78 0.62 0.00 0.78 0.80
N/A
From North From East From South From West
MD Peak Hour Holscher Road Broadhead Street Holscher Road Broadhead Street
Start Time Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Totals
Midday (MD) Peak Hour
12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Peak Hour Volume 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Rounded Hourly Volume 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
% Single Unit Trucks 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
% Heavy Trucks 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
% Trucks (Total) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Peak Hour Factor (PHF) 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00
Thursday, July 9, 2020
From North From East From South From West
PM Peak Hour Holscher Road Broadhead Street Holscher Road Broadhead Street
Start Time Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Totals
4:15 PM 6 11 14 0 31 5 22 5 0 32 4 8 5 0 17 9 14 5 0 28 108
4:30 PM 4 8 8 0 20 8 21 3 0 32 2 15 6 0 23 9 18 9 0 36 111
PM Peak Hour
4:45 PM 6 11 10 0 27 3 12 4 0 19 6 11 2 0 19 14 22 4 0 40 105
5:00 PM 6 16 4 0 26 6 16 6 0 28 4 9 5 0 18 7 15 8 0 30 102
Peak Hour Volume 22 46 36 0 104 22 71 18 0 111 16 43 18 0 77 39 69 26 0 134 426
Rounded Hourly Volume 20 45 35 0 100 20 70 20 0 110 15 45 20 0 80 40 70 25 0 135 425
% Single Unit Trucks 0.0 2.2 5.6 0.0 2.9 0.0 1.4 0.0 0.0 0.9 0.0 2.3 11.1 0.0 3.9 0.0 4.3 0.0 0.0 2.2 2.3
% Heavy Trucks 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
% Trucks (Total) 0.0 2.2 5.6 0.0 2.9 0.0 1.4 0.0 0.0 0.9 0.0 2.3 11.1 0.0 3.9 0.0 4.3 0.0 0.0 2.2 2.3
Peak Hour Factor (PHF) 0.92 0.72 0.64 0.00 0.84 0.69 0.81 0.75 0.00 0.87 0.67 0.72 0.75 0.00 0.84 0.70 0.78 0.72 0.00 0.84 0.96
Peak Hour Pedestrian and Bicyclist Volumes
Pedestrians and Bicyclists Crossing Crossing Crossing Crossing Total
North Approach East Approach South Approach West Approach Ped &
Holscher Road Broadhead Street Holscher Road Broadhead Street Bike
15-Minute Start Time Pedestrian Bicyclist Total Pedestrian Bicyclist Total Pedestrian Bicyclist Total Pedestrian Bicyclist Total Volume
7:15 AM 0 0 0 0 0 0 0 0 0 0 1 1 1
7:30 AM 1 3 4 0 0 0 0 0 0 2 2 4 8
AM 7:45 AM 3 1 4 0 4 4 2 0 2 1 0 1 11
8:00 AM 1 3 4 0 0 0 0 0 0 3 1 4 8
Total 5 7 12 0 4 4 2 0 2 6 4 10 28
12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
MD 12:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
12:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 0 0 0 0 0 0 0 0 0 0 0 0
4:15 PM 0 4 4 0 0 0 0 0 0 0 3 3 7
4:30 PM 0 4 4 0 0 0 0 0 0 1 0 1 5
PM 4:45 PM 0 1 1 0 2 2 1 0 1 0 0 0 4
5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0
Total 0 9 9 0 2 2 1 0 1 1 3 4 16
Packet Pg. 138
4.1.c
Intersection Traffic Volume Report Count Basics
Start Date: Thursday, July 9, 2020 Weekday
Page 5 of 11
Schools Not in Session
Total Number of Hours Counted: 6 Non-Holiday No Special Events
15-Minute Motor Vehicle Data
All Motor Vehicles
Holscher Road and Broadhead Street
15-Minute Motor Vehicle Data
15-Minute From North From East From South From West
Time Period Holscher Road Broadhead Street Holscher Road Broadhead Street 15-Min Hourly
Start Time Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Totals Sum PHF
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
6:00 AM 0 3 1 0 4 4 8 1 0 13 3 2 2 0 7 1 4 1 0 6 30 159 0.71
6:15 AM 0 2 3 0 5 5 11 2 0 18 1 9 2 0 12 2 1 2 0 5 40 182 0.81
6:30 AM 2 1 1 0 4 3 10 0 0 13 0 7 3 0 10 1 3 2 0 6 33 202 0.84
6:45 AM 1 2 5 0 8 4 12 2 0 18 5 12 4 0 21 2 6 1 0 9 56 254 0.75
7:00 AM 5 1 5 0 11 6 10 1 0 17 2 9 5 0 16 1 7 1 0 9 53 254 0.75
AM Peak Period
7:15 AM 2 4 4 0 10 10 9 1 0 20 4 9 5 0 18 3 6 3 0 12 60 273 0.80
7:30 AM 4 1 6 0 11 7 21 4 0 32 2 21 2 0 25 3 8 6 0 17 85 264 0.78
7:45 AM 6 3 8 0 17 5 10 2 0 17 4 6 4 0 14 1 5 2 0 8 56 239 0.83
8:00 AM 4 3 5 0 12 17 8 3 0 28 2 11 3 0 16 3 9 4 0 16 72 238 0.83
8:15 AM 2 7 4 0 13 4 10 3 0 17 2 6 2 0 10 2 7 2 0 11 51
8:30 AM 2 5 6 0 13 6 12 4 0 22 3 14 5 0 22 2 0 1 0 3 60
8:45 AM 2 4 0 0 6 4 11 1 0 16 2 9 3 0 14 5 11 3 0 19 55
9:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
10:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
10:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
10:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Midday Peak Period
11:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
2:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
2:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
2:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
2:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
3:00 PM 2 5 4 0 11 2 13 0 0 15 1 5 4 0 10 3 8 3 0 14 50 257 0.72
3:15 PM 1 6 6 0 13 5 10 4 0 19 1 10 3 0 14 5 8 5 0 18 64 296 0.83
3:30 PM 1 4 5 0 10 2 8 2 0 12 2 4 3 0 9 9 13 1 0 23 54 340 0.79
3:45 PM 6 11 10 0 27 5 21 5 0 31 1 3 2 0 6 4 19 2 0 25 89 397 0.89
4:00 PM 3 9 4 0 16 7 18 5 0 30 2 7 6 0 15 5 18 5 0 28 89 413 0.93
4:15 PM 6 11 14 0 31 5 22 5 0 32 4 8 5 0 17 9 14 5 0 28 108 426 0.96
4:30 PM 4 8 8 0 20 8 21 3 0 32 2 15 6 0 23 9 18 9 0 36 111 401 0.90
4:45 PM 6 11 10 0 27 3 12 4 0 19 6 11 2 0 19 14 22 4 0 40 105 348 0.83
5:00 PM 6 16 4 0 26 6 16 6 0 28 4 9 5 0 18 7 15 8 0 30 102 318 0.78
PM Peak Period
5:15 PM 8 11 5 0 24 7 16 6 0 29 1 7 5 0 13 7 9 1 0 17 83
5:30 PM 4 7 6 0 17 4 9 0 0 13 1 6 2 0 9 3 10 6 0 19 58
5:45 PM 2 14 6 0 22 5 15 4 0 24 1 4 2 0 7 4 10 8 0 22 75
6:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
6:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
6:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
6:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
7:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
7:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
7:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
7:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
8:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
8:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
8:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
8:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Totals 79 149 130 0 358 134 313 68 0 515 56 204 85 0 345 105 231 85 0 421 1639
Peak Hour All Vehicle Volume Summary
Hourly From North From East From South From West Total
Time Period Holscher Road Broadhead Street Holscher Road Broadhead Street Hourly
Start Time Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Volume PHF
AM 7:15 AM 16 11 23 0 50 39 48 10 0 97 12 47 14 0 73 10 28 15 0 53 273 0.80
MD 12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
PM 4:15 PM 22 46 36 0 104 22 71 18 0 111 16 43 18 0 77 39 69 26 0 134 426 0.96
Packet Pg. 139
4.1.c
Intersection Traffic Volume Report Count Basics
Start Date: Thursday, July 9, 2020 Weekday
Page 9 of 11
Schools Not in Session
Total Number of Hours Counted: 6 Non-Holiday No Special Events
15-Minute Heavy Vehicle Data
Heavy Vehicles (Single-Unit Trucks, Buses & Semi-Trucks)
Holscher Road and Broadhead Street
15-Minute Heavy Vehicle Data
15-Minute From North From East From South From West
Time Period Holscher Road Broadhead Street Holscher Road Broadhead Street 15-Min Hourly
Start Time Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Totals Sum
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
6:00 AM 0 1 0 0 1 2 2 1 0 5 0 0 0 0 0 0 0 0 0 0 6 15
6:15 AM 0 1 0 0 1 0 1 1 0 2 0 0 0 0 0 0 0 0 0 0 3 12
6:30 AM 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 11
6:45 AM 0 0 2 0 2 0 3 0 0 3 0 0 0 0 0 0 0 0 0 0 5 13
7:00 AM 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 3 10
AM Peak Period
7:15 AM 0 0 0 0 0 2 0 0 0 2 0 0 0 0 0 0 0 0 0 0 2 12
7:30 AM 0 0 0 0 0 0 1 0 0 1 0 1 0 0 1 0 0 1 0 1 3 10
7:45 AM 0 0 1 0 1 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 2 13
8:00 AM 0 0 1 0 1 4 0 0 0 4 0 0 0 0 0 0 0 0 0 0 5 14
8:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
8:30 AM 0 1 1 0 2 1 1 0 0 2 0 1 0 0 1 1 0 0 0 1 6
8:45 AM 0 1 0 0 1 1 1 0 0 2 0 0 0 0 0 0 0 0 0 0 3
9:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
10:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
10:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
10:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
10:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:00 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Midday Peak Period
11:15 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:30 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
11:45 AM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
12:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
1:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
2:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
2:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
2:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
2:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
3:00 PM 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 0 1 0 0 1 2 6
3:15 PM 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 7
3:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 1 0 0 2 2 11
3:45 PM 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 0 0 0 0 0 1 10
4:00 PM 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 0 2 0 0 2 3 11
4:15 PM 0 1 1 0 2 0 1 0 0 1 0 1 1 0 2 0 0 0 0 0 5 10
4:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 1 7
4:45 PM 0 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 2 7
5:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 1 0 1 0 1 0 0 1 2 6
PM Peak Period
5:15 PM 0 0 1 0 1 0 0 0 0 0 0 0 0 0 0 0 1 0 0 1 2
5:30 PM 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 1
5:45 PM 0 0 0 0 0 0 1 0 0 1 0 0 0 0 0 0 0 0 0 0 1
6:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
6:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
6:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
6:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
7:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
7:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
7:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
7:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
8:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
8:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
8:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
8:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:15 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:30 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
9:45 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
Totals 0 9 8 0 17 11 13 2 0 26 0 4 2 0 6 2 10 1 0 13 62
Peak Hour Heavy Vehicle Volume Summary
Hourly From North From East From South From West Total
Time Period Holscher Road Broadhead Street Holscher Road Broadhead Street Hourly
Start Time Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Right Thru Left U-Tn Total Volume
AM 7:15 AM 0 0 2 0 2 6 2 0 0 8 0 1 0 0 1 0 0 1 0 1 12
MD 12:00 PM 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0
PM 4:15 PM 0 1 2 0 3 0 1 0 0 1 0 1 2 0 3 0 3 0 0 3 10
Packet Pg. 140
4.1.c
Broadhead Street
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Holscher Road
Holscher Road
Broadhead Street
DOCUMENTATION CONVENTION CRASH FREQUENCY/SEVERITY
0 Fatal Crash (K)
CRASH FREQUENCY (2015 - 2019)
3 0 Incapacitating (A-level)
0 Non-Incapacitating (B-level)
Crashes 1 Possible Injury (C-level)
2 Property Damage Only
Moving Vehicle Stop/Yield Sign Angle (Right Angle) Head-On
Backing Vehicle Tree Angle (Left Turn) Rear-End
Pedestrian Utility Pole Angle (Right Turn) Out of Control
Bicyclist Fixed Object Sideswipe-Same Overtake
Parked Vehicle Non-Fixed Object Sideswipe-Opposite Overturn
Figure X.X
COLLISION DIAGRAM
HOLSCHER ROAD & BROADHEAD STREET
Years: 2015- 2019 MCFARLAND, Packet
WISCONSIN
Pg. 141
4.1.c
HCM 6th TWSC
3: Holscher Road (AM) & Broadhead Street 07/21/2020
Intersection
Int Delay, s/veh 6.1
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Lane Configurations
Traffic Vol, veh/h 24 45 16 16 78 63 22 76 20 37 18 26
Future Vol, veh/h 24 45 16 16 78 63 22 76 20 37 18 26
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop
RT Channelized - - None - - None - - None - - None
Storage Length - - 100 - - - 100 - - 100 - -
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, % - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 80 80 80 80 80 80 80 80 80 80 80 80
Heavy Vehicles, % 2 2 2 8 8 8 1 1 1 4 4 4
Mvmt Flow 30 56 20 20 98 79 28 95 25 46 23 33
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 177 0 0 76 0 0 322 333 56 364 314 138
Stage 1 - - - - - - 116 116 - 178 178 -
Stage 2 - - - - - - 206 217 - 186 136 -
Critical Hdwy 4.12 - - 4.18 - - 7.11 6.51 6.21 7.14 6.54 6.24
Critical Hdwy Stg 1 - - - - - - 6.11 5.51 - 6.14 5.54 -
Critical Hdwy Stg 2 - - - - - - 6.11 5.51 - 6.14 5.54 -
Follow-up Hdwy 2.218 - - 2.272 - - 3.509 4.009 3.309 3.536 4.036 3.336
Pot Cap-1 Maneuver 1399 - - 1486 - - 633 589 1013 588 598 905
Stage 1 - - - - - - 891 802 - 819 748 -
Stage 2 - - - - - - 798 725 - 811 780 -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 1399 - - 1486 - - 575 567 1013 486 576 905
Mov Cap-2 Maneuver - - - - - - 575 567 - 486 576 -
Stage 1 - - - - - - 871 784 - 801 737 -
Stage 2 - - - - - - 735 714 - 680 763 -
Approach EB WB NB SB
HCM Control Delay, s 2.2 0.8 12 11.6
HCM LOS B B
Minor Lane/Major Mvmt NBLn1 NBLn2 EBL EBT EBR WBL WBT WBR SBLn1 SBLn2
Capacity (veh/h) 575 624 1399 - - 1486 - - 486 734
HCM Lane V/C Ratio 0.048 0.192 0.021 - - 0.013 - - 0.095 0.075
HCM Control Delay (s) 11.6 12.1 7.6 0 - 7.5 0 - 13.2 10.3
HCM Lane LOS B B A A - A A - B B
HCM 95th %tile Q(veh) 0.1 0.7 0.1 - - 0 - - 0.3 0.2
Broadhead and Holscher ICE Study Year 2020 1:39 pm 07/21/2020 Synchro 11 Report
SRF Consulting Group Page 1
Packet Pg. 142
4.1.c
HCM 6th TWSC
8: Holscher Road (PM) & Broadhead Street 07/21/2020
Intersection
Int Delay, s/veh 5.6
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Lane Configurations
Traffic Vol, veh/h 29 78 44 20 79 25 20 48 18 40 51 24
Future Vol, veh/h 29 78 44 20 79 25 20 48 18 40 51 24
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop
RT Channelized - - None - - None - - None - - None
Storage Length - - 100 - - - 100 - - 100 - -
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, % - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 96 96 96 96 96 96 96 96 96 96 96 96
Heavy Vehicles, % 2 2 2 1 1 1 4 4 4 3 3 3
Mvmt Flow 30 81 46 21 82 26 21 50 19 42 53 25
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 108 0 0 127 0 0 317 291 81 336 324 95
Stage 1 - - - - - - 141 141 - 137 137 -
Stage 2 - - - - - - 176 150 - 199 187 -
Critical Hdwy 4.12 - - 4.11 - - 7.14 6.54 6.24 7.13 6.53 6.23
Critical Hdwy Stg 1 - - - - - - 6.14 5.54 - 6.13 5.53 -
Critical Hdwy Stg 2 - - - - - - 6.14 5.54 - 6.13 5.53 -
Follow-up Hdwy 2.218 - - 2.209 - - 3.536 4.036 3.336 3.527 4.027 3.327
Pot Cap-1 Maneuver 1483 - - 1465 - - 632 616 973 616 592 959
Stage 1 - - - - - - 857 776 - 864 781 -
Stage 2 - - - - - - 821 769 - 801 743 -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 1483 - - 1465 - - 556 593 973 549 570 959
Mov Cap-2 Maneuver - - - - - - 556 593 - 549 570 -
Stage 1 - - - - - - 838 759 - 845 769 -
Stage 2 - - - - - - 733 757 - 718 727 -
Approach EB WB NB SB
HCM Control Delay, s 1.4 1.2 11.2 11.5
HCM LOS B B
Minor Lane/Major Mvmt NBLn1 NBLn2 EBL EBT EBR WBL WBT WBR SBLn1 SBLn2
Capacity (veh/h) 556 664 1483 - - 1465 - - 549 655
HCM Lane V/C Ratio 0.037 0.104 0.02 - - 0.014 - - 0.076 0.119
HCM Control Delay (s) 11.7 11 7.5 0 - 7.5 0 - 12.1 11.2
HCM Lane LOS B B A A - A A - B B
HCM 95th %tile Q(veh) 0.1 0.3 0.1 - - 0 - - 0.2 0.4
Broadhead and Holscher ICE Study Year 2020 1:39 pm 07/21/2020 Synchro 11 Report
SRF Consulting Group Page 2
Packet Pg. 143
4.1.c
HCM 6th TWSC
3: Holscher Road (AM) & Broadhead Street 07/21/2020
Intersection
Int Delay, s/veh 6
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Lane Configurations
Traffic Vol, veh/h 24 45 16 16 78 63 22 76 20 37 18 26
Future Vol, veh/h 24 45 16 16 78 63 22 76 20 37 18 26
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop
RT Channelized - - None - - None - - None - - None
Storage Length - - 100 - - 100 100 - - 100 - -
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, % - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 80 80 80 80 80 80 80 80 80 80 80 80
Heavy Vehicles, % 2 2 2 8 8 8 1 1 1 4 4 4
Mvmt Flow 30 56 20 20 98 79 28 95 25 46 23 33
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 177 0 0 76 0 0 322 333 56 324 274 98
Stage 1 - - - - - - 116 116 - 138 138 -
Stage 2 - - - - - - 206 217 - 186 136 -
Critical Hdwy 4.12 - - 4.18 - - 7.11 6.51 6.21 7.14 6.54 6.24
Critical Hdwy Stg 1 - - - - - - 6.11 5.51 - 6.14 5.54 -
Critical Hdwy Stg 2 - - - - - - 6.11 5.51 - 6.14 5.54 -
Follow-up Hdwy 2.218 - - 2.272 - - 3.509 4.009 3.309 3.536 4.036 3.336
Pot Cap-1 Maneuver 1399 - - 1486 - - 633 589 1013 625 630 953
Stage 1 - - - - - - 891 802 - 860 779 -
Stage 2 - - - - - - 798 725 - 811 780 -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 1399 - - 1486 - - 577 567 1013 517 607 953
Mov Cap-2 Maneuver - - - - - - 577 567 - 517 607 -
Stage 1 - - - - - - 871 784 - 841 767 -
Stage 2 - - - - - - 737 714 - 680 763 -
Approach EB WB NB SB
HCM Control Delay, s 2.2 0.8 12 11.2
HCM LOS B B
Minor Lane/Major Mvmt NBLn1 NBLn2 EBL EBT EBR WBL WBT WBR SBLn1 SBLn2
Capacity (veh/h) 577 624 1399 - - 1486 - - 517 773
HCM Lane V/C Ratio 0.048 0.192 0.021 - - 0.013 - - 0.089 0.071
HCM Control Delay (s) 11.6 12.1 7.6 0 - 7.5 0 - 12.6 10
HCM Lane LOS B B A A - A A - B B
HCM 95th %tile Q(veh) 0.1 0.7 0.1 - - 0 - - 0.3 0.2
Broadhead and Holscher ICE Study Year 2020 1:39 pm 07/21/2020 Synchro 11 Report
SRF Consulting Group Page 1
Packet Pg. 144
4.1.c
HCM 6th TWSC
8: Holscher Road (PM) & Broadhead Street 07/21/2020
Intersection
Int Delay, s/veh 5.5
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Lane Configurations
Traffic Vol, veh/h 29 78 44 20 79 25 20 48 18 40 51 24
Future Vol, veh/h 29 78 44 20 79 25 20 48 18 40 51 24
Conflicting Peds, #/hr 0 0 0 0 0 0 0 0 0 0 0 0
Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop
RT Channelized - - None - - None - - None - - None
Storage Length - - 100 - - 100 100 - - 100 - -
Veh in Median Storage, # - 0 - - 0 - - 0 - - 0 -
Grade, % - 0 - - 0 - - 0 - - 0 -
Peak Hour Factor 96 96 96 96 96 96 96 96 96 96 96 96
Heavy Vehicles, % 2 2 2 1 1 1 4 4 4 3 3 3
Mvmt Flow 30 81 46 21 82 26 21 50 19 42 53 25
Major/Minor Major1 Major2 Minor1 Minor2
Conflicting Flow All 108 0 0 127 0 0 317 291 81 323 311 82
Stage 1 - - - - - - 141 141 - 124 124 -
Stage 2 - - - - - - 176 150 - 199 187 -
Critical Hdwy 4.12 - - 4.11 - - 7.14 6.54 6.24 7.13 6.53 6.23
Critical Hdwy Stg 1 - - - - - - 6.14 5.54 - 6.13 5.53 -
Critical Hdwy Stg 2 - - - - - - 6.14 5.54 - 6.13 5.53 -
Follow-up Hdwy 2.218 - - 2.209 - - 3.536 4.036 3.336 3.527 4.027 3.327
Pot Cap-1 Maneuver 1483 - - 1465 - - 632 616 973 628 602 975
Stage 1 - - - - - - 857 776 - 878 791 -
Stage 2 - - - - - - 821 769 - 801 743 -
Platoon blocked, % - - - -
Mov Cap-1 Maneuver 1483 - - 1465 - - 557 593 973 560 580 975
Mov Cap-2 Maneuver - - - - - - 557 593 - 560 580 -
Stage 1 - - - - - - 838 759 - 859 779 -
Stage 2 - - - - - - 734 757 - 718 727 -
Approach EB WB NB SB
HCM Control Delay, s 1.4 1.2 11.2 11.4
HCM LOS B B
Minor Lane/Major Mvmt NBLn1 NBLn2 EBL EBT EBR WBL WBT WBR SBLn1 SBLn2
Capacity (veh/h) 557 664 1483 - - 1465 - - 560 666
HCM Lane V/C Ratio 0.037 0.104 0.02 - - 0.014 - - 0.074 0.117
HCM Control Delay (s) 11.7 11 7.5 0 - 7.5 0 - 11.9 11.1
HCM Lane LOS B B A A - A A - B B
HCM 95th %tile Q(veh) 0.1 0.3 0.1 - - 0 - - 0.2 0.4
Broadhead and Holscher ICE Study Year 2020 1:39 pm 07/21/2020 Synchro 11 Report
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Packet Pg. 145
4.1.c
HCM 6th AWSC
3: Holscher Road (AM) & Broadhead Street 07/21/2020
Intersection
Intersection Delay, s/veh 11.6
Intersection LOS B
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 40 75 35 45 175 130 30 95 30 55 25 45
Future Vol, veh/h 40 75 35 45 175 130 30 95 30 55 25 45
Peak Hour Factor 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80
Heavy Vehicles, % 2 2 2 8 8 8 1 1 1 4 4 4
Mvmt Flow 50 94 44 56 219 163 38 119 38 69 31 56
Number of Lanes 0 1 1 0 1 1 1 1 0 1 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 2 2
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 2 2 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 2 2 2 2
HCM Control Delay 10.8 12.5 11.3 10.4
HCM LOS B B B B
Lane NBLn1 NBLn2 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1 SBLn2
Vol Left, % 100% 0% 35% 0% 20% 0% 100% 0%
Vol Thru, % 0% 76% 65% 0% 80% 0% 0% 36%
Vol Right, % 0% 24% 0% 100% 0% 100% 0% 64%
Sign Control Stop Stop Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 30 125 115 35 220 130 55 70
LT Vol 30 0 40 0 45 0 55 0
Through Vol 0 95 75 0 175 0 0 25
RT Vol 0 30 0 35 0 130 0 45
Lane Flow Rate 38 156 144 44 275 162 69 88
Geometry Grp 7 7 7 7 7 7 7 7
Degree of Util (X) 0.073 0.274 0.257 0.067 0.468 0.24 0.136 0.15
Departure Headway (Hd) 7.001 6.322 6.43 5.543 6.121 5.31 7.123 6.157
Convergence, Y/N Yes Yes Yes Yes Yes Yes Yes Yes
Cap 511 567 558 644 589 674 503 581
Service Time 4.755 4.076 4.184 3.296 3.865 3.053 4.88 3.913
HCM Lane V/C Ratio 0.074 0.275 0.258 0.068 0.467 0.24 0.137 0.151
HCM Control Delay 10.3 11.5 11.4 8.7 14.2 9.7 11 10
HCM Lane LOS B B B A B A B A
HCM 95th-tile Q 0.2 1.1 1 0.2 2.5 0.9 0.5 0.5
Broadhead and Holscher ICE Study Year 2030 1:39 pm 07/21/2020 AWSC Synchro 11 Report
SRF Consulting Group Page 1
Packet Pg. 146
4.1.c
HCM 6th AWSC
8: Holscher Road (PM) & Broadhead Street 07/21/2020
Intersection
Intersection Delay, s/veh 11.9
Intersection LOS B
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Vol, veh/h 50 200 60 45 170 50 35 65 50 95 65 40
Future Vol, veh/h 50 200 60 45 170 50 35 65 50 95 65 40
Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96
Heavy Vehicles, % 2 2 2 1 1 1 4 4 4 3 3 3
Mvmt Flow 52 208 63 47 177 52 36 68 52 99 68 42
Number of Lanes 0 1 1 0 1 1 1 1 0 1 1 0
Approach EB WB NB SB
Opposing Approach WB EB SB NB
Opposing Lanes 2 2 2 2
Conflicting Approach Left SB NB EB WB
Conflicting Lanes Left 2 2 2 2
Conflicting Approach Right NB SB WB EB
Conflicting Lanes Right 2 2 2 2
HCM Control Delay 12.9 12.2 10.7 11
HCM LOS B B B B
Lane NBLn1 NBLn2 EBLn1 EBLn2 WBLn1 WBLn2 SBLn1 SBLn2
Vol Left, % 100% 0% 20% 0% 21% 0% 100% 0%
Vol Thru, % 0% 57% 80% 0% 79% 0% 0% 62%
Vol Right, % 0% 43% 0% 100% 0% 100% 0% 38%
Sign Control Stop Stop Stop Stop Stop Stop Stop Stop
Traffic Vol by Lane 35 115 250 60 215 50 95 105
LT Vol 35 0 50 0 45 0 95 0
Through Vol 0 65 200 0 170 0 0 65
RT Vol 0 50 0 60 0 50 0 40
Lane Flow Rate 36 120 260 62 224 52 99 109
Geometry Grp 7 7 7 7 7 7 7 7
Degree of Util (X) 0.073 0.211 0.448 0.093 0.389 0.079 0.194 0.19
Departure Headway (Hd) 7.171 6.352 6.196 5.385 6.251 5.435 7.047 6.268
Convergence, Y/N Yes Yes Yes Yes Yes Yes Yes Yes
Cap 498 563 581 663 573 657 508 570
Service Time 4.936 4.117 3.95 3.139 4.007 3.19 4.81 4.03
HCM Lane V/C Ratio 0.072 0.213 0.448 0.094 0.391 0.079 0.195 0.191
HCM Control Delay 10.5 10.8 13.9 8.7 13 8.7 11.5 10.5
HCM Lane LOS B B B A B A B B
HCM 95th-tile Q 0.2 0.8 2.3 0.3 1.8 0.3 0.7 0.7
Broadhead and Holscher ICE Study Year 2030 1:39 pm 07/21/2020 AWSC Synchro 11 Report
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Packet Pg. 147
4.1.c
HCM 6th Signalized Intersection Summary
3: Holscher Road (AM) & Broadhead Street 07/21/2020
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 40 75 35 45 175 130 30 95 30 55 25 45
Future Volume (veh/h) 40 75 35 45 175 130 30 95 30 55 25 45
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1781 1781 1781 1885 1885 1885 1841 1841 1841
Adj Flow Rate, veh/h 50 94 44 56 219 162 38 119 38 69 31 56
Peak Hour Factor 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80 0.80
Percent Heavy Veh, % 2 2 2 8 8 8 1 1 1 4 4 4
Cap, veh/h 335 449 538 279 503 513 587 306 98 530 131 237
Arrive On Green 0.34 0.34 0.34 0.34 0.34 0.34 0.22 0.22 0.22 0.22 0.22 0.22
Sat Flow, veh/h 294 1322 1585 201 1481 1510 1321 1369 437 1210 588 1062
Grp Volume(v), veh/h 144 0 44 275 0 162 38 0 157 69 0 87
Grp Sat Flow(s),veh/h/ln 1616 0 1585 1682 0 1510 1321 0 1806 1210 0 1650
Q Serve(g_s), s 0.0 0.0 0.4 0.0 0.0 1.6 0.5 0.0 1.5 1.1 0.0 0.9
Cycle Q Clear(g_c), s 1.1 0.0 0.4 2.5 0.0 1.6 1.4 0.0 1.5 2.6 0.0 0.9
Prop In Lane 0.35 1.00 0.20 1.00 1.00 0.24 1.00 0.64
Lane Grp Cap(c), veh/h 784 0 538 782 0 513 587 0 403 530 0 368
V/C Ratio(X) 0.18 0.00 0.08 0.35 0.00 0.32 0.06 0.00 0.39 0.13 0.00 0.24
Avail Cap(c_a), veh/h 3194 0 3195 3494 0 3043 2185 0 2588 1994 0 2363
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 1.00 1.00 0.00 1.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 4.9 0.0 4.6 5.3 0.0 5.0 7.1 0.0 6.8 7.9 0.0 6.6
Incr Delay (d2), s/veh 0.1 0.0 0.1 0.3 0.0 0.4 0.0 0.0 0.6 0.1 0.0 0.3
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(95%),veh/ln 0.4 0.0 0.1 0.8 0.0 0.4 0.2 0.0 0.7 0.3 0.0 0.4
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 5.0 0.0 4.7 5.6 0.0 5.4 7.2 0.0 7.4 8.0 0.0 6.9
LnGrp LOS A A A A A A A A A A A A
Approach Vol, veh/h 188 437 195 156
Approach Delay, s/veh 4.9 5.5 7.4 7.4
Approach LOS A A A A
Timer - Assigned Phs 2 4 6 8
Phs Duration (G+Y+Rc), s 11.5 9.1 11.5 9.1
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 41.5 29.5 41.5 29.5
Max Q Clear Time (g_c+I1), s 3.1 4.6 4.5 3.5
Green Ext Time (p_c), s 1.2 0.7 2.5 1.0
Intersection Summary
HCM 6th Ctrl Delay 6.1
HCM 6th LOS A
Broadhead and Holscher ICE Study Year 2030 1:39 pm 07/21/2020 Traffic Signal Synchro 11 Report
SRF Consulting Group Page 1
Packet Pg. 148
4.1.c
HCM 6th Signalized Intersection Summary
8: Holscher Road (PM) & Broadhead Street 07/21/2020
Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Lane Configurations
Traffic Volume (veh/h) 50 200 60 45 170 50 35 65 50 95 65 40
Future Volume (veh/h) 50 200 60 45 170 50 35 65 50 95 65 40
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Initial Q (Qb), veh 0 0 0 0 0 0 0 0 0 0 0 0
Ped-Bike Adj(A_pbT) 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Parking Bus, Adj 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Work Zone On Approach No No No No
Adj Sat Flow, veh/h/ln 1870 1870 1870 1885 1885 1885 1841 1841 1841 1856 1856 1856
Adj Flow Rate, veh/h 52 208 62 47 177 52 36 68 52 99 68 42
Peak Hour Factor 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96 0.96
Percent Heavy Veh, % 2 2 2 1 1 1 4 4 4 3 3 3
Cap, veh/h 280 478 494 283 477 498 596 232 177 589 257 159
Arrive On Green 0.31 0.31 0.31 0.31 0.31 0.31 0.24 0.24 0.24 0.24 0.24 0.24
Sat Flow, veh/h 208 1533 1585 210 1532 1598 1263 968 740 1262 1073 663
Grp Volume(v), veh/h 260 0 62 224 0 52 36 0 120 99 0 110
Grp Sat Flow(s),veh/h/ln 1741 0 1585 1741 0 1598 1263 0 1708 1262 0 1736
Q Serve(g_s), s 0.0 0.0 0.6 0.0 0.0 0.5 0.5 0.0 1.2 1.4 0.0 1.0
Cycle Q Clear(g_c), s 2.2 0.0 0.6 1.9 0.0 0.5 1.5 0.0 1.2 2.5 0.0 1.0
Prop In Lane 0.20 1.00 0.21 1.00 1.00 0.43 1.00 0.38
Lane Grp Cap(c), veh/h 758 0 494 760 0 498 596 0 409 589 0 416
V/C Ratio(X) 0.34 0.00 0.13 0.29 0.00 0.10 0.06 0.00 0.29 0.17 0.00 0.26
Avail Cap(c_a), veh/h 3598 0 3202 3575 0 3227 2215 0 2597 2206 0 2641
HCM Platoon Ratio 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Upstream Filter(I) 1.00 0.00 1.00 1.00 0.00 1.00 1.00 0.00 1.00 1.00 0.00 1.00
Uniform Delay (d), s/veh 5.5 0.0 4.9 5.4 0.0 4.9 6.8 0.0 6.2 7.3 0.0 6.2
Incr Delay (d2), s/veh 0.3 0.0 0.1 0.2 0.0 0.1 0.0 0.0 0.4 0.1 0.0 0.3
Initial Q Delay(d3),s/veh 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
%ile BackOfQ(95%),veh/ln 0.7 0.0 0.2 0.6 0.0 0.1 0.1 0.0 0.4 0.4 0.0 0.4
Unsig. Movement Delay, s/veh
LnGrp Delay(d),s/veh 5.8 0.0 5.1 5.6 0.0 5.0 6.8 0.0 6.6 7.4 0.0 6.5
LnGrp LOS A A A A A A A A A A A A
Approach Vol, veh/h 322 276 156 209
Approach Delay, s/veh 5.6 5.5 6.7 6.9
Approach LOS A A A A
Timer - Assigned Phs 2 4 6 8
Phs Duration (G+Y+Rc), s 10.7 9.3 10.7 9.3
Change Period (Y+Rc), s 4.5 4.5 4.5 4.5
Max Green Setting (Gmax), s 40.5 30.5 40.5 30.5
Max Q Clear Time (g_c+I1), s 4.2 4.5 3.9 3.5
Green Ext Time (p_c), s 2.0 1.0 1.7 0.8
Intersection Summary
HCM 6th Ctrl Delay 6.1
HCM 6th LOS A
Broadhead and Holscher ICE Study Year 2030 1:39 pm 07/21/2020 Traffic Signal Synchro 11 Report
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Packet Pg. 149
4.1.c
HCM 6th Roundabout
3: Holscher Road (AM) & Broadhead Street 07/21/2020
Intersection
Intersection Delay, s/veh 6.5
Intersection LOS A
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Approach EB WB NB SB
Entry Lanes 1 1 1 1
Conflicting Circle Lanes 1 1 1 1
Adj Approach Flow, veh/h 188 437 195 156
Demand Flow Rate, veh/h 192 472 196 162
Vehicles Circulating, veh/h 164 209 219 335
Vehicles Exiting, veh/h 333 206 137 346
Ped Vol Crossing Leg, #/h 0 0 0 0
Ped Cap Adj 1.000 1.000 1.000 1.000
Approach Delay, s/veh 4.8 8.4 5.0 5.3
Approach LOS A A A A
Lane Left Left Left Left
Designated Moves LTR LTR LTR LTR
Assumed Moves LTR LTR LTR LTR
RT Channelized
Lane Util 1.000 1.000 1.000 1.000
Follow-Up Headway, s 2.800 2.800 2.800 2.800
Critical Headway, s 4.200 4.200 4.200 4.200
Entry Flow, veh/h 192 472 196 162
Cap Entry Lane, veh/h 1132 1093 1084 991
Entry HV Adj Factor 0.980 0.927 0.994 0.962
Flow Entry, veh/h 188 437 195 156
Cap Entry, veh/h 1109 1013 1078 953
V/C Ratio 0.170 0.432 0.181 0.164
Control Delay, s/veh 4.8 8.4 5.0 5.3
LOS A A A A
95th %tile Queue, veh 1 2 1 1
Broadhead and Holscher ICE Study Year 2030 1:39 pm 07/21/2020 Roundabout Synchro 11 Report
SRF Consulting Group Page 1
Packet Pg. 150
4.1.c
HCM 6th Roundabout
8: Holscher Road (PM) & Broadhead Street 07/21/2020
Intersection
Intersection Delay, s/veh 5.8
Intersection LOS A
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin apartments)
Approach EB WB NB SB
Entry Lanes 1 1 1 1
Conflicting Circle Lanes 1 1 1 1
Adj Approach Flow, veh/h 322 276 156 209
Demand Flow Rate, veh/h 328 279 162 215
Vehicles Circulating, veh/h 219 161 367 263
Vehicles Exiting, veh/h 259 368 180 177
Ped Vol Crossing Leg, #/h 0 0 0 0
Ped Cap Adj 1.000 1.000 1.000 1.000
Approach Delay, s/veh 6.4 5.5 5.5 5.5
Approach LOS A A A A
Lane Left Left Left Left
Designated Moves LTR LTR LTR LTR
Assumed Moves LTR LTR LTR LTR
RT Channelized
Lane Util 1.000 1.000 1.000 1.000
Follow-Up Headway, s 2.800 2.800 2.800 2.800
Critical Headway, s 4.200 4.200 4.200 4.200
Entry Flow, veh/h 328 279 162 215
Cap Entry Lane, veh/h 1084 1134 966 1048
Entry HV Adj Factor 0.981 0.990 0.965 0.972
Flow Entry, veh/h 322 276 156 209
Cap Entry, veh/h 1064 1123 932 1018
V/C Ratio 0.302 0.246 0.168 0.205
Control Delay, s/veh 6.4 5.5 5.5 5.5
LOS A A A A
95th %tile Queue, veh 1 1 1 1
Broadhead and Holscher ICE Study Year 2030 1:39 pm 07/21/2020 Roundabout Synchro 11 Report
SRF Consulting Group Page 2
Packet Pg. 151
Packet Pg. 152 4.1.c
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin
Packet Pg. 153 4.1.c
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin
Packet Pg. 154 4.1.c
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin
Packet Pg. 155 4.1.c
Attachment: Petitioner - Palatine Parking and Traffic Narrative (874-920 N. Quentin Road - Quentin
4.1.d
PALATINE APARTMENTS
40 UNIT APARTMENT BUILDING
NORTH QUENTIN ROAD
PALATINE, IL 60067
ABBREVIATIONS GRAPHIC SYMBOLS PROJECT INFO CONTACTS SHEET INDEX
@
A.B.
AT
ANCHOR BOLT
LLH
LLV
LONG LEG HORIZONTAL
LONG LEG VERTICAL
PROJECT: PALATINE APARTMENTS
ADDRESS: N. QUENTIN RD., PALATINE, IL 60067
ARCHITECT: T-1.1 TITLE SHEET ARCHITECTURAL
NORTH ARROW Knothe & Bruce Architects, LLC
A/C AIR CONDITIONER LS## LAZY SUSAN WORK DESCRIPTION: 2-STORY, 40 UNIT APARTMENT BUILDINGS W/ BASEMENT
ACCESS. ACCESSIBLE LVP LUXURY VINYL PLANK PARKING 7601 University Avenue, Suite 201 A-1.1 ELEVATION AND FLOOR PLANS
ACT ACOUSTICAL CEILING TILE LVT LUXURY VINYL TILE Middleton, WI 53562 SITE
ADJ. ADJACENT MATL. MATERIAL X A-3.1 BUILDING SECTION
ADJ. R. & S. ADJUSTABLE ROD AND SHELF MAX. MAXIMUM APPLICABLE CODES AND STANDARDS: Contact: Kevin Burow
A.F.F. ABOVE FINISH FLOOR MC MEDICINE CABINET INTERNATIONAL BUILDING CODE (IBC) 2009 Phone: (608) 836-3690 PLAT OF SURVEY MATERIAL BOARD
AL ALUMINUM MECH. MECHANICAL X A-X.X X INTERIOR ELEVATIONS C-0.1 EXISTING CONDITIONS PLAN
ADA 2010, ICC/ANSI A117.1-2009 E-mail: kburow@knothebruce.com
ALT. ALTERNATE MFR. MANUFACTURER('S) NATIONAL FIRE PROTECTION ASSOCIATION (NFPA) 13 AND 13R C-1.1 SITE PLAN
ALUM. ALUMINUM MH. MANHOLE X C-2.1 GRADING AND EROSION CONTROL PLAN
APPROX. APPROXIMATE MIN. MINIMUM
B## BASE CABINET M.O. MASONRY OPENING BUILDING SUMMARY:
C-2.2 GRADING PLAN - NORTH
BD. BOARD MOD. MODULE
X RESIDENTIAL, GROUP R-2, VA CONSTRUCTION, WOOD FRAMED C-2.3 GRADING PLAN - CENTER
BIT. BITUMINOUS M.R. MOISTURE RESISTANT DETAIL CALLOUT STORAGE GROUP S-2, 1 LEVEL BASEMENT PARKING DEVELOPER: C-2.4 GRADING PLAN - SOUTH
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
A-X.X
BLDG. BUILDING MTL. METAL Northpointe Development C-3.1 UTILITY PLAN
BRG. BEARING N.I.C. NOT IN CONTRACT
CAB. CABINET N.T.S. NOT TO SCALE BUILDING HEIGHT & AREAS:
230 Ohio St., Ste. 200 ISSUED
CJ CONTROL JOINT O.C. ON CENTER R-2 MODIFIED ALLOWABLE HEIGHT=(VA) 4 STORIES Oshkosh, WI 54902 Reissued City Submittal - September 27, 2021
CLG. CEILING O.D. OVERFLOW DRAIN BUILDING HEIGHT = 2 STORIES Contact: Sean O'Brien L1.0 LANDSCAPE PLAN
CMU CONCRETE MASONRY UNIT O.S.B. ORIENTED STRAND BOARD X SECTION CUT R-2/A MODIFIED ALLOWABLE AREA (VA) = 21,000 SF Phone: (608) 332-5665 SITE AND LANDSCAPE PLAN
COL. COLUMN OPP. OPPOSITE HAND A-X.X
COMN. COMMUNICATION P.C. PRECAST CONCRETE
CONT. CONTINUOUS P.D.F. POWER DRIVEN FASTENER FLOOR AREAS:
CORR. CORRIDOR PLBG. PLUMBING BASEMENT FLOOR (R-2) = 25,891SF
CPT CARPET P.T. PRESSURE TREATED COMMON SPACE = 1,988 SF
CT CERAMIC TILE PLWD. PLYWOOD X 1ST FLOOR (R-2) = 11,587 + 11,361 SF
D
DB##
DRYER
DRAWER BASE CABINET
PSF
PSI
POUNDS PER SQUARE FOOT
POUNDS PER SQUARE INCH A-X.X
EXTERIOR ELEVATION 2ND FLOOR (R-2) =
TOTAL AREA:
11,587 + 11,361 SF
73,775 SF
CIVIL ENGINEER:
D.F. DRINKING FOUNTAIN Q.T. QUARRY TILE (INCL BASEMENT) Vierbicher Associates, Inc.
DIA. DIAMETER ##R NUMBER OF STAIR RISERS 999 Fourier Drive, Ste 201
DIM. DIMENSION R.D. ROOF DRAIN
DN DOWN REINF. REINFORCING OR REINFORCED Madison, WI 53717
D.S. DOWN SPOUT REM. REMOVABLE X
COLUMN FIRE RATINGS: Contact:Justin Zampardi
D.T. DRAIN TILE REQ'D. REQUIRED REFERENCE GRID STRUCTURAL FRAME = 1 HR, 2 HR (S-2) Phone: (608) 821-5970
DW DISHWASER R.O. ROUGH OPENING EXTERIOR WALLS = 1 HR
EA. EACH R. & S. ROD AND SHELF BEARING WALLS = 1 HR, 2 HR (S-2)
E-mail: jzam@vierbicher.com
ELEC. ELECTRIC SB## SINK BASE CABINET FLOOR CONSTRUCTION = 2 HR ABOVE S-2
ELEV. ELEVATION OR ELEVATOR SCW SOLID CORE WOOD FLOOR CONSTRUCTION = 1 HR ABOVE R-2
EJ EXPANSION JOINT SF SQUARE FEET ROOF CONSTRUCTION = 1 HR
EQ. EQUAL SH. SHELF OR SHELVES X WALL TYPE STAIR ENCLOSURES = 2 HR
E.W.C. ELECTRIC WATER COOLER SIM. SIMILAR ELEVATOR SHAFT = 2 HR
EXIST. EXISTING S.M. SHEET METAL CORRIDOR WALLS = 1/2 HR MIN.
EXP. EXPANSION SPECS. SPECIFICATIONS UNIT SEPARATIONS = 1 HR
EXT.
F.E.
EXTERIOR
FIRE EXTINGUISHER
SQ.
STD.
SQUARE
STANDARD
FIRE WALL = 2 HR LANDSCAPE DESIGNER:
FEC FIRE EXTINGUISHER CABINET STL. STEEL DOOR TAG
Vierbicher Associates, Inc.
0000
F.D. FLOOR DRAIN STOR. STORAGE 999 Fourier Drive, Ste 201
FIN. FINISHED S.V. SHEET VINYL FLOORING Madison, WI 53717
FLR. FLOOR ##T NUMBER OF STAIR TREADS Contact:Justin Zampardi
FNDN. FOUNDATION T&B TOP AND BOTTOM PROJECT TITLE
Phone: (608) 821-5970
F.O.C.
F.O.M.
F.O.S.
FACE OF CONCRETE
FACE OF MASONRY
FACE OF STUD
T&G
T.B.
TBM
TONGUE AND GROOVE
TOP OF BEAM
TRAFFIC BEARING MEMBRANE X WINDOW TAG E-mail: jzam@vierbicher.com Palatine, IL
F.R.P.
FT.
FTG.
FIBERGLASS REINFORCED PANEL
FOOT OR FEET
FOOTING
T.O.A.
T.O.CMU
T.O.F.
TOP OF COLUMN
TOP OF CMU
TOP OF FOOTING
Site Concept
GA. GAUGE T.O.L. TOP OF LEDGE
G.C. GENERAL CONTRACTOR T.O.P. TOP OF PIER ALUM. / WOOD WINDOW
G.T.
G.W.B.
GYP.
GIRDER TRUSS
GYPSUM WALL BOARD
GYPSUM
T.O.W.
THRU.
TWF
TOP OF WALL
THROUGH
THROUGH WALL FLASHING
ALX WDX TAG
Northpointe
H.B.
HCW
HGT.
HOSE BIB
HOLLOW CORE WOOD
HEIGHT
TYP.
UNEXC.
U.N.O.
TYPICAL
UNEXCAVATED
UNLESS NOTED OTHERWISE X
Development
H.M. HOLLOW METAL VB## VANITY BASE CABINET REVISION CLOUD & TAG
HORZ. HORIZONTAL VCT VINYL COMPOSITION TILE
HR HOUR VERT. VERTICAL
HTG. HEATING VWC VINYL WALL COVERING
HVAC HEATING/VENTILATION/AIR CONDITIONING W WASHER
IBC INTERNATIONAL BUILDING CODE W## WALL CABINET
IFC INTERNATIONAL FIRE CODE WCC## WALL CORNER CABINET EXTERIAL FINISH MATERIAL
IMC INTERNATIONAL MECHANICAL CODE W/ WITH X TAG
INSUL. INSULATION WD. WOOD
INT. INTERIOR W/D STACKED WASHER / DRYER
INV. INVERT W.H. WATER HEATER
JT. JOINT W/O WITHOUT
LAV. LAVATORY WP WATERPROOF
WT WEIGHT
W.W.F. WIRE WELDED FABRIC
N. Quentin Rd
SHEET TITLE
Title Sheet
SHEET NUMBER
T-1.1
PROJECT NO.
2133
© Knothe & Bruce Architects, LLC
Packet Pg. 156
Packet Pg. 157 4.1.d
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 158 4.1.d
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
4.1.d
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
ISSUED
Reissued City Submittal - September 27, 2021
20' SETBACK
8' TALL PRIVACY FENCE
15 PARKING STALLS 10 VISITOR STALLS 13 PARKING STALLS FIRE TRUCK
HAMMER
9' 8' 8' 8' 8' 5' HEAD
W. POPLAR STREET
FENCED PLAY AREA
40' X 30'
RETAINING WALL
RETAINING WALL
STORMWATER PROPOSED APARTMENT BUILDING PROPOSED APARTMENT BUILDING
10' SETBACK UNDERGROUND
20 UNIT COMMON AREA 20 UNIT GARAGE
28 UNDERGROUND STALLS 28 UNDERGROUND STALLS PARKING
ENTRY
STORMWATER
2 STORIES - 26' TO ROOF PARAPET 2 STORIES - 26' TO ROOF PARAPET
30' PROJECT TITLE
20' SETBACK SETBACK Palatine, IL
20' SETBACK
MONUMENT Site Concept
SIGN
Northpointe
N. QUENTIN ROAD Development
38 SURFACE PARKING STALLS
56 UNDERGROUND PARKING STALLS
94 TOTAL PARKING STALLS
N. Quentin Rd
SHEET TITLE
Site Plan
SHEET NUMBER
1
C-1.1
SITE PLAN
1" = 30'-0"
0
GRAPHIC SCALE
30 60 90
C-1.1
1 INCH =30 FT (24X36 SHEET)
PROJECT NO.
2133
© Knothe & Bruce Architects, LLC
Packet Pg. 159
Packet Pg. 160 4.1.d
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 161 4.1.d
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 162 4.1.d
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 163 4.1.d
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 164 4.1.d
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 165 4.1.d
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
4.1.d
N
8’ Tall Privacy Fence and Evergreen Screening
W Poplar Street
Fenced
Play Area
9 Stalls
Proposed Apartment Building Common Proposed Apartment Building
Area
Stormwater
Stormwater
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
Document Path: M:\Northpointe Development\210032_Palatine IL\LandArch\Site Rendering
Monument Sign
N Quentin Road
0 20 40 80
Feet
Site and Landscape Plan
Palatine, Ill
September 27, 2021
Packet Pg. 166
4.1.d
THREE BEDROOM
1,210 SF STAIR ONE BEDROOM
780 SF
ONE BEDROOM
780 SF STAIR TWO BEDROOM
1,130 SF STAIR TWO BEDROOM
1,266 SF
THREE BEDROOM
1,266 SF STAIR TWO BEDROOM
1,130 SF STAIR ONE BEDROOM
780 SF
ONE BEDROOM
780 SF STAIR THREE BEDROOM
1,210 SF
ROOF BELOW
THREE BEDROOM
1,210 SF STAIR ONE BEDROOM
780 SF
ONE BEDROOM
780 SF STAIR TWO BEDROOM
1,130 SF STAIR TWO BEDROOM
1,122 SF
TWO BEDROOM
1,180 SF STAIR ONE BEDROOM
780 SF STAIR ONE BEDROOM
780 SF
ONE BEDROOM
780 SF STAIR THREE BEDROOM
1,210 SF
4 SECOND FLOOR PLAN
A-1.1 1/8" = 1'-0"
THREE BEDROOM
STAIR ONE BEDROOM ONE BEDROOM
STAIR TWO BEDROOM
STAIR TWO BEDROOM THREE BEDROOM
STAIR TWO BEDROOM
STAIR ONE BEDROOM ONE BEDROOM
STAIR THREE BEDROOM
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
1,210 SF 780 SF 780 SF 1,130 SF 1,210 SF 1,266 SF 1,130 SF 780 SF 780 SF 1,210 SF
ISSUED
Reissued City Submittal - September 27, 2021
COMMON AREA
1,988 SF
THREE BEDROOM
1,210 SF STAIR ONE BEDROOM
780 SF
ONE BEDROOM
780 SF STAIR TWO BEDROOM
1,130 SF STAIR TWO BEDROOM
1,210 SF
TWO BEDROOM
1,180 SF STAIR ONE BEDROOM
780 SF STAIR ONE BEDROOM
780 SF
ONE BEDROOM
780 SF STAIR THREE BEDROOM
1,210 SF
3 FIRST FLOOR PLAN 18 ONE BEDROOM UNITS
A-1.1 1/8" = 1'-0" 12 TWO BEDROOM UNITS
10 THREE BEDROOM UNITS
40 TOTAL UNITS
PROJECT TITLE
Palatine, IL
MECH 29 28
STAIR
27 26 25 24 23
STAIR
22 21 20 19
STAIR
18 17 16
BIKES 15 14 13
STAIR
12 11 10 9
STAIR
8 7 6 5 4
STAIR
3 2 1
MECH Site Concept
STORAGE
Northpointe
BASEMENT GARAGE
Development
60 STALLS
25,891 SF
MECH 30 31 STAIR 32 33 34 35 36 STAIR 37 38 39 40 STAIR 41 42 43 44 45 46 STAIR 47 48 49 STAIR 50 51 52 53 54 STAIR 55 56 TRASH
STORAGE
N. Quentin Rd
2 BASEMENT FLOOR PLAN SHEET TITLE
A-1.1 1/8" = 1'-0"
Elevation And
Floor Plans
SHEET NUMBER
A-1.1
1 EXTERIOR ELEVATION
1/8" = 1'-0"
A-1.1
PROJECT NO.
2133
© Knothe & Bruce Architects, LLC
Packet Pg. 167
4.1.d
PITCHED ROOF SYSTEM (1 HR):
· MEMBRANE ROOF - SEE GENERAL NOTES FOR IFA
REQUIREMENTS
· ROOF INSULATION - R-49 MIN
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
·1/2" OSB SHEATHING
· ENGINEERED ROOF TRUSSES @ 24" O.C.
· 6 MIL POLY VAPOR BARRIER ISSUED
·1/2" RESILIENT CHANNELS @ 12" O.C. Reissued City Submittal - September 27, 2021
· (1) LAYER 5/8" TYPE 'C' GYP. BOARD SECURED WITH 1"
MAX. SCREWS
SMOKE TRUSS COMPARTMENTALIZATION ABOVE PARTY WALL.
1/2" GYP. BOARD OR O.S.B. ONE SIDE OF TRUSS, EAVE TO EAVE.
-SEE SHEET A-1.4 FOR LOCATIONS
-SEE I.B.C. SECTION 718.4.2 EXCEPTION (3) FOR ADDITIONAL INFO.
TYPICAL RAILING SYSTEM:
· ALUMINUM
· RAILING SUPPLIER TO PROVIDE ATTACHMENT
DETAILS FOR REVIEW
· SEE I.B.C. SECT. 1013 FOR ADDITIONAL
INFORMATION R21 MIN. SPRAY-FOAM INSULATION
@ EXTERIOR WALL WITHIN TRUSS
CAVITY, TYP.
TYPICAL SECOND & THIRD FLOOR SYSTEM (U.L. L521 1-HR)
· 1" GYPSUM CONCRETE W/ 1/4" SOUND MAT THROUGHOUT
TYPICAL CORRIDOR FLOOR SYSTEM (U.L. L512 1-HR) · 3/4" T&G PLYWOOD SUB-FLOOR GLUED AND NAILED
·1" GYPSUM CONCRETE W/ 1/4" SOUND MAT · ENGINEERED FLOOR TRUSSES
· 3 1/2" (MAX.) SOUND INSULATION (NOT SHOWN)
· 3/4" T&G PLYWOOD SUB-FLOOR GLUED AND NAILED
CORRIDOR · RESILIENT CHANNEL AT 16" O.C., MAX. 5'-6"
· 2x10 JOISTS W/ CROSS BRIDGING 9'-118"
· 5/8" TYPE 'C' GYP. BD. 1 HOUR · 5/8" TYPE 'C' GYP. BD. (SEE UL SYSTEM FOR SCREW REQUIREMENTS)
7'-0" (SEE UL SYSTEM FOR SCREW REQUIREMENTS)
26'-0"
2'-6"
TYPICAL EXTERIOR BALCONY: 10"
· 5/4x6 TREATED DECK BOARDS 2'-034" TYPICAL EXTERIOR WALL (1 HR.): PROJECT TITLE
Palatine, IL
· TREATED JOISTS. SEE FRAMING PLANS · HORIZONTAL SIDING OR BRICK VENEER w/
· EXTEND SPRINKLER PROTECTION TO BALCONIES MASONRY TIES @ 16" O.C. HORIZ. & 24" O.C. VERT.
A.C.T. · BUILDING WRAP ("TYVEK" OR EQUIV.)
TYPICAL DROPPED CORRIDOR CEILING:
(INSTALLED BELOW RATED CEILING ASSEMBLY)
CEILING · 7/16" O.S.B. SHEATHING, SEE STRUCTURAL
·· (CONTINUE TO TOP OF PARAPET FRAMING,
TYP.)
Site Concept
· NON-COMBUSTIBLE CONSTRUCTION UNLESS SPACE 5'-6" · R-5 1" RIGID INSULATION
ABOVE DROPPED CEILING IS SPRINKLERED 10'-378"
CORRIDOR · 2x6 STUDS @ 16" O.C.
9'-118"
Northpointe
· ACOUSTIC CEILING TILE 1 HOUR · R-20 BATT INSULATION
TYPICAL FIRST FLOOR SYSTEM (2 HR.)
6'-8" · FINISHED FLOORING · 6 MIL POLY VAPOR RETARDER
1 · 5/8" TYPE 'X' GYP. BOARD
Development
· 3" STRUCTURAL CONCRETE (SEE U.L. # U356 FOR ADDITIONAL DETAILS)
TOPPING A-4.6
· PRECAST CONCRETE PLANK (2 HR) 2'-6"
8'-4" CLEAR HEADROOM MIN.
TYPICAL GARAGE FLOOR SYSTEM: CAST IN PLACE FOUNDATION WALLS:
·4" CONCRETE SLAB ·R-10 MIN. DRAINAGE BOARD
·6 x 6 x W1.4 x W1.4 W.W.F ·FOUNDATION WATERPROOFING TO
PARKING GARAGE ·10 MIL POLY VAPOR BARRIER, SINGLE TOP OF WALL
LAYER w/ TAPED SEAMS ·POURED CONCRETE FOUNDATION
·GRANULAR FILL COMPACTED TO 95% DRY (SEE STRUCTURAL PLANS)
DENSITY
N. Quentin Rd
SHEET TITLE
Building Section
SHEET NUMBER
BUILDING SECTION
A-3.1
A
A-3.1 1/4"=1'-0"
PROJECT NO.
2133
© Knothe & Bruce Architects, LLC
Packet Pg. 168
4.1.d
3 1 2 4 5 1 3 8 4 1 2 3 6 4 2 1 4
15'-0"
THIRD FLOOR
22'-3 3/4"
Phone:
37'-3 3/4"
Attachment: Petitioner - 2021-09-27 COMBINED DRAWINGS (874-920 N. Quentin Road - Quentin apartments)
608.836.3690
11'-1 7/8" KEY PLAN
SECOND FLOOR
11'-1 7/8"
11'-1 7/8"
FIRST FLOOR
0"
1 PARTIAL NORTH ELEVATION - COLOR
A-2.4 1/8" = 1'-0"
5 8 4 1 2 5 4 1 2 3 1 2 4 5 1 3 ISSUED
THIRD FLOOR
22'-3 3/4"
SECOND FLOOR
11'-1 7/8"
PROJECT TIT
JAMES HARDIE
GRAY SLATE
JAMES HARDIE
NAVAJO BEIGE
FIRST FLOOR
0"
JAMES HARDIE
NIGHT GRAY
NORT
DEVEL
2 PARTIAL NORTH ELEVATION - COLOR
A-2.4 1/8" = 1'-0"
1-COMPOSITE SIDING & TRIM 2-COMPOSITE SIDING & TRIM COMPOSITE PANEL
3 4 1 5 2 1 4 8 6 2 2 1 4 3
EAST M
15'-0"
MACHES
BLACK IL
THIRD FLOOR
22'-3 3/4"
SHEET TITLE
37'-3 3/4"
EXTER
11'-1 7/8" ELEVA
CLOUD CERAMICS ROCKCAST
EXTERIOR MATERIAL SCHEDULE
CORONADO GRAY-MODULAR-VELOUR RIESLING
WINDOWS| DOORS SECOND FLOOR BUILDING ELEMENT MANUFACTURER COLOR COLOR
ALUMINUM RAILINGS 11'-1 7/8"
1 6" COMPOSITE SIDING
COMPOSITE TRIM
JAMES HARDIE GRAY SLATE
MATCH ADJ.
BRICK VENEER 11'-1 7/8"
CAST STONE SILLS & BANDS ALUMINUM STOREFRONT 2 4" COMPOSITE SIDING JAMES HARDIE NAVAJO BEIGE
SHEET NUM
COMPOSITE TRIM MATCH ADJ.
3 COMPOSITE PANEL JAMES HARDIE NIGHT GRAY
FIRST FLOOR
4 BRICK VENEER CLOUD CERAMICS CORONADO GRAY - MODULAR - VELOUR
A-
0"
5 COMPOSITE WINDOWS TBD BLACK
MATERIAL BOARD
6 ALUM. STOREFRONT TBD BLACK
7 METAL DOORS/FRAMES TBD MATCH ADJ.
3 EAST ELEVATION - COLOR CAST STONE SILLS & BANDS
NORTHPOINTE DEVELOPMENT
ROCKCAST RIESLING
A-2.4 1/8" = 1'-0" 8 RAILINGS TBD BLACK PROJECT NU
© Knothe & Bru
EAST MALL
North DRIVE
Quentin Rd
MACHESNEY
Palatine, PARK, IL
IL JANUARY 7, 2021
January13,
20, 2021
April
September 202127, 2021 Packet Pg. 169
4.1.e
THREE BEDROOM
STAIR ONE BEDROOM ONE BEDROOM
STAIR TWO BEDROOM
STAIR TWO BEDROOM TWO BEDROOM
STAIR TWO BEDROOM
STAIR ONE BEDROOM ONE BEDROOM
STAIR TWO BEDROOM
1,210 SF 780 SF 780 SF 1,130 SF 1,158 SF
TYPE A UNIT STAIR OPEN
BELOW
1,006 SF
TYPE A UNIT ADAPTABLE
1,130 SF 780 SF 780 SF 1,126 SF
ELEV
CORRIDOR
COMMON AREA
1,063 SF
STAIR
THREE BEDROOM
1,066 SF STAIR ONE BEDROOM
780 SF
ONE BEDROOM
780 SF STAIR TWO BEDROOM
1,130 SF STAIR TWO BEDROOM
1,230 SF
TYPE A UNIT ADAPTABLE
THREE BEDROOM
1,180 SF
TYPE A UNIT
STAIR ONE BEDROOM
780 SF STAIR ONE BEDROOM
780 SF
ONE BEDROOM
780 SF STAIR TWO BEDROOM
1,150 SF
4 SECOND FLOOR PLAN
A-1.1 1/8" = 1'-0"
Attachment: Petitioner - Revised elevation and floorplan - 11-24-21 base-A-1.1 (874-920 N. Quentin Road - Quentin apartments)
STAIR STAIR STAIR STAIR STAIR STAIR
OFFICE /
THREE BEDROOM ONE BEDROOM ONE BEDROOM TWO BEDROOM TWO BEDROOM STORAGE ONE BEDROOM TWO BEDROOM ONE BEDROOM ONE BEDROOM THREE BEDROOM
1,210 SF 780 SF 780 SF 1,130 SF 1,158 SF
TYPE A UNIT STAIR LOBBY
726 SF
TYPE A UNIT
1,130 SF 780 SF 780 SF 1,210 SF
ISSUED
ELEV Reissued City Submittal - September 27, 2021
Reissued City Submittal - November 24, 2021
CORRIDOR
COMMON AREA
1,063 SF
STAIR
THREE BEDROOM
1,066 SF STAIR ONE BEDROOM
780 SF
ONE BEDROOM
780 SF STAIR TWO BEDROOM
1,130 SF STAIR TWO BEDROOM
1,230 SF
TYPE A UNIT ADAPTABLE
THREE BEDROOM
1,180 SF
TYPE A UNIT ADAPTABLE
STAIR ONE BEDROOM
780 SF STAIR ONE BEDROOM
780 SF
ONE BEDROOM
780 SF STAIR TWO BEDROOM
1,066 SF
PATIO
3 FIRST FLOOR PLAN 19 ONE BEDROOM UNITS
A-1.1 1/8" = 1'-0" 14 TWO BEDROOM UNITS
7 THREE BEDROOM UNITS
40 TOTAL UNITS
PROJECT TITLE
Palatine, IL
MECH STAIR STAIR STAIR BIKES STAIR STAIR STAIR MECH Site Concept
STAIR
29 28 27 26 25 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 8 7 6 5 4 3 2 1
STORAGE ELEV
Northpointe
BASEMENT GARAGE
Development
60 STALLS
25,891 SF
MECH 30 31 STAIR 32 33 34 35 36 STAIR 37 38 39 40 STAIR 41 42 43 44 45 46 STAIR 47 48 49 STAIR 50 51 52 53 54 STAIR 55 56 TRASH
STORAGE
N. Quentin Rd
2 BASEMENT FLOOR PLAN SHEET TITLE
A-1.1 1/8" = 1'-0"
Elevation And
Floor Plans
SHEET NUMBER
A-1.1
1 EXTERIOR ELEVATION
1/8" = 1'-0"
A-1.1
PROJECT NO.
2133
© Knothe & Bruce Architects, LLC
Packet Pg. 170
Packet Pg. 171 4.1.f
Attachment: Petitioner - Initally Revised rendering 2nd submission - 2021-10-14 - Northpointe Palatine Renders (1) (874-920 N.
Packet Pg. 172 4.1.f
Attachment: Petitioner - Initally Revised rendering 2nd submission - 2021-10-14 - Northpointe Palatine Renders (1) (874-920 N.
Packet Pg. 173 4.1.f
Attachment: Petitioner - Initally Revised rendering 2nd submission - 2021-10-14 - Northpointe Palatine Renders (1) (874-920 N.
Packet Pg. 174 4.1.f
Attachment: Petitioner - Initally Revised rendering 2nd submission - 2021-10-14 - Northpointe Palatine Renders (1) (874-920 N.
Packet Pg. 175 4.1.f
Attachment: Petitioner - Initally Revised rendering 2nd submission - 2021-10-14 - Northpointe Palatine Renders (1) (874-920 N.
Packet Pg. 176 4.1.f
Attachment: Petitioner - Initally Revised rendering 2nd submission - 2021-10-14 - Northpointe Palatine Renders (1) (874-920 N.
Packet Pg. 177 4.1.f
Attachment: Petitioner - Initally Revised rendering 2nd submission - 2021-10-14 - Northpointe Palatine Renders (1) (874-920 N.
4.1.g
Minimum Lot Area:
Bedroom Type SF/Unit
1 Bedroom & Efficiency 2,100
2 Bedroom 2,400
3 & 4 Bedroom 5,000
Attachment: Petitioner - Proposed Unit Mix - Density Analysis (874-920 N. Quentin Road - Quentin apartments)
Proposed Unit Mix:
Bedroom Type # Units
Efficiency 0
One-Bedroom 19
Two-Bedroom 14
Three-Bedroom 7
Total Units 40
Minimum Acreage: 2.49
Site Acreage: 2.53
Packet Pg. 178
4.1.h
Quentin Road Apartments – Project Description
Northpointe Development (“Developer”) is proposing the new construction of Quentin Road
Attachment: Petitioner - Quentin Apartments - Project Description - 9.10.2021 (874-920 N. Quentin Road - Quentin apartments)
Apartments, a forty-unit Section 42 Low Income Housing Tax Credit (“LIHTC”) multi-family rental housing
development located on the northwest side of the City of Palatine, Illinois. More specifically, the subject
site is located at 920 Quentin Road, Palatine, Illinois, 60067.
Upon completion, the proposed Quentin Road Apartments will consist of the new construction of 2,
two-story buildings connected by a community room that will contain forty units of multi-family
housing. Units will be marketed towards residents of all ages. Common spaces will also include a
playground and fitness room.
The Developer proposes to set aside all units for residents earning 30, 50, 60, or 80 percent or less of the
prevailing Cook County Area Median Income (“AMI”) using an allocation of Section 42 LIHTCs from the
Illinois Housing Development Authority’s (“IHDA’s”) rental housing tax credit program.
The subject site is rectangular in shape, flat in topography, and mainly consists of grass covered land
with limited trees lining the edges of the site as well as a small office building to be razed as part of the
site redevelopment.
The subject site is located approximately twenty-seven miles northwest of downtown Chicago within
the Village of Palatine, IL. The subject site is bordered by North Quentin Road to the east, West Poplar
Street to the north, and single-family uses to the west and south. The general area surrounding the
subject site is made up primarily of single-family and multi-family residential uses, both rental and
owner-occupied. Areas to the south are also made up of a limited amount of commercial development
around the intersection of North Quentin Road and West Northwest Highway.
Packet Pg. 179
Packet Pg. 180 4.1.i
Attachment: PPD application (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 181 4.1.i
Attachment: PPD application (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 182 4.1.i
Attachment: PPD application (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 183 4.1.j
Attachment: Petitioner - Previously proposed elevations (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 184 4.1.j
Attachment: Petitioner - Previously proposed elevations (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 185 4.1.j
Attachment: Petitioner - Previously proposed elevations (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 186 4.1.j
Attachment: Petitioner - Previously proposed elevations (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 187 4.1.j
Attachment: Petitioner - Previously proposed elevations (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 188 4.1.j
Attachment: Petitioner - Previously proposed elevations (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 189 4.1.k
Attachment: Petitioner - Previously proposed - Initial Site Plan (874-920 N. Quentin Road - Quentin
4.1.l
Previous Site Plan - 874-920 N. Quentin Road
Attachment: Site plan and elevation changes (874-920 N. Quentin Road - Quentin
Proposed FAR = .62
R-3 Max. FAR = .5
Packet Pg. 190
Revised Site Plan - 874-920 N. Quentin Road 4.1.l
Attachment: Site plan and elevation changes (874-920 N. Quentin Road - Quentin
Revisions - Quentin Road
apartments
2nd access point to Poplar Street removed.
• Unit count reduced from
58 to 40.
• Poplar Street access
eliminated.
• Building height reduced
from 3-story 36-feet tall
to 2-story 26-foot tall
building.
• Parking count reduced
from 131 to 96 parking
spaces.
• 8- foot privacy fence &
84 -10-foot Arbor Vitae
added to west side
(adjacent to Franklin
Street homes)
1. f
Packet Pg. 191
4.1.l
Previous Elevations - 874-920 N. Quentin Road
Attachment: Site plan and elevation changes (874-920 N. Quentin Road - Quentin
3-story – 36-foot building
Packet Pg. 192
4.1.l
Revised Elevations - 874-920 N. Quentin Road
Attachment: Site plan and elevation changes (874-920 N. Quentin Road - Quentin
• 2-story – 26-foot tall building
Packet Pg. 193
4.1.m
Ben Vyverberg
Subject: FW: 874-920 N Quentin Road
From: Patricia Diaz <>
Sent: Tuesday, October 19, 2021 10:55 AM
Attachment: Diaz email Quentin Road apartments (874-920 N. Quentin Road - Quentin apartments)
To: Ben Vyverberg <BVyverberg@palatine.il.us>
Subject: 874-920 N Quentin Road
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
Dear Mr. Vyverber,
I am a resident of Palatine. I am writing to you today to express my support for the economically inclusive
housing development proposed by Northpoint
Development located at 874-920 N Quentin Road, Palatine, IL.
Economically inclusive housing is vital to the stability of Palatine. The lack of reasonably priced housing
negatively impacts Seniors, the Disabled, Blue Collar workers, recent college graduates, and minimum wage
employees, as well as others. As a senior citizen, I too am impacted. Zoning discrimination is alive and well if
not on the rise.
Having attended the last public meeting regarding this proposal, I was appalled by the exclusionary and hostile
attitudes I encountered. Apparently, Palatine
likes to keep moderate income workers behind the counter and cash registers, and in their bars/restaurants, but
not include working class people as neighbors. I was disgusted. The suggestion that reasonably priced housing
will bring in crime was particularly abhorrent. Palatine has been accused of mis-managing the construction of
numerous clustered apartment complexes in the North East Section of the township. I have read many, many
complaints from citizens of Palatine who fear Palatine will again make the mistakes of the past and then do
nothing to correct it. Such as, pressure on the owners of those complexes to keep them up etc. There is so
much blight in Palatine, as well as vacant buildings you need to be doing something about it. But instead you
engage a firm to propose
the widening of Palatine Road. Get the priorities in order. It's people, unless you plan to round up all of us old,
disabled and less fortunate citizens and throw
us out of town. Because that is exactly what you are doing. The citizens have lost trust in the township to do
the plan properly, and therefore they blankedly oppose reasonably priced housing developments.
I have talked to my Palatine neighbors who are also negatively affected by the lack of reasonably priced
housing. Fully employed individuals earning $50,000/yr
are living with family members because they are unable to locate an affordable, safe place to live in
Palatine. We don't need another gas station, 7-11, pizza parlor or hair salon. We need reasonably priced
housing.
Thank you for your time.
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Patricia Diaz
Sincerely,
322 N Brockway St
Palatine, IL 60067
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Attachment: Diaz email Quentin Road apartments (874-920 N. Quentin Road - Quentin apartments)
4.1.n
Ben Vyverberg
Subject: FW: Approve Affordable Housing Project on Quentin
From: Jim Schwantz <JSchwantz@palatine.il.us>
Sent: Saturday, October 16, 2021 9:11 AM
To: Maria Galo - Ben Vyverberg <BVyverberg@palatine.il.us>; Michael Jacobs <MJacobs@palatine.il.us>
Subject: Re: Approve Affordable Housing Project on Quentin
Maria,
Attachment: Galo email (874-920 N. Quentin Road - Quentin apartments)
Thank you for your email. I have copied staff on this response so that they can keep make this part of the
official record
JS
On Oct 15, 2021 9:52 PM, Maria Galo <wrote:
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
Dear Mayor Jim Schwantz,
Please approve the proposed affordable housing development at 874-920
N. Quentin Road. Years ago, an older neighbor of mine lost his home. A
development like this would have helped him live his older years in
dignity. I am speaking up now, for his memory, and for other residents
like him.
I've lived on Cedar Street since 1996. Steve was a long-time neighbor who
grew up in the house where he lived. In middle age he had moved back
home to care for his mother. After she died, he worked as a delivery driver
for many years, but a heart attack caused him to lose his job. Despite
working many jobs after his recovery, he could not maintain the level of
income he needed, and he had to sell his home. I ran into him just before
he moved, and he told me he needed to move out in three weeks, but he
had no idea where to go. This was a heartbreaking situation. Palatine
should have affordable housing for people like my neighbor Steve.
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4.1.n
I attended the July 20 Plan Commission hearing where a previous Quentin
Road affordable housing plan was rejected amid a great deal of negative
opinion from people living near the project. Northpointe Development has
submitted a new plan to the Village that addresses the objections. The
developers cut the number of units by 30 percent to 40 units of mixed
income housing. The property now will have 10 three-bedroom units, 12
two-bedroom units, and 18 one-bedroom units, among many other
changes in response to the July feedback.
Attachment: Galo email (874-920 N. Quentin Road - Quentin apartments)
The higher number of one-bedroom units tells me that they expect these
units to be used for seniors. Local seniors, like my former neighbor Steve,
need this type of housing. Please approve this project. Palatine residents
should have the security of knowing they have the option of staying in
Palatine even if their fortunes change for the worse.
Sincerely,
--
--
Maria Galo
she/her/hers
cell:
"You must do the things you think you cannot do."
--Eleanor Roosevelt
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Attachment: Gintowt letter Quentin apartments (874-920 N. Quentin Road - Quentin apartments)
4.1.p
Ben Vyverberg
Subject: FW: Affordable housing
From: Vicki Martin
Sent: Monday, October 25, 2021 11:32 AM
To: Ben Vyverberg <BVyverberg@palatine.il.us>
Attachment: Martin LWV email of support (874-920 N. Quentin Road - Quentin apartments)
Subject: Affordable housing
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
Dear Mr. Vyverberg,
For many years, you and your predecessors have given generously of your time and talent to make
Palatine a wonderful place to live. Our city is beautiful and safe. The schools and parks make
Palatine a mecca for families. We have easy access to transportation, plenty of shopping alternatives,
and an array of community activities that give us much to be proud of.
Unfortunately, due to many factors, including decisions made in the past, Palatine is also lacking in
housing that many of our neighbors can afford. Think of the people you know—your children who are
recent graduates, or have an entry level job. Consider your parents who are now on a fixed income.
What about your sister who is recently divorced and has been out of the work force for years while
raising her three kids-all of whom attend Palatine Schools? All of these people, and many others like
them who have lived for years in Palatine all are struggling to remain here in our village due to the
high price of housing. Rent and property taxes have all increased in recent years, while many wages
have not.
The rule of thumb has always been that your rent or mortgage should not exceed one third of your
income. Rents and home prices in our area have far exceeded that guideline for many people, forcing
members of our community to struggle to remain here and still make ends meet. These people work
at our schools, our grocery stores, hospitals and many institutions that serve all of us every day.
As Co-Presidents of the League of Women Voters of the Palatine Area, we urge you to approve the
revised plan for Northpointe Development’s mixed income development on Quentin Road. This would
not only be helpful for contributing members of our community; it would be one more reason to be
proud of the Village of Palatine.
Sincerely,
Vicki Martin and Kim Inman
Co Presidents, League of Women Voters of the Palatine Area
Vicki Martin
Co-President
The link ed image cannot be display ed. The file may hav e been mov ed, renamed, or deleted. Verify that the link points to the correct file and location.
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Attachment: Martin LWV email of support (874-920 N. Quentin Road - Quentin apartments)
4.1.q
Ben Vyverberg
Subject: FW: Mixed-Income Development
From: Cindy Wojdyla
Attachment: Wojdyla email - Quentin Road apartments (874-920 N. Quentin Road - Quentin apartments)
Sent: Tuesday, November 2, 2021 12:07 PM
To: Ben Vyverberg <BVyverberg@palatine.il.us>; Jim Schwantz <JSchwantz@palatine.il.us>; Brad Helms
<BHelms@palatine.il.us>; Kollin Kozlowski <KKozlowski@palatine.il.us>; Greg Solberg <GSolberg@palatine.il.us>; Doug
Myslinski <dmyslinski@palatine.il.us>; Scott Lamerand <SLamerand@palatine.il.us>; Tim Millar <TMillar@palatine.il.us>
Subject: Mixed-Income Development
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
Good Morning!
I am writing to show my support for the proposed affordable housing development at 874-920 N Quentin
Road. I understand the new proposal also addresses all of the other design recommendations made by the
Village.
We have lived in Palatine for almost 30 years, we raised our three children, all attending Palatine schools and
thriving. We welcome the opportunity to provide affordable housing to all!
In support! :)
Cynthia Wojdyla
112 E. Garden Ave.
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4.1.r
October 21, 2021
Ben Vyverberg, Director of Planning and Zoning
200 E Wood St
Attachment: Support Quentin Project - to BV from Cortez (874-920 N. Quentin Road - Quentin apartments)
Palatine, IL 60067
Dear Mr. Vyverberg,
I am writing to request your support for the recently resubmitted affordable housing project for Quentin
Road in Palatine.
The Quentin Road development proposed by Northpointe is good for Palatine residents. You are
undoubted aware that some 30% of working and fixed-income Palatine residents struggle with the cost
of housing, spending 30% or more of their incomes to keep a roof over their heads. The moderate size of
the development along with the wide range of family incomes it targets should make it a model for
future projects in Palatine. And, the project stands to help so many more residents than those who have
voiced opposition to it.
You will recall that the Department of Planning and Zoning recommended against the original proposal
because of density and other design issues. As a result, the Plan Commission voted the project down
during their July 20th meeting.
Prior to resubmitting its recently revised proposal, Northpointe Development coordinated two meetings
with neighbors (one in person and one on Zoom), both of which I attended out of interest in the project.
Despite some continued opposition, neighbors voiced a number of very strong, practical solutions that
would address their concerns. To my knowledge, Northpointe has accommodated nearly every
recommendation. For example, they reduced the proposed density of the development by 30% to 40
units, reduced the building from 3 to 2 stories, and removed balconies from the rear of the building.
They are also agreeing to add 80+ trees along the fenced property line – all to create the separation and
privacy the neighborhood residents sought.
The new proposal also addresses other design recommendations made by the Village.
I am aware that the original project was met with strong opposition from many of the nearby neighbors.
Some of their objections were valid, others were simply based on unfounded notions about affordable
housing. Valid objections are fixable, and have been fixed in the new proposal. The unfounded
objections should have no impact on the Village’s decision.
I ask for your approval of the Quentin Road project.
Respectfully,
Kathy Cortez
141 S Fremont St Palatine, IL 60067
cc: Palatine Plan Commission; Greg Solberg, Councilman
Packet Pg. 202
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Ben Vyverberg
Subject: FW: 874-920 N. Quentin Road Property
From: ANNETTE PACIGA <>
Sent: Saturday, November 27, 2021 1:10 PM
To: Ben Vyverberg <BVyverberg@palatine.il.us>; Jim Schwantz <JSchwantz@palatine.il.us>; Tim Millar
<TMillar@palatine.il.us>
Attachment: Paciga email 11-27-21 (874-920 N. Quentin Road - Quentin apartments)
Subject: 874-920 N. Quentin Road Property
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doubt, please talk with the sender or check with VOP IT
We would like to state our objection to the proposal to build a 40 or 45 unit apartment building on this
property.
The revised proposal submitted by the developer still does not adequately address several major
issues related to this project including, but not limited to density, parking, traffic and safety.
These issues were extensively discussed at the last building commission meeting. The revised
proposal does not significantly impact these issues despite a small reduction in the number of units
and possibly changing from a 3 story structure to a 2 story one. The land is not large enough to
incorporate the needs of this number of units/occupants. There is not adequate green space and
safe entrance/egress from the property.
We attended the presentation at the planning meeting and, although the developer provided
information relative to parking for residents (which barely meets the minimal standards), visitor
parking presents additional challenges for the community and the residents. There will be a
significant need for visitor parking on a regular basis. This need will increase significantly during
celebratory events (birthdays, graduations, BBQs, holidays, etc.). Where will these vehicles park? I
doubt the retailers in the shopping area on the other side of Quentin will welcome non-customers in
their lot. Additionally, there is a significant safety issue if visitors do use that lot and need to cross
busy Quentin Rd., especially at night and with children.
Traffic and speed limit on Quentin Ave was also discussed at the last commission meeting. These
are very real issues that have not been adequately addressed. The speed limit on Quentin is often
exceeded and the parking entrance/egress on Poplar will cause significant back ups on Quentin as
both community and apartment residents use Poplar Street to get to their homes. It will be difficult
(and unsafe) to make a left turn on to Quentin from Poplar with increased traffic turning into Poplar
from both directions on Quentin. Increased vehicular traffic from the complex will significantly impact
traffic on Franklin and Maple as drivers seek to avoid the traffic back up and traffic lights on Quentin
to access Northwest Highway.
John and Annette Paciga
867 N Maple Ave
Palatine, Il 60067
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Ben Vyverberg
Subject: FW: Preliminary Planned Development: 874-920 N. Quentin Rd
From: LORENE HARDER <l>
Sent: Friday, November 26, 2021 12:47 PM
To: Jim Schwantz <JSchwantz@palatine.il.us>; Tim Millar <TMillar@palatine.il.us>; Ben Vyverberg
<BVyverberg@palatine.il.us>
Attachment: Harder email 11-26-21 (874-920 N. Quentin Road - Quentin apartments)
Subject: Re: Preliminary Planned Development: 874-920 N. Quentin Rd
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
Good morning Ben, Jim and Tim,
My name is Lorene Harder and I live at 872 N. Maple Ave, Palatine.
I am writing as my husband Jim and I are concerned about the Preliminary Planned Development to
construct a new 2-story 40 unit apartment building at 874-920 N. Quentin Road in Palatine. We are
very much against this proposal.
Poplar Street is a very quiet side street and I am VERY concerned about the additional traffic it will
bring to our neighborhood. Basically, I feel it will change the nice quite neighborhood we had when
we initially purchased our townhouse due to the added traffic. Additionally, the density of 40 units on
a plot of land that is most likely 2 acres or less is not a good thing for the neighborhood.
I'd appreciate if you would consider our concerns and reject this proposal.
If you need any additional information from me, please let me know.
Thank you all very much, I appreciate your consideration. Take care.
Lorene and Jim Harder
872 N. Maple Ave
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November 27, 2021
Attachment: Piazza - Palatine Letter Plan Commission RE-Public Notice ID 1295 (874-920 N. Quentin Road - Quentin apartments)
Mr. Dennis Dwyer and Mr. Ben Vyverberg
Village of Palatine Plan Commission
RE: Public Notice ID 1295
Mr. Dwyer, Mr. Vyverberg and Plan Commission Members:
We live at 856 N Maple Ave and have lived here for nearly seven (7) years. We purchased this home
because of the low population density and the low volume of traffic on Maple Ave. We have 3
grandsons that live with us along with their dad. Because of the low volume of traffic on Maple Ave, our
grandsons have been able to play safely along the sidewalks and up and down the street.
We are strongly opposed to the Planned Development of the 2-story, 40-unit apartment building on the
874-920 N. Quentin Road property. This development will greatly increase the traffic along W Poplar St.
onto Maple Ave. because residents of the apartment will use Maple Ave as a short-cut to Northwest
Highway, both coming and going from the apartments. Over the years we have owned two properties,
located in other cities, where city officials have dis-regarded the concerns of local residents and
approved developments that turned a once quite, low volume streets into busy unsafe streets and
caused property values to fall.
We urge you not to approve this apartment development at 874-920 Quentin Road.
Thank you for listening to our concerns.
Sincerely,
Tom Piazza
Melody Piazza
David Piazza
856 Maple Ave
Palatine, IL
847-907-4651
Packet Pg. 205
4.1.v
Ben Vyverberg
Subject: FW: Opposition to Planned Development for 874-920 N Quentin Rd
From: Ken Kramer <>
Sent: Monday, November 29, 2021 9:35 PM
To: Ben Vyverberg <BVyverberg@palatine.il.us>; Jim Schwantz <JSchwantz@palatine.il.us>; Tim Millar
<TMillar@palatine.il.us>
Subject: Opposition to Planned Development for 874-920 N Quentin Rd
Attachment: Kramer email (874-920 N. Quentin Road - Quentin apartments)
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doubt, please talk with the sender or check with VOP IT
Gentlemen,
I am writing to record my strong opposition to the proposed plan for this property. I have lived in Palatine since
1969 when Quentin Rd was a two lane country road. Now it is a route 53 by-pass which is enough of a problem
for those of us that live on Quentin and now have to put with the possibility of another multi-unit over
populated piece of property. My, wife, son and daughter in law along with three granddaughters live 24 hrs a
day with the extreme amount of noise generated by a 430 unit apartment complex directly across the street from
our home. Starting a 5AM most mornings the steady stream of cars leaving the southern exit of the complex we
live across from begins. Many of the vehicles have illegally modified or faulty exhaust systems that are so loud
the whole household is awakened by them, including my 2 year old granddaughter who’s room along with mine
are on Quentin road. I have complained to police department and was told there is nothing “we”can do about it
by Sgt Bratcher several years ago. He suggested that I sit in front yard and get license plate numbers of
vehicles…really? The police can’t have a patrol car sit out in front of the complex on Bayer or Poplar St and
listen for loud vehicles? I have seen patrol cars skiing in he exit checking for Palaine vehicle stickers, so why
can’t the police spend a couple hours a week doing the same for noisy, illegal autos?
Over a week ago I took a picture of one particularly loud Honda Accord along with the exhaust pipe hanging
out the rear and the license plate; I have yet to receive a response to my email to the area commander to my
email. Could it be because the vehicle is not registered to an address across the street? If so, go find he vehicle
in the complex and ticket it for no village vehicle license at least
Now add in 3 garbage pickups a week that usually take place between 6-6:15 Am with a dumpster directly
across the street from our bedrooms. I have complained to village about that and was told, there’s nothing “we”
can do about it because apparently it is lawful to wake residents at 6am banging dumpsters around to empty
them. Many times the driver has shake and bounce the LARGE dumpster creating the sound like someone
banging on the side with 16 lb sledge hammer with all their might. This includes Saturday mornings. Often
times these dumpsters are overflowing and garbage consistently blows out the uncovered dumpsters into my
yard. I have repeatedly filed complaints with the village about all to no avail other than a short resolution
enacted by the property manager until the heat blows over and the pattern repeats
Then there is steady of stream of cars going in and out all day and night. I have lived in this home for 21 years
and when you see the same car going in and repeatedly on the same day one can assume it has something to do
with drug dealing.
Then there’s 4th of July when the fireworks start 3 days ahead of the holiday until 2am in the morning
sometimes. One time we had fireworks land on the roof of our home and a car parked in our driveway, which
we called the police and complex manager about that pleasant issue that thankfully did end with our house or
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car catching fire. Add in the numerous police and fire calls at all hours especially during the summer and we
live in the noisiest neighborhood in Palatine that will only be made worse with 40 more units, 90 more cars, and
100 more people on the opposite corner of my home. My family will essentially be living between 1500-2000
people on what will be the noisiest, busiest 300 ft strip of roadway in what is supposed to be a neighborhood of
single family residences. Adding 40 units to 6 “lots” that now would be 6 homes is simply not in keeping with
the character of the neighborhood. We all pay some of the highest property taxes in Palatine and we have the
least desirable location due to constant noise created by an already overused roadway. Adding another
apartment complex to this area will only further destroy our already poor quality of life in he once quiet
neighborhood on Quentin Rd. We all understand the property owner wants to sell his property and capitalize on
his investment, but that will not and should not be at the expensive of quality of life to the surrounding
neighbors.
60 years ago that property was unincorporated on the outskirts of town on rarely traveled country road. That is
no longer the case with this neighborhood of highly taxed and residential neighborhood. We all take risk
investing sometimes they pay off more often hey don’t and it NOT the responsibility of the village or its
Attachment: Kramer email (874-920 N. Quentin Road - Quentin apartments)
residents on Quentin Rd to bail the property owner out. We all know he village needs revenue but this
development is not the best answer for that need or the needs of the residents on Quentin Rd. All of us
respectfully ask that you carefully consider how your decision will affect our lives and rule against this
development.
Respectfully
Ken Kramer
949 N Quentin rd
--
Ken Kramer
2
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Ben Vyverberg
Subject: FW: Quentin Road Development 874-920 N. Quentin Rd
From: John R Novak <>
Sent: Tuesday, November 30, 2021 11:05 AM
To: Ben Vyverberg <BVyverberg@palatine.il.us>; Jim Schwantz <JSchwantz@palatine.il.us>; Tim Millar
<TMillar@palatine.il.us>
Subject: Quentin Road Development 874-920 N. Quentin Rd
Attachment: Novak email (874-920 N. Quentin Road - Quentin apartments)
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
Gentlemen:
I am writing on behalf of the Dagan Park Estates Townhome Association, 24 homes bounded on the east by
Franklin, the west by Maple, located between Poplar and Northwest Highway. We are happy to see that the
developer (Northpointe) listened to the Plan Commission members, the Department of Planning and Zoning
staff, and the community owners and members. Coming back with a modified plan is encouraging. However,
there are still elements in the proposed plan that do not address Village, community, resident and neighborhood
concerns.
We are happy to see that the developer is:
• Reducing the number of units to 40 and the height of the building from 3 to 2 stories.
• Reducing the number of parking spots from 120 to 80.
• Reducing the density from 22.9 units per acre to 16 units per acre.
However, the developer ignores and in no way addresses the additional concerns as follows:
• Exceeds the Village's historic density standard of units per acre. Though the density is reduced from
22.9 units per acre to 16 units per acre (40 units), this is still twice the density of the Village average of 7
to 8 units per acre. Just because there are other older exceptions within the Village, where density is
closer to this number (Clayson at 15.7), this should not automatically mean that 16 units per acre is now
the standard, and automatically acceptable. Starting from the "exception" is not the proper nor logical
way to approach this. Start with the Village historic average of 7 to 8 units per acre and then work with
the Village and community to determine the appetite for an exception to this starting point.
• Does not address the increased traffic issues on Franklin, Maple, Poplar and Quentin that this
development will bring.
• Does not address a "slow down" lane on Quentin, a 40 mph road, where most traffic generally exceeds
this speed in the 5 - 10 mph range.
• Does not address the ambulatory impact to community members walking in the neighborhood, along
Franklin, Maple, Poplar and Quentin, many portions of which lack sidewalks. The new development
will add additional pedestrian traffic and needs.
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• Does not address the lack of nearby basic services for the proposed development, especially for potential
residents without access to transportation. This lack of basic services includes: no grocery stores, no
banks, no public amenities (parks, library, etc.) and most importantly, lack of public transportation.
• Does not address the increase in light and noise pollution such a development would bring to the
neighborhood.
It appears that the developer listened to those points they wanted to hear, and ignored those they cannot or are
unwilling to address. If the developer is truly interested in a plan that would more closely meet all party's
needs, there should be a true listening and planning group, comprised of the owners included in the original
group, as well as other nearby owners and community members and leaders, with the goal of coming up with a
plan that addresses significantly more points than the current plan addresses.
Sincerely
Attachment: Novak email (874-920 N. Quentin Road - Quentin apartments)
John R. Novak
Board President, Dagan Park Estates Townhome Association
Virus-free. www.avast.com
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Ben Vyverberg
Subject: FW: 874 - 920 N Quentin Rd Development
From: Stephen Thompson <>
Sent: Tuesday, November 30, 2021 12:06 PM
To: Ben Vyverberg <BVyverberg@palatine.il.us>
Subject: 874 - 920 N Quentin Rd Development
Attachment: Thompson email (874-920 N. Quentin Road - Quentin apartments)
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
My. Vyverberg,
We are writing to express my strong concern and opposition to the proposed development on 874-920 N
Quentin Road.
Having been a resident of this community for some time now, the concerns previously voiced regarding the
prior proposal for this same development, still remain - mainly those of density and traffic.
Stephen and Terri Thompson
874 W Goodrich Pl
Palatine, IL 60067
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Ben Vyverberg
Subject: FW: Preliminary Planned Development to permit a 2-Story, 40-unit apartment building -
874-920 N. Quintin Road
From: John <>
Sent: Wednesday, December 1, 2021 12:09 PM
To: Ben Vyverberg <BVyverberg@palatine.il.us>; Tim Millar <TMillar@palatine.il.us>
Subject: Preliminary Planned Development to permit a 2-Story, 40-unit apartment building - 874-920 N. Quintin Road
Attachment: Erickson email (874-920 N. Quentin Road - Quentin apartments)
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
Village of Palatine Planning Commission Members,
We own a home on Franklin Avenue, north of Northwest Hwy. We are opposed to the proposed
Northpointe development known as 874-920 N. Quintin Road. The reasons for this opposition are as
follows:
1. Exceeds the village historic density standard of 7 to 8 units per acre. The proposed development
of 40 units is more than twice the historic village standard.
2. Increases traffic on Franklin, Popular, Maple and Quentin. The residents that have homes on
Franklin Ave will experience noise pollution problems 24 X 7.
3. Creates a high risk of traffic accidents on Quentin because of the hill crests just south of Popular
Street. Vehicles traveling at north on Quentin will not slow down and they will have trouble seeing
vehicles leaving or entering the facility. This accident risk will increase during poor weather
conditions.
4. No assurance that the 40 units will not have more occupants than the units are designed to
accommodate.
The property should not be rezoned for this proposed developer. There are many other sites that
are better suited for this type of development which are closer to basic services such as grocery
stores, health care, public transportation.
John and Cher Erickson
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Ben Vyverberg
Director
Village of Palatine
200 W Wood Street
Palatine, IL 60067
1 December 2021
Dear Mr. Vyverberg:
We are writing to express our great concern with the current proposal to develop 920/874 N. Quentin,
Attachment: Murphy File 21-89 (002) (874-920 N. Quentin Road - Quentin apartments)
as a two-story, multifamily residential development with 40 units. We have visited the Village in order
to view the plan under consideration.
The homes on Franklin and Maple, including our own, are in a small section of longstanding single-family
properties on large, near half-acre lots, with a rural and private feel. We strongly oppose the proposed
development plan, which would negatively impact our property and the neighborhood.
Negative impact on our property
• Density: the proposed development, with a minimal 20-foot setback, would be up to 7 times
the resident and household density of some 13 residents and six households that reside in the
single-family properties that face it, including our own.
• Privacy: the proposed 2-story building would have a significantly taller elevation due to an
underground parking garage and its location uphill from our property to the east of our home
with multiple apartments facing our backyards and our balcony from our master bedroom. The
development would remove the well-established trees on the parcel which currently provide a
wall of green behind our home. No privacy fence nor evergreen screening could restore the
privacy we will lose for our home and our backyard due to the size and elevation of this building
on an already elevated parcel.
• Noise: the proposed building will have 38 surface parking stalls and 56 underground. All of the
vehicles parked underground and the majority of the vehicles using the surface parking,
including visitors, will be entering and exiting the complex directly behind our home at all hours,
activating/deactivating car alarms as they come and go. The traffic of 94 vehicles and presence
of approximately 100 residents and their visitors would guarantee noise, activity, and
disturbance emanating from this large development that would be entirely disproportionate to
the neighborhood and six single-family homes behind it.
• Light Pollution: the proposed building will require lighting in the surface parking lot; in the
winter, this will mean continual light pollution as there is nothing to stop these lights from
shining directly into our home and backyard.
• Character of our home: we purchased a home on a large, near half-acre lot. A highly-visible
“downtown” apartment building, large surface parking lot, and access road behind our home
will alter the character of our lot. The size and height of this apartment building have no place
behind single family homes.
Packet Pg. 212
4.1.z
Negative effects on our neighborhood
• Pedestrian and Vehicle Traffic: We currently share our streets with the townhome
developments to our north and south, and their residents add to the pedestrian traffic on our
street, as Quentin and NW Highway are not pedestrian friendly. There are no sidewalks in our
neighborhood. This development would result in up to 90 additional vehicles using Franklin and
Maple as a thruway and would make both existing and additional pedestrian use of the
neighborhood unsafe. It would further complicate and cause safety concerns for resident
vehicles exiting the area, with Poplar an already-hazardous exit north onto Quentin, as is the
exit from Franklin east onto NW Highway.
Attachment: Murphy File 21-89 (002) (874-920 N. Quentin Road - Quentin apartments)
• Character of the Neighborhood: The apartment building itself has no place backing to a single-
family area on large half acre lots. The land, previously home to a garden nursery, would be
covered in its near entirety by the building and surface parking. The plan includes little
landscaping or green space. This development, as currently conceived, is too big, and belongs in
a downtown area of Palatine.
We urge the Village to reject this proposal. Its approval would undisputedly result in the loss of our
quality of life, privacy, and use of our home.
We look forward to supporting the Village’s approval of a significantly scaled-back project, ideally one
for the senior population. Any project selected should respect the density, size, and elevation of this
development with regard to the surrounding housing, the greenery and character of the neighborhood,
and the limitations of its infrastructure. It should also demonstrate much more clearly the developer’s
commitment to and professional pride in being allowed the opportunity to partner with the Village and
its residents to build property within our community.
Sincerely,
Sarah Murphy and Schalk van der Walt
925 N Franklin Ave
Palatine, IL 60067
CC Ben Vyverberg, Head of Zoning at Village of Palatine; Jim Schwantz, Mayor; Tim Millar, District 1
Councilmember; Scott Lamerand, District 2 Councilmember; Doug Myslinski, District 3 Councilmember;
Greg Solberg, District 4 Councilmember; Kollin Kozlowski, District 5 Councilmember; Brad Helms, District
6 Councilmember
Packet Pg. 213
4.1.aa
Ben Vyverberg
Subject: FW: 874-920 N. Quentin Road Planned Development
From: <>
Sent: Wednesday, December 1, 2021 5:14 PM
To: Ben Vyverberg <BVyverberg@palatine.il.us>; Tim Millar <TMillar@palatine.il.us>; Jim Schwantz
<JSchwantz@palatine.il.us>
Subject: 874-920 N. Quentin Road Planned Development
Attachment: Marelli email (874-920 N. Quentin Road - Quentin apartments)
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
To: J Schwantz, T. Miller, B Vyverberg
From: Joseph Marelli
RE: 874-920 N. Quentin Road Planned Development
Good day all
I am writing regarding the above subject development. I want to go on record of being against this development. While I
commend the investor group for wanting to support a low income housing option in the community, given my past
experience with housing of this nature I have to come forward against the project in this location.
Kind regards,
Joe Marelli
Glenview Ct.
1
Packet Pg. 214
4.1.ab
Ben Vyverberg
Subject: FW: 58 Unit Planned Housing Development at Poplar and Quinten
From: Magoncia <>
Sent: Wednesday, December 1, 2021 6:10 PM
To: Ben Vyverberg <BVyverberg@palatine.il.us>
Cc: Katie Rivard <KRivard@palatine.il.us>; bvyverbery@palatine.il.us; jschawntz@palatine.il.us; tmiller@palatine.il.us;
Scott Lamerand <SLamerand@palatine.il.us>; Doug Myslinski <dmyslinski@palatine.il.us>; Greg Solberg
Attachment: Magoncia email (874-920 N. Quentin Road - Quentin apartments)
<GSolberg@palatine.il.us>; Kollin Kozlowski <KKozlowski@palatine.il.us>; Brad Helms <BHelms@palatine.il.us>;
abetterpalatine@gmail.com
Subject: Re: 58 Unit Planned Housing Development at Poplar and Quinten
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
Download Attachment
Available until Dec 31, 2021
Board members I am writing on belay of my husband and my self, Larry and Christine Magoncia. I, Christine is
the treasure of the Erin’s Glen Townhome Association. I am also writing on behalf of our association. First I am
sending this letter individually because I have included the adjacent creek and the proposed project. I also have
included a practical example of the traffic issues the some 90 cars this project will exacerbate.
1. The video of the creek shows during a rain event how high and fast the water flows. These videos are
taken off Franklin Ave properly then off Quentin in between Kinder Kate and the Nutrition center. I hope all of
you see the reality we live daily. We hope the creek stays shallow and no one falls in because it is hidden from
them street.
2. The second picture is at the cross walk at Quentin and northwest hwy. Just one snap shop shows you how
cars stop in the crosswalk. I am an epileptic with a service dog. When we walk we are very visible and I still
have almost been hit by drivers rushing to make free right turns.
Last meeting it was stated most residents would have cars, I would certainly expect that given the amount of
parking allowed. Adding traffic to this intersection will make even more dangerous for pedestrians like me
whom have no choice but to walk. Not to mention the cars exiting north on Quentin will create confused and
erratic driving. Do all the traffic studies you want. I walk in all directions and all ready see near misses from
Popular.
Finally, please keep in mind while a complex is noble, however, is it to put it i our neighborhood? This plan
commission was formed to respect both the environment of Palatine and respect its citizens objection’s when
they believe the actions of their commissions are misguided.
Click to Download
Video.MOV
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4.1.ab
Click to Download
Video_1.MOV
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Thank you for time.
Christine Magoncia
Sent from my iPhone
On Jul 14, 2021, at 4:26 PM, Christine Magoncia <magoncia@comcast.net> wrote:
Council Members and Palatine Residents:
Attachment: Magoncia email (874-920 N. Quentin Road - Quentin apartments)
My name is Christine Magoncia. I am the Treasurer of
ERIN’S GLEN TOWN HOME ASSOCIATION; I have been asked to speak for our association.
We are collectively AGAINST the planned housing unit of 58 units at the corner of Poplar and
Quentin.
was malled to death as well as the possible permanent injuries she might have.
Finally, this planned development will do nothing for improving our neighborhood, traffic, local
economy or shops
Thank you for considering our position.
Erins Glen Townhome Association
Christine Magoncia
2
Packet Pg. 216
4.1.ac
Ben Vyverberg
Subject: FW: 874-920 N Quentin Road Planned Development
From: Julie <>
Sent: Wednesday, December 1, 2021 8:00 PM
To: Ben Vyverberg <BVyverberg@palatine.il.us>; Tim Millar <TMillar@palatine.il.us>; Jim Schwantz
<JSchwantz@palatine.il.us>
Subject: 874-920 N Quentin Road Planned Development
Attachment: Picchiotto email (874-920 N. Quentin Road - Quentin apartments)
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
Plan Commission and Village Council Members:
My husband and I are opposed to the planned development on Quentin Road. We feel the 2 story, 40
unit apartment building is too big for the space and have density concerns. Currently, there are 6
single family homes on the same acreage of land behind the development. For every one home you
are adding 6 families. Putting a large, high density building next to homes on half acre lots does not
match the rural aesthetics of the neighborhood and looks like patchwork.
Additionally, we have traffic and safety concerns for the entire neighborhood with the increased foot
traffic in our neighborhood and Quentin road traffic for 90 cars. Franklin and Maple Ave are already
cut through streets, this will create additional cut through traffic. Both of these streets are on steep
inclines more prone to accidents and we do not have sidewalks.
We live directly behind the planned development and spend a majority of our time in the rooms
that face our backyard with our windows blinds open. We are avid gardeners, spend a lot of time in
our yard and our kids are outside daily to burn off energy.
Additionally, we are concerned about the following that impact our quality of life:
• This development is 10 ft+ higher elevation than our home and a 2 story building with a parking
garage will allow all levels of residents to see into our backyard through their windows and
for us to see them. A 6 ft fence will provide no privacy to the upper levels of such a large
structure and any trees will take 20 years or more to get to a size where any additional
privacy will be available.
• The parking lot will be 20 feet from our property line. 20 FEET. We have noise concerns such
as car alarms, vehicles entering and exiting, car music, illegal fireworks and late night parties
affecting our quality of sleep and enjoyment in our yards. We have a neighbor who leaves for
work at 6am and when they start their pick-up truck in the morning it wakes us, even with a
white noise machine on in our bedroom. Imagine the noise impact of 90 vehicles in your
backyard throughout the day.
1
Packet Pg. 217
4.1.ac
• Light pollution will be increased. The building lights, car headlights, stairwells and parking lot
lights face our yard. We will be directly impacted and we will no longer be able to use our
telescope for stargazing with our children on our own property.
• Air pollution and gas emission with so many cars will affect the air quality in our yard. We
spend our mornings in the garden before going to work and after work we take the kids
outside and we love to have our windows open for fresh air.
• We are on well water and are concerned about the construction contamination, and lack of
green space impacting our well quality and quantity.
The developer shared with us and our neighbors that they knew this development would impact the 6
homes we live in the most and we would not be happy, and that seemed to be okay from their
perspective. Please put yourself in our shoes. How would that make you feel?
Attachment: Picchiotto email (874-920 N. Quentin Road - Quentin apartments)
Lastly, the developer did reach out to the homes closest to the development for input. We want to
make it very clear, as we did with them, that we do not support this development for all the
reasons already listed. We specifically stated the development should be aligned with the recent
ranch townhome development on Hicks Road by Walgreens, where a similar acreage had only 12
townhomes built and the distance between the property building were significantly greater than 20 ft.
That is the only density we would support. They asked for input under the worst case scenario where
the village would approve this despite our concerns. It is an awful situation to feel like you have to
provide input for something you are firmly against.
Thank you for your time.
Regards,
Julie & Mitch Picchiotti
2
Packet Pg. 218
4.1.ad
Ben Vyverberg
Subject: FW: 874-920 N Quentin Road Development - Petition
Attachments: Petition 874-920 N. Quentin Road Planned Development to 12.1.21.pdf; sigs 1dec21
again.PNG
Attachment: Pichhiotti email describing Petition (874-920 N. Quentin Road - Quentin apartments)
From: Julie <>
Sent: Wednesday, December 1, 2021 8:22 PM
To: Ben Vyverberg <BVyverberg@palatine.il.us>; Tim Millar <TMillar@palatine.il.us>; Jim Schwantz
<JSchwantz@palatine.il.us>
Subject: 874-920 N Quentin Road Development - Petition
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
To All,
I have the attached petition that to date 229 of our neighbors have signed against the current planned
development on Quentin Road. Additionally, I have included a map so you can visually see the support against
this development in our local community. My neigbors and I would like these included in the record. Given the
time of the year with the holidays and cold weather we had to do our petitioning electronically. We provided a
clean copy for your reference. If you prefer to have the full excel petition export we are happy to provide it
upon request.
The petition numbers continue to grow and we plan to submit the additional signatures at the Plan Commission
meeting. As a reference, the last time this developer submitted plans for this location we had 180 signatures that
were sent in advance and an additional 100 were submitted the night of the Plan Commission meeting.
Last July, when the same developer submitted similar plans for a 59 unit building we connected with all the
HOA presidents and obtained contact information for our community members. It made reaching everyone
easier this time around. We are encouraged by the support the community has shown against this development
and hope the Plan Commission and Council will listen to our concerns and vote against the development.
Thank you,
Julie Picchiotti
1
Packet Pg. 219
4.1.ae
Petition: 874-920 N. Quentin Road Planned Development
We the undersigned are against the 40-unit apartment building on the parcel 874/920 N. Quentin as proposed by the
petitioner Alliance/Northpointe Development. We call on the village to reject the planned development due to its density
and impact on the surrounding area. We are requesting the opportunity to be involved in additional dialogue with the
Village of Palatine to determine an appropriate use plan which is more aligned with the existing characteristics of the
neighborhood.
Resident Name Resident Street Address
1 Danielle McCready 1057 N Quentin Road, Palatine, IL
2 Jill Dreyer 722 W Lakeside Dr, Palatine, IL
Attachment: Pichhiotti Petition (874-920 N. Quentin Road - Quentin apartments)
3 Dan Suwinski 1152 N Perry Dr, Palatine, IL
4 Cathy Umlauf-Schulz 882 N Martin Dr Palatine
5 Susan Reindl 653 W. Lakeside Dr., Palatine, IL
6 Alexandra Vikartofsky 910 N Martin Dr, Palatine, IL
7 Tom Chambers 765 W Bayer Dr. Palatine, IL 60067
8 Jeanne Szewczyk 972 N Martin Drive, Palatine, IL
9 Jason Dreyer 722 W Lakeside Drive, Palatine, IL
10 Nate Hess 988 N Martin Dr., Palatine, IL
11 Anna Hess 988 N Martin Dr., Palatine, IL
12 Belle Pery 1142 N Perry Drive, Palatine, IL
13 Heidi Flatebo 646 W LAKESIDE DR, Palatine IL 60067
14 Sue Blair 1033 N. Quentin Rd., Palatine, IL
15 Sandra Clark 907 N. Quentin Rd., Palatine, IL
16 John Novak 852 North Franklin Avenue, Palatine, IL
17 LOUIE GATZIOLIS 845 N MAPLE AVE PALATINE, IL
18 Andrew golletz 648 W Bayer Dr, Palatine, IL
19 Christine Magoncia 835 N. Franklin St., Palatine, IL
20 Claire Langell 871 N Maple Ave Palatine IL 60067
21 Peter pasek 847 n Franklin palatine IL 60067
22 Holly Millan 910 N Maple Ave, Palatine, IL
23 Edgar Millan 910 N Maple Ave, Palatine, IL
24 Debra Gutman 928 N Franklin Ave, Palatine, IL
25 Melissa Bixby 917 N Coolidge Ave, Palatine, IL
26 Pamela Olander 921 N. Martin Drive, Palatine, IL
27 Joshua Kalfus 921 N. Martin Drive, Palatine, IL
28 Ryan Gallagher 752 W Lakesdie Dr., Palatine, IL
29 Vincent Di Cristofano 1201 N Lakeview Drive, Palatine, IL
30 Frank Sullivan 1223 N. Lakeview Ct, Palatine, IL
31 Rachel Groenwald 852 Martin Drive, Palatine, IL
32 Vicki Bowman 1119 N Perry Drive, Palatine, IL 60067
33 robert stoltz 1305 N Laguna Ct, Palatine, IL
34 pamela stoltz 1305 N Laguna Ct, Palatine, IL
35 Alyssa Alden 662 W Bayer Dr, Palatine, IL
36 Troy Heinritz 1043 N. Glenview Ct. Palatine
37 Karen DeSalvo 942 N. Maple Ave., Palatine
38 David Di Cristofano 900 N. Maple Avenue Palatine IL 60067
39 Aaron Del Mar 1165 n Lakeside, Palatine, IL
Packet Pg. 220
4.1.ae
Petition: 874-920 N. Quentin Road Planned Development
We the undersigned are against the 40-unit apartment building on the parcel 874/920 N. Quentin as proposed by the
petitioner Alliance/Northpointe Development. We call on the village to reject the planned development due to its density
and impact on the surrounding area. We are requesting the opportunity to be involved in additional dialogue with the
Village of Palatine to determine an appropriate use plan which is more aligned with the existing characteristics of the
neighborhood.
Resident Name Resident Street Address
40 Betty Del Mar 890 N Maple, Palatine, IL
41 Patricia kudla 852 N maple ave, Palatine, IL
Attachment: Pichhiotti Petition (874-920 N. Quentin Road - Quentin apartments)
42 Mike Carpenter 1028 N. Glenview Ct. Palatine, IL 60067
43 Mary Carpenter 1028 N. Glenview Ct. Palatine, IL 60067
44 Paul DeSalvo 942 N Maple Ave Palatine, IL 60067
45 Annette Paciga 867 N Maple Ave, Palatine, IL
46 John Paciga 867 N Maple Ave, Palatine, IL
47 Patricia A Fluhler 816 N Franklin Avenue, Palatine, IL
48 James Fluhler 816 N Franklin Ave, Palatine, IL
49 Julie Jesso 939 N Franklin Ave Palatine IL 60067
50 Mitchell Picchiotti 939 N Franklin Ave Palatine IL 60067
51 Schalk van der Walt 925 N Franklin Ave, Palatine, IL
52 Sarah Murphy 925 N Franklin Ave, Palatine, IL
53 Carl Gutman 928 n Franklin ave, Palatine, IL
54 Marcus Orofino 913 N Franklin Ave, Palatine, IL
55 Grace Orofino 913 N Franklin Ave, Palatine, IL
56 Danielle Crisp 1039 N Glenview Ct Palatine, IL 60067
57 Guoxing Chai 1048 N Glenview Ct, Palatine IL
58 Jim Marthaler 884 W Goodrich Pl, Palatine, IL
59 Evelyn Marathaler 884 W Goodrich Pl, Palatine, IL
60 chunlei yang 20287 n Ela Rd deer park il
61 Gina Bekeleski 906 , South boardwalk Court, Palatine, IL
62 Nick Bekeleski 906 , South boardwalk Court, Palatine, IL
63 Joseph Marelli 1034 N Glenview Ct, Palatine, IL
64 Marzena Nowak 1034 N Glenview Ct, Palatine, IL
65 Ron and Amanda Klezek 1010 N. Glenview Court, Palatine, IL
66 William McLenahan 848 N. Franklin Ave., Palatine, IL
67 Sharon E. McLenahan 848 N. Franklin Ave., Palatine, IL
68 Kaitlyn Sprenzel 900 N Maple Ave, Palatine, IL
69 Rita Ginocchio 1126 M. Lakeside Drive, Palatine, IL
70 Stephen Fahrner 1114 N. Lakeside Drive, Palatine, IL
71 Mike Gyetvay 1038 N. Glenview Ct., Palatine, IL
72 Mark Paulsen 1112 N Lakeside Dr, Palatine, IL
73 Kindra Hayes 1109 N Perry Dr, Palatine, IL
74 CAROLYN dalton 762 LAKESIDE drive, Palatine, IL
75 Carol Buck 680 W Lakeside dr, Palatine, IL
76 Noreen Fahrner 1114 Lakeside Dr. Palatine
77 Brenda Golletz 648 W Bayer Dr, Palatine, IL
78 Pamela Nolan 728 West Northwest Highway, Palatine, IL
Packet Pg. 221
4.1.ae
Petition: 874-920 N. Quentin Road Planned Development
We the undersigned are against the 40-unit apartment building on the parcel 874/920 N. Quentin as proposed by the
petitioner Alliance/Northpointe Development. We call on the village to reject the planned development due to its density
and impact on the surrounding area. We are requesting the opportunity to be involved in additional dialogue with the
Village of Palatine to determine an appropriate use plan which is more aligned with the existing characteristics of the
neighborhood.
Resident Name Resident Street Address
79 Karen Smusz 1143 N. Perry, Palatine, IL
80 Mark Smusz 1143 N. Perry, Palatine, IL
Attachment: Pichhiotti Petition (874-920 N. Quentin Road - Quentin apartments)
81 Katerina Smusz-Moore 1143 N. Perry, Palatine, IL
82 Josef Mikulcik 885 N. Quentin Rd., Palatine, IL
83 Adriana Vankova 885 N. Quentin Rd., Palatine, IL
84 Brigita Mikulcikova 885 N. Quentin Rd., Palatine, IL
85 Robert Allen 732 W Lakeside Dr Palatine IL 60067
86 matthew hayes 1109 n perry dr, Palatine, IL
87 Christine Hickey 734 W. Bayer Dr., Palatine, IL
88 Natalie Nisivaco 1185 N Lakeside Drive Palatine IL 60067
89 Joseph V Nisivaco 1185 N Lakeside Drive Palatine IL 60067
90 Carolyn Alexander 895 N Martin Drive, Palatine 60067
91 Christopher Bonk 1052 N Glenview Ct Palatine
92 James Blair 1033 north Quentin rd, Palatine, IL
93 Hitoshi Saito 984 N Glenview Ct, Palatine, IL
94 Mayumi Saito 984 N Glenview Ct, Palatine, IL
95 Ken Saito 984 N Glenview Ct, Palatine, IL
96 Thomas Schulz 882 N Martin Drive, Palatine, IL 60067
97 Marcela oneal 1006 n glenview court palatine il 60067
98 Raphael Imhof 1042 n glenview ct, Palatine, IL
99 Kelsey Paulsen 1112 N Lakeside Dr, Palatine, IL
100 Jacqueline Chiang 864 N Franklin Ave, Palatine, IL
101 Laurie Booth 868 N. Franklin Avenue, Palatine, IL
102 Jamie L. Booth 868 N. Franklin Avenue, Palatine, IL
103 Denise Green 1013 west elm street, Palatine, IL
104 Lorene Harder 872 N. Maple Ave, Palatine, IL 60067
105 James Harder 872 N. Maple Ave, Palatine, IL 60067
106 Jenn Demos 981 N Cove Dr, Palatine, IL
107 Katy Garchie 891 N Maple Avenue Palatine,IL 60067
108 Robert Cantarutti 828 N Franklin Ave, Palatine, IL 60067
109 James Johnson 626 N Quentin Road, Palatine IL 60067
110 Justine Samuels 825 N Maple Ave, Palatine, IL
111 Joseph Origer 825 N Maple Ave, Palatine, IL
112 Rachel Brad 1053 N Glenview Ct, Palatine, IL
113 Andrew Brad 1053 N Glenview Ct, Palatine, IL
114 Lynn S Ishizuka 1125 n. Quentin Rd., Palatine, IL
115 Tom Piazza and Melody Piazza 856 N Maple Ave, Palatine, IL 60067
116 Max Simampo 1018 N Glenview Ct Palatine IL 60067
117 Seung Julia Choi 853 N. Maple, Palatine, IL
Packet Pg. 222
4.1.ae
Petition: 874-920 N. Quentin Road Planned Development
We the undersigned are against the 40-unit apartment building on the parcel 874/920 N. Quentin as proposed by the
petitioner Alliance/Northpointe Development. We call on the village to reject the planned development due to its density
and impact on the surrounding area. We are requesting the opportunity to be involved in additional dialogue with the
Village of Palatine to determine an appropriate use plan which is more aligned with the existing characteristics of the
neighborhood.
Resident Name Resident Street Address
118 Michelle Velmont 775 W Peder Ln, Palatine, IL
119 Barbara Davis 617 N Deer Run Dr, Palatine, IL
Attachment: Pichhiotti Petition (874-920 N. Quentin Road - Quentin apartments)
120 Mike Velmont 775 W Peder Ln, Palatine, IL
121 Robert Lettecci 998 North Glenview Court Palatine, 60067
122 Sally Lettecci 998 N Glenview Ct, Palatine, IL
123 Laura Wilen 1052 N Glenview Ct, Palatine, IL
124 Nannette Harris 825 W Poplar Street, Palatine, IL
125 Julia Harris 825 W Poplar Street, Palatine, IL
126 Imelda Sondak-Simampo 1018 N Glenview Ct, Palatine, IL 60067
127 Michael Krainski 872 N Coolidge Avenue, Palatine, IL
128 Nancy Trujillo 895 W Goodrich Place, Palatine Il. 60067
129 Vernon Alexander 895 N. Martin Dr., Palatine, IL
130 Sarah Kramer 545 West Kenilworth Ave, Palatine, IL
131 Kenneth M Kramer 545 W Kenilworth Ave, Palatine, IL, 60067
132 Kim Vander Steen 841 N. Martin Dr., Palatine
133 Joseph Kramer 949 Quentin Rd, Palatine IL 60067
134 Natalia Kramer 949 Quentin Rd, Palatine IL 60067
135 Kenneth M Kramer 949 N Quentin Rd Palatine IL
136 Nancy Kramer 949 N QUENTIN RD, Palatine, IL
137 Caleb Bennett 901 N MAPLE AVE, Palatine, IL
138 Karen schell 732 n Franklin ave, Palatine, IL
139 Thomas Schell 732 n Franklin ave, Palatine, IL
140 Maggie Schell 732 n franklin ave, Palatine, IL
141 Daniel Kent 724 N. Franklin Ave., Palatine, IL
142 Thomas Graning 1008 N Glenview Ct, Palatine, IL
143 Carolyn Gralewski 883 N Maple Ave, Palatine, IL
144 Charles Fisher III 727 N Franklin Ave, Palatine, IL
145 Thomas R. Klaus 697 N Mart Ct., Palatine, IL
146 Karen A. Klaus 697 N Mart Ct., Palatine, IL
147 Jacqueline Perno 1044 W Sutton Ct, Palatine, IL
148 Denise Morin 710 W. Bayer Drive, Palatine
149 John Erickson 860 N Franklin Ave, Palatine, IL
150 Cheryl Erickson 860 N Franklin Ave, Palatine, IL
151 Steve Breese 716 N Franklin Ave, Palatine, IL 60067
152 Ed Stacy 1044 N. Glenview Court, Palatine, IL 60067
153 Elizabeth Skibinski 1037 N. Glenview Ct, Palatine, IL
154 Connie Ponce 885 North Cove Drive, Palatine, IL
155 Stephanie Schmidt 881 N cove dr, Palatine, IL
156 Michael Garchie 891 N Maple Ave, Palatine, IL
Packet Pg. 223
4.1.ae
Petition: 874-920 N. Quentin Road Planned Development
We the undersigned are against the 40-unit apartment building on the parcel 874/920 N. Quentin as proposed by the
petitioner Alliance/Northpointe Development. We call on the village to reject the planned development due to its density
and impact on the surrounding area. We are requesting the opportunity to be involved in additional dialogue with the
Village of Palatine to determine an appropriate use plan which is more aligned with the existing characteristics of the
neighborhood.
Resident Name Resident Street Address
157 Michael Vendafreddo 762 N Franklin Ave, Palatine, IL
158 Lori Vendafreddo 762 N Franklin Ave, Palatine, IL
Attachment: Pichhiotti Petition (874-920 N. Quentin Road - Quentin apartments)
159 Jessica Brown 907 north maple avenue, Palatine, IL
160 Tim Allyn 878 N. Franklin Ave, Palatine, IL
161 Judeanne Caputo 956 N. Franklin Avenue, Palatine, IL
162 Joshua Langell 871 N Maple Ave, Palatine, IL
163 Tina leiss 840 n Franklin Palatine, IL
164 Mucia A Burke 879 N maple ave, Palatine, il
165 Tracey Cantarutti 828 N Franklin Ave. Palatine
166 Stephen Thompson 874 W Goodrich Pl, Palatine, IL
167 Beth Long 1061 W Myrtle Street, Palatine, IL
168 Peter Meyer 844 N. Franklin Ave., Palatine, IL
169 Carol Collins 846 N Maple Ave, Palatine, IL
170 Kathy Wallace 875 W Poplar St, Palatine, IL
171 Barb Zailyk 1019 W Sutton Ct, Palatine, IL
172 Terri Thompson 874 W Goodrich Pl, Palatine, IL
173 Vito Ponce 885 north cove drive, Palatine, IL
174 Cerisa Roulston 1223 N. Lakeview CT, Palatine, IL
175 Sana Shaikh 1250 n Lakeview dr, Palatine, IL
176 Carol Morris 1255 N. Sterling Avenue, Unit 112, Palatine
177 Jesse Villarreal 915 n Palos ave, Palatine, IL
178 Rosa Villarreal 915 n Palos ave, Palatine, IL
179 Cristal Gonzalez 923 N Palos Ave, Palatine, IL
180 Anthony Cinquegrani 841N Martin Drive Palatine IL 60067
181 David Piazza 856 N Maple Ave, Palatine, IL 60067
182 Mucia Marie Burke 879 N Maple Ave, Palatine, IL
183 Judy Aleksiak 1022 N Glenview Ct, Palatine, IL
184 Krissy McMahon 1222 Lakeview Dr Palatine
185 Patricia Sowder 1238 N Rosewood Ct Palatine, IL
186 Emily Gallagher 752 W Lakeside Dr, Palatine, IL
187 Clare Harder 872 N. Maple Ave, Palatine, IL 60067
188 Michael P Merchut 1269 N Lakeview Drive, Palatine, IL
189 Sam G Haddad 1232 N. Rosewood Court, Palatine, IL
190 Barbara Black 755 West Bayer, Palatine, IL
191 Joseph Murphy 1275 N Lakeview Drive, Palatine, Illinois 60067
192 Andrew Lysaker 1241 N Lakeview Dr, Palatine, IL
193 Palak Desai 1209 N. Lakeview Dr. Palatine
194 Sarah Roche 1218 N Lakeview drive, Palatine, IL
195 Jeff & Rebecca Buchholtz 1229 N. Lakeview Ct, Palatine, IL
Packet Pg. 224
4.1.ae
Petition: 874-920 N. Quentin Road Planned Development
We the undersigned are against the 40-unit apartment building on the parcel 874/920 N. Quentin as proposed by the
petitioner Alliance/Northpointe Development. We call on the village to reject the planned development due to its density
and impact on the surrounding area. We are requesting the opportunity to be involved in additional dialogue with the
Village of Palatine to determine an appropriate use plan which is more aligned with the existing characteristics of the
neighborhood.
Resident Name Resident Street Address
196 Scott Matzke 1307 N Laguna Ct, Palatine, IL
197 Niraj Desai 1209 N Lakeview Dr, Palatine, IL 60067
Attachment: Pichhiotti Petition (874-920 N. Quentin Road - Quentin apartments)
198 Susan McBride 1127 N Perry Dr, Palatine, IL
199 Tricia McGinn 1309 N. Laguna Ct, Palatine, IL
200 Rodney Sowder 1238 North Rosewood Court, Palatine, IL 60067
201 Jeffrey McMahon 1222 North Lakeview Drive Palatine IL 60067
202 Michael Roche 1218 N Lakeview, Palatine, IL
203 Judith Y Gaston 982 N Glenview Court, Palatine, IL
204 Sarah Wippman 1276 N Lakeview Drive, Palatine, IL
205 Robert Wippman 1276 N Lakeview Drive, Palatine, IL
206 Nithya Stephen 1263 N Lakeview Dr , Palatine
207 William Ravikumar 1263 N Lakeview Dr, Palatine
208 Paul Buck 680 w lakeside dr, Palaitine, IL
209 Tina Di Cristofano 1201 N. Lakeview Dr. Palatine, IL 60068
210 Anthony Di Cristofano 1201 N. Lakeview Dr., Palatine, IL 60067,
211 Neil Soni 1031 n Glenview Ct, Palatine, IL
212 Nicole Soni 1031 N Glenview Ct, Palatine, IL
213 Don Kronberg 1233 N. Lakeview Drive, Palatine
214 Suzanne Terranova 1251 N Lakeview Drive Palatine IL 60067
215 Ross Shrestha 1259 n lakeview dr, Palatine, IL
216 Toshiko Lin 901 N Franklin Ave, Palatine, IL
217 Meghan Haddad 1232 N Rosewood Ct, Palatine, IL
218 Lois Kurowski 920 N. Sterling Ave, Palatine, IL
219 Judy Dann 1266 Forest View Circle, Palatine, IL
220 Chad Bobbit 1160 N Old Bridge, Palatine, IL
221 Mark Gallegos 1277 N Lakeview Dr, Palatine, IL 60067
222 Jaclyn Castellanet 1307 N Laguna Ct., Palatine, IL
223 Deepika Syal 1210 N Oakridge Ct, Palatine, IL
224 Narinder K Syal 1210 N Oakridge Ct, Palatine, IL
225 SAVITRI MEHTA 1210 N OAKRIDGE CT, Palatine, IL
226 YASH SYAL 1210 N OAKRIDGE CT, Palatine, IL
227 Min Sun 1205 N. Lakeview Drive, Palatine, IL 60067
228 Liang Tang 1205 N. Lakeview Drive, Palatine, IL 60067
229 Freddie Tang 1205 N. Lakeview Drive, Palatine, IL 60067
Packet Pg. 225
4.1.ae
Petition Map of Households in the
Immediate Neighborhood Opposed to
the Proposed Quentin Ave Development
(as of December 1, 2021)
Attachment: Pichhiotti Petition (874-920 N. Quentin Road - Quentin apartments)
Packet Pg. 226
4.1.af
Ben Vyverberg
Subject: FW: Public Hearings: 874-920 N. Quentin Road - File No. 21-89
From: Marcus Orofino <>
Sent: Wednesday, December 1, 2021 10:00 PM
To: Tim Millar <TMillar@palatine.il.us>; Ben Vyverberg <BVyverberg@palatine.il.us>
Cc: Michael Jacobs <MJacobs@palatine.il.us>; Jim Schwantz <JSchwantz@palatine.il.us>; Scott Lamerand
<SLamerand@palatine.il.us>; Doug Myslinski <dmyslinski@palatine.il.us>; Greg Solberg <GSolberg@palatine.il.us>;
Kollin Kozlowski <KKozlowski@palatine.il.us>; Brad Helms <BHelms@palatine.il.us>; >
Attachment: Orofino email (874-920 N. Quentin Road - Quentin apartments)
Subject: Public Hearings: 874-920 N. Quentin Road - File No. 21-89
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
Tim and Ben,
We are emailing you regarding the Public Hearings: 874-920 N. Quentin Road - File No. 21-89 on Tuesday
December 7th at 7PM.
Our understanding of the proposal is that a two-story 40-unit apartment complex with an underground parking
garage is proposed to be built directly behind our home. Adding a 40-unit apartment would increase the
population of the neighborhood in a very concentrated way. We’ve been in our home at 913 Franklin Avenue
since January 2018 and have enjoyed it and the neighborhood quite a lot. We’ve tried our best to beautify the
neighborhood as well as create a good home for our future family. When we purchased a home next to a vacant
lot, we realized that there would be construction and a structure erected at some point. However, given the size
of the lot we never imagined that an apartment complex with so many units would be proposed.
When we met with the developer, we expressed our concerns; some of which were addressed, however we
strongly discouraged the proposed number of units for this site because of concerns of overcrowding. The
density of this proposed development is 15.81 units/acre, which exceeds that of other apartment complexes in
the area:
The Clayson - 15.70 units/acre
Knollwood - 9.79 units/acre
Willow Glen - 3.78 units/acre
This is the first home that we have owned and we’re just beginning to get situated with life and this is calling
into question the implications this could have on our future. We have concerns with the population density
increase, changes to the dynamics of the neighborhood, impacts it could have to traffic patterns, increased
potential for crime due to so many individuals in a small area, light pollution, a loss of privacy, and potential
impacts to our home value which could put significant financial strain our ability to sell the home in the future.
We plan to make all these concerns known during the hearing, but we wanted to share some of our thoughts
with you leading up to the hearing given time seems to move so fast these days. Thank you for hearing our
concerns, your time, and your consideration. If you have any questions, we would be more than happy to talk
with you on the phone and we would greatly appreciate any support/perspective you have on this matter.
1
Packet Pg. 227
Thank you,
Grace and Marcus Orofino
2
4.1.af
Packet Pg. 228
Attachment: Orofino email (874-920 N. Quentin Road - Quentin apartments)
4.1.ag
Willow Glen Homeowners Association
980 - 1054 N. Glenview Ct.
December 1, 2021
Ben Vyverberg, Director of Planning and Zoning
Village of Palatine
200 E Wood Street
Palatine, IL 60067
RE: Proposed Development 896 - 920 N Quentin Road
Attachment: Willow Glen Petition (874-920 N. Quentin Road - Quentin apartments)
Dear Mr. Vyverberg:
On behalf of the Willow Glen Homeowners Association, a 40-unit townhouse community
located on N. Glenview Ct., I am writing you to express the Association’s disfavor of the
proposed development planned for 896 - 920 N Quentin Road.
At issue:
Increased traffic on Franklin, Maple and Poplar:
We already have an overabundance of traffic due to the car cutting through Maple
and Franklin streets to avoid the traffic light at Northwest Highway and Quentin.
As the entrance and exit of the parking garage for the new development will be off
Poplar, it will add to the congestion in this area. In addition, with the proximity of
the exit to Quentin, it will create chaos in trying to get out onto Quentin Road.
Neighborhood Continuity
This high-density project does not fit into the surrounding neighborhood and would
better-suited amongst like buildings.
Homeowners who back-up to the planned development sure didn’t expect to have
their privacy infringed upon by a multi-unit building overlooking their property.
Property Values
As our area has not recovered from the last market downturn, this will add to the
the negative impact on the surrounding property values.
Willow Glen has experienced the effects from low-income housing for 15+ years from
the former owners of the Clayton Apartments and we do not wish to repeat those
issues again.
A better use of this land can be optimal for the neighborhood and the Village of Palatine
by approving a development utilizing a 1-story structures such as a medical building or
independent business.
Packet Pg. 229
4.1.ag
Willow Glen continues its opposition to this project.
Sincerely,
Willow Glen Board
Distribution: Katie Rivard
Jim Schwantz
Attachment: Willow Glen Petition (874-920 N. Quentin Road - Quentin apartments)
Tim Millar
abetterpalatine@gmail.com
Packet Pg. 230
4.1.ah
Packet Pg. 231
Attachment: ToshikoLinLTR (874-920 N. Quentin Road - Quentin apartments)
4.1.ai
Ben Vyverberg
Subject: FW: Planned development to a 2 story 40 unit apartment on Quentin Road.
From: Kathy Wallace <>
Sent: Friday, November 26, 2021 4:06 PM
To: Jim Schwantz <JSchwantz@palatine.il.us>; Ben Vyverberg <BVyverberg@palatine.il.us>; Tim Millar
<TMillar@palatine.il.us>
Attachment: Wallace email 11-26-21 (874-920 N. Quentin Road - Quentin apartments)
Subject: re: Planned development to a 2 story 40 unit apartment on Quentin Road.
Caution: This is an external email, Please take care when clicking links or opening attachments. When in
doubt, please talk with the sender or check with VOP IT
I live on Poplar ST and I think this is a bad idea to put up and apartment building there. I have called the police at least 3x
re: traffic driving so fast they ended up in the ditch on Poplar St. People cut through here to miss light at Northwest Hwy
and Quentin. They speed through. We have a very nice neighbor hood and don't think adding at least 40 cars to the area
is a good idea. The traffic is bad enough without more traffic especially during rush hour. I have difficulty returning from
work onto Poplar ST because of traffic
.
In higher income areas low income housing causes the price of our houses to drop.
The houses on Franklin that would back up the building would be difficult for those houses the lighting, flooding and we
are on wells. That definitely would affect the function of our wells.
It can increase neighbor hood crime we very seldom see Police on our street because it is a very safe neighborhood. We
help each other as needed. .
It definitly affects health. Low income housing has negative effects on health outcomes. Exposure to hazards increase in
respiratory illness and other diseases especially with Covid issues, influenza RSV etc., There are burdens that cut
corners on spending in health care and nutrition.
Low income housing also affects educational achievement. Poorer scores on reading and math tests and many HS drop
outs in low income housing.
It can also affect dependence on public service dependence and could eventually increase our taxes.
I do not need anyone else with pets walking their animals in my yard. We don't have sidewalks, walkways or lights so
many animals use my yard and kill my grass especially from the Clayson apartments.. Don't need anymore animals in the
area ruining my yard.
I feel there are better places to place this building and it is not on Quentin and Poplar St.. .
I am definitely not in favor of building this affordable housing in this area.
Kathy Wallace
875 W Poplar St
1
Packet Pg. 232
4.1.aj
Ben Vyverberg
Subject: FW: Northpointe Development Proposal for Affordable Housing in Palatine
On Dec 2, 2021 4:31 PM, Frank De Rosa wrote:
Caution: This is an external email, Please take care when clicking links or opening attachments. When in doubt, please
talk with the sender or check with VOP IT
Attachment: DeRosa email (874-920 N. Quentin Road - Quentin apartments)
To: Mr. Jim Schwantz
Mayor, Village of Palatine
Village of Palatine Plan Commission
200 E. Wood Street
Palatine, IL 60067
From: Frank and Maureen De Rosa
456 South Abbey Hill Lane
Palatine, IL 60067
Date: December 2, 2021
The purpose of this letter is to express our support for the Northpointe Development affordable housing proposal to be
constructed along Quentin Road southwest of Poplar Street. The Northpointe Development proposal was originally
presented last July. In response to a number of concerns raised by village officials and residents, Northpointe
Development has made significant revisions that strengthen their proposal and express respect for the concerns of
neighbors and community. The new plan reduces the building from three to two stories, and from 58 to 40 units. The
structure is moved east, closer to Quentin Road and farther from existing homes. The clubhouse is relocated and the plan
for balconies facing west is removed. The landscaping plan includes tall trees on its western perimeter. Traffic concerns
are addressed, including the elimination of a Poplar Street entrance. According to Northpointe Development, the new plan
conforms with Palatine’s multi-family district standards.
We are long-time Palatine residents. We are grateful that Palatine has been such a wonderful place to raise our family. We
like the idea that a new group of neighbors, many of whom are employed in Palatine, could find an affordable place to
live and could enjoy our community just as our family has.
We are convinced that the Northpointe Development proposal, which would provide affordable housing for people and
families of varying incomes in low density settings, is an excellent example of the kinds of ventures that Palatine should
consider. Such a development could only enhance an already great place to live and work.
Frank and Maureen De Rosa
456 Abbey Hill Lane
Palatine
Sent from my iPad
1
Packet Pg. 233
4.1.ak
October 18, 2021
Mr. Ben Vyverberg
Director of Planning and Zoning
Attachment: LWilliamsAffordableHousingLtr (874-920 N. Quentin Road - Quentin apartments)
Palatine Village Hall
200 E Wood Street
Palatine, IL 60067
Re: Support for Northpointe Development proposed affordable housing in Palatine
Mr. Vyverberg:
I am writing to you to voice my general support of affordable housing developments in our community,
and specifically in support of the one planned for 874-920 N Quentin Road in Palatine.
Restaurants and retail businesses in the northwest suburbs are increasingly finding it difficult to attract
and retain employees. Part of the problem is related to low wages and the lack of benefits: But an even
larger issue is the lack of affordable housing in this area. The cost of housing has increased exponentially
over the years, while wages have remained largely stagnant.
If we want to fill available entry-level jobs in our community, we must be able to provide those workers
with an affordable place to live. It is not realistic to expect that someone making $18 per hour ($2,500
per month, full time, before taxes) will be able to afford the current average rent of $1,200/month per
person in this community. And for those workers with families, the financial realities are even more dire.
Please assess the value of this project on facts and research, which show the value that local affordable
housing will bring to our community.
Sincerely,
Lisa R. Williams
19 S Linden Ave, Palatine IL
847-359-2459
Cc: Mr. Brad Helms, District 6 Illinois Representative
Mr. Reed Ottesen, Palatine Village Manager
Mr. Jim Schwantz, Palatine Village Mayor
Packet Pg. 234
4.1.al
Packet Pg. 235
Attachment: Public Notice (874-920 N. Quentin Road - Quentin apartments)