Maple Street Lofts

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2019.02.06 - MSL - Building A and D Rendering (002)
Builidng A Rendering MSL 2.06.19
Builidng D Rendering MSL 2.06.19
MSL Rowhome Elevations Image

Maple Street Parking Deck Status

The Maple Street Parking Deck is under construction and is on-pace to open in August 2020. 

Demand for downtown commuter parking has declined at the moment, due to the COVID-19 pandemic.  However, construction on the site is progressing, and the reduction in parking demand has allowed the developer to move forward with the construction of rowhomes ahead of schedule. Work has begun on the remaining portion of the Maple Street surface parking lot, which has been seen dramatic reduction in use since the pandemic began.  

In the short-term, if parking demand increases before the Maple Street Deck is scheduled to open, Nicholas & Associates has created an off-site parking option at Busse Automotive (southwest corner of Prospect Avenue and Maple Street). Signs are posted directing commuters to the correct parking spaces. 

Note that commuter parking downtown is also available: 

  • At Lions Park parking lot (Lincoln and Maple Streets), 90 spaces for Mount Prospect residents only. 
  • On-street parking spaces along Prospect Avenue for Mount Prospect residents only (63 spaces). 
  • In the East and West Commuter Lots, as posted (open to residents and any commuter)
  • At the top level of the Emerson Street Parking Deck (100 spaces, divided for residents and any commuter).

The easiest way to park daily in downtown is with an Easy Park permit! See additional details on purchasing an Easy Park parking permit

Parking Deck Approval Process

On November 5, 2019, the Village Board voted to approve an amendment to the Maple Street Lofts Redevelopment Agreement, to establish a Guaranteed Maximum Price for the Maple Street Parking Deck, and approved associated construction contracts. View the ordinance and staff memo online, with associated attachments, for more details.  View construction plans for the parking deck

The approvals allow the amendment of  the existing Maple Street Lofts Redevelopment Agreement to increase the Parking Garage Project Funding Cap to $6,879,569,  and allows the execution of a construction manager at risk with guaranteed maximum price agreement with Nicholas & Associates, Inc. of Mount Prospect, Illinois for construction of the Maple Street Parking Deck. 

An update on the deck's preliminary design was provided to the Village Board on July 16, 2019. The purpose of the discussion was to share a deck layout and preliminary architecture to the Village Board and general public. Please note that construction documents are not yet drafted, meaning there may be minor adjustments made to the overall plan. Highlights of the memo to the Village Board:

  • The parking structure will provide parking for commuters and visitors. Parkers may enter and exit on both Maple Street and Elm Street. 
  • The parking structure provides parking for approximately 279 vehicles on the three (3) levels. There are six (6) accessible stalls to accommodate persons with disabilities (included in the total parking count), which are located on street level and lower level.
  • Parking is at 90 degrees throughout the structure. The stalls are an industry-standard 9’-0” wide with 16’-0” wide accessible stalls.
  • Vertical pedestrian access and circulation will be provided by two stair towers and one parking elevator.

Once the Maple Street Parking Deck is completed, there will be 222 spaces within the deck reserved for Mount Prospect resident- only commuter parking. The 63 spaces on Prospect Avenue will also remain resident-only. The 50 resident-only spaces in the Emerson Street Parking Deck will also remain available to commuters. It is anticipated that the Maple Street Parking Deck construction will be completed in summer of 2020.

Table of available parking detailing existing, interim, and post-Maple Street Parking Deck construction. 

Downtown Commuter Parking Locations

Downtown Commuter Parking Locations

On April 16, 2019 the Village Board approved a proposal for design and construction engineering services to construct the Maple Street Parking Deck, as submitted by Walker Consultants of Hoffman Estates, Illinois in an amount not to exceed $248,500. View the staff report presented to the board

Note: the RFP document attached to this item (noted at Attachment C) mentions 180 commuter spaces in the proposed Maple Street Parking Deck. This is outdated information, as the RFP was drafted prior to the Village's determination that 222 spaces within the proposed deck will be reserved for resident-only commuters.

Maple Street Lofts Mixed Use Development

2019.02.06 - MSL - Building A and D Rendering (002)Maple Street Lofts Building A is Under Construction

Located at the southeast corner of Maple Street and Prospect Avenue, the Maple Street Lofts development has experienced significant progress this spring. Building A, which contains 192 apartments and a 15,000 square foot commercial space, is now out of the ground with two lower-levels of parking and the cement support structure for the building complete. First occupancies are anticipated by the spring of 2021.

Maple Street Lofts Rowhomes Are Under Construction

On the southern half of the site, construction is set to begin on the 56 rowhomes approved as part of the project. The model rowhomes will take four to five months to complete. The builder, Ryan Homes, will be able to start selling the rowhomes once the models are finished in early  October.

Project History and Details 

Village Board Review

 At the April 9, 2019 Village Board Meeting, the Village Board voted 5-1 to approve a Conditional Use for a Final Planned Unit Development (PUD) for Maple Street Lofts, and voted 5-1 to approve a Redevelopment Agreement between the Village and Maple Street Lofts, LLC for the Maple Street Lofts project.

View the memo and attachments for the Conditional Use for a Final PUD from the April 9, 2019 Village Board Meeting.

View the memo and attachments for the Redevelopment Agreement (RDA) from the April 9, 2019 Village Board Meeting.

A first reading of the PUD ordinance for PZ 20-18 was held at the April 3, 2019 Village Board Meeting. View the staff report and associated attachments from the April 3rd meeting. 

Planning and Zoning Commission Process

At the March 14, 2019 Public Hearing, the Planning and Zoning Commission voted 5-2 to recommend approval of the project.  As with all Planned Unit Development projects, this project requires Village Board Approval.

View the report presented to the Planning and Zoning Commission on March 14, 2019

View the recorded Planning and Zoning Commission meeting online.

Notice of Public Hearing

A public hearing for the Maple Street Lofts project [PZ-20-18]  was held at the Planning and Zoning Commission on Thursday, March 14, 2019. 

Petitioner: Nicholas & Associates, Inc., 1001 Feehanville Drive, Mount Prospect, IL 60056.

Request: Petitioner is seeking a plat of subdivision, zoning map amendment from P1 and I1 to B5C and B5, a conditional use to allow for a final planned unit development, and other relief from the Village of Mount Prospect Village Code as may be required for this project.


The Maple Street Lofts is a mixed-use transit-oriented development on a six-acre downtown site. The proposed Planned Unit Development is 14,000 SF of retail/restaurant/entertainment uses and includes a mix of both luxury apartments and single-family attached rowhomes. It will also include 268 structured parking spaces  in a Village-owned public parking garage. This project requires a recommendation from the Planning and Zoning Commission and approval from the Village Board for the associated rezoning and conditional use for a planned unit development.

Project FAQ

View this project's most frequently asked questions with associated answers. Topics include density, student impact, TIF, traffic, parking and more.

Site Plan

MSL Site Plan Cropped 2.07.19

Three components of the project include Building A: 6-story, 192 unit Mixed-Use building with 14,148 square feet of retail space, Building D: 7-story, 65 unit apartment building,  public parking deck (C), and 56 rowhomes (E).

The plans have been updated since the neighborhood meetings held on September 19, 2018 and October 10, 2018. These modifications include:

  • Reduction in building height for building A from 8 stories to 6 stories. 
  • A reduction in the number of rowhomes from 66 units to 56 units, as well as revision to street layout. 
  • Revised building materials/elevation design for buildings A, D, and the rowhomes.

Project Documents

Site Plan 2.07.19 | Full size version of image above.

Building A Exhibits Floorplan and Elevations | see also rendering [in page header]

Building D Exhibits Floorplan and Elevations | see also rendering [in page header]

Maple Street Public Parking Deck Elevation

Rowhome Elevations | [also, image in page header]

Rowhomes Floorplans

Civil Engineering  Plans

Maple Street Lofts Developer Project Summary

Project Market Study

Metra Commuter Parking Phasing Exhibit | Provided by the Petitioner. The current Maple Street Commuter Lot provides 285 parking spaces for Mount Prospect residents. The proposed Maple Street Parking Deck will provide 222 commuter spaces plus an additional 63 spaces on Prospect Avenue restricted to Mount Prospect residents. This maintains 285 spaces south of the tracks and adds 100 spaces in the Emerson Street Parking Deck. Learn more about commuter parking at the Emerson Street Parking Deck.  

Maple Street Lofts Traffic Study | Drafted by KLOA and provided by the Petitioner. You may also wish to refer to the Village's recent Downtown Parking and Traffic Studies

TIF District Metrics

This project is located within the Prospect and Main TIF District. The Village completes analysis on TIF projects, examining them through several metrics. The Maple Street Lofts project addresses the following Prospect and Main TIF strategies:

  • TIF Strategies: Redevelop Underutilized Sites, Facilitate Property Assembly (3 parcels), Encourage Private Sector Activities, Implement Public Improvements (stormwater management, public parking).
  • TIF Metrics - measurables contained within the project:
    • New Residential Units: 313 (proposed)
    • Downtown Population Growth: 564 (estimate)
    • Growth in EAV (Equalized Assessed Value): from $1.7M to $16.6M
    • Sales Tax Generation @ 14,000 SF of retail space (proposed) (approximately $56k annually)
    • Increased retail and commercial space: 14,000 SF
    • Infrastructure Improvements: Stormwater management, streetscape, parking ($8M of investment)
    • Increased METRA ridership
  • The TIF request for this project relates to public improvement for stormwater management, as well as a commuter parking garage located on the site. 

TIF Revenue Projection Assumptions 

SB Friedman and Associates is a TIF consultant that the Village utilizes to assess a project's financials, including the amount of funding that various taxing districts such as District 57 and District 214, would receive should the project be completed. View SB Friedman's TIF analysis (updated March 27, 2019). 

Questions or comments about this project? Contact us. 

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