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

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. 

The deck is scheduled to start the construction process as soon as possible, with the goal of opening summer 2020. 

Commuter Parking in Downtown

Note: Refer to most recent updates for the total amount of parking spaces available in the proposed Maple Street Parking Deck. This number has fluctuated as the project has gone through the design phase. The number of resident-only commuter spaces in the deck has not changed from the original 222 spaces.

[Update October 10, 2019]

The Village continues to work toward finalizing construction drawings on the Maple Street Parking Deck. A guaranteed maximum price (GMP) and associated bond issuance (which funds the construction of the aforementioned deck among other projects) is anticipated to be included on the October 15, 2019 Village Board Agenda. Links to the Village Board memo will be posted here, or sign up to receive an email reminder about the agenda. 

 

[Update August 13, 2019]

Preliminary design of the Maple Street Parking Deck has been completed. An update 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.

Next Steps

The Village will take steps to secure foundation and prefabricated concrete pricing that can be utilized to prepare a guaranteed maximum price to construct the deck.  This guaranteed maximum price will be presented for the Village Board's consideration at a future meeting (see above). Staff will also return to the Village Board to review more complete design documents, elevations, construction materials, and color palettes. Updates on these meeting dates will be posted online and through our email Public Meeting notification system

[Update May 20, 2019]

Beginning Saturday, June 1, 2019, the north half of the Maple Street Parking Lot will be closed. This will allow for the construction of phase I of the  Maple Street Lofts redevelopment project (Building "A" and Parking Garage "C", as noted on the site plan image below). 

The south half of the Maple Street Parking Lot will remain open during the construction. Access to this portion of the lot will be via Lincoln Street only. Additional commuter parking is being provided at the Lions Park Parking Lot (Lincoln and Maple Streets) and in the Emerson Street Parking Deck. Please note that the parking payment kiosks will be relocated to the north side of Prospect Avenue at Maple Street as part of this project. 

[Update April 18, 2019]  As a result of the construction, the existing Maple Street surface Parking Lot will be removed in phases. There is an interim parking plan in place to ensure there is parking for commuters during the construction of the Maple Street Parking Deck. This interim plan would start in the summer of 2019, running through approximately summer of 2020 - the anticipated completion of the Maple Street Parking Deck. The interim plan includes: 

  • The use of a portion of the existing Maple Street surface Parking Lot (115 spaces for Mount Prospect residents only)
  • The use of a portion of the existing parking lot at Lions Park (91 spaces for Mount Prospect residents only).
  • The reservation of existing on-street parking spaces along Prospect Ave. for Mount Prospect residents only (63 spaces, currently open to any commuter). 

In addition, the Village opened 100 spaces in the Emerson Street Parking Deck next to Village Hall for commuter parking in February 2019; 50 spaces are reserved for Mount Prospect residents only and 50 are open to any commuter. Mount Prospect resident commuters utilizing the spaces in the Emerson Street Parking Deck are eligible for a discounted parking rate. See additional details on purchasing an Easy Park parking permit

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 Ave. 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.

The Maple Street Parking Deck proposal has not changed from the approved PUD and redevelopment agreement,  which references the 268 space parking deck, with 222 spaces reserved for commuters. See Village Board and Planning and Zoning documents, below. NOTE: Refer to most recent updates for the total amount of parking spaces available in the deck. This number has fluctuated as the project has gone through the design phase. 

Village Board Review

[Update April 10, 2019]

 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.

 

2019.02.06 - MSL - Building A and D Rendering (002)

Project Details

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. 

[Update August 13, 2019]


[Update August 13, 2019]


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