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Home My WebLink About4.1 2025 Downtown Parking Study Update and Discussionr� Item Cover Page Subject 2025 Downtown Parking Study Update and Discussion Meeting February 3, 2026 - SPECIAL MEETING OF THE VILLAGE BOARD/COMMITTEE OF THE WHOLE OF THE MOUNT PROSPECT VILLAGE BOARD Fiscal Impact (Y/N) Dollar Amount Budget Source Category Type Information N Not applicable. Not applicable. COMMITTEE OF THE WHOLE Presentation This report updates the 2018 parking assessment for downtown Mount Prospect, reflecting major redevelopment, pandemic -related shifts in commuting, and changes in parking supply and demand. The study inventoried public parking, measured weekday and weekend utilization (including events), compared results to 2018, assessed impacts of current and potential redevelopment, and recommended improvements. Data collection was conducted by Public Works staff. Data analysis and recommendations were developed by engineers from the traffic engineering and parking consultants at KLOA, Incorporated of Rosemont, Illinois. Key Findings • Downtown provides 2,161 public parking spaces (63% off-street, 37% on -street) plus nearly 1,800 private spaces. Since 2018, public parking declined by 48 spaces (2%) largely due to redevelopment projects (e.g. reconfiguration of the parking lot at Busse Avenue and Main Street to accommodate the new Chase Bank building and the new 20 West apartment building). However, private parking increased by about 450, resulting in an 11.2% net increase in total parking. • Public parking now represents N550/o of total supply (down from 62% in 2018). • Overall parking utilization is low, indicating an abundance of public parking: o Peak utilization reached 53.8% during overlapping Saturday events. o The typical weekday midday peak was 42.4%, lower than in 2018 and lower than comparable suburbs. • Commuter parking demand has dropped significantly since 2018; facilities that were once near capacity now have substantial availability, especially evenings and weekends. • Some localized hot spots experience high demand at certain times, but adequate parking is usually available within one to two blocks. • Future redevelopment impacts are manageable: displaced parking from potential projects (e.g., Busse & Emerson) can largely be absorbed by underutilized decks; some projects may add or relieve parking pressure in specific areas. Projected Impacts • Certain redevelopments may remove public spaces but can be accommodated by existing underused facilities. • Expansions (e.g., Wille Street lot or the St. Mark lot) could meaningfully improve local conditions without increasing demand. Recommendations • Improve marketing and wayfinding to better direct users to underutilized decks and commuter lots, particularly in the northeast and southeast quadrants of the downtown. • Adjust on -street time limits in high -demand areas to increase turnover. • Increase parking enforcement during peak periods. • Consider physical street modifications (notably on Pine Street) to add limited on - street capacity. • Explore expansion or structured parking (e.g. a parking deck) in the southwest quadrant of the downtown to meet long-term needs. Bottom Line Downtown Mount Prospect currently has more than sufficient public parking overall, including for events and commuting, though targeted improvements are needed to address localized congestion and better use existing capacity. Representatives from Kenig, Lindgren, O'Hare, and Aboona, Inc. (KLOA) consulting engineers and Village staff will be available to present key findings of the updated report and facilitate discussion. Discussion None. Alternatives None. Staff Recommendation Staff supports the findings and recommendations of the 2025 Downtown Parking Study Update report. Attachments 1. 25-186 Mt Prospect Downtown Parking Study 01-30-2026 FINAL Prepared For: VI*llage Of x Mount List of Exhibits and Tables, ii 1.Introduction................................................................................................................................. 1 2. Existing Parking Conditions....................................................................................................... 2 ParkingInventory........................................................................................................................ 2 ParkingOccupancy..................................................................................................................... 8 KeyFindings............................................................................................................................. 23 4. Projected Parking Conditions................................................................................................... 26 Downtown Redevelopment Opportunities/Sites....................................................................... 26 Busseand Emerson Site............................................................................................................ 28 WilleStreet Lot Site.................................................................................................................. 29 200 South Main Street Site....................................................................................................... 30 CentralGateway Lot................................................................................................................. 31 E. Prospect Avenue Site............................................................................................................ 31 5. Findings and Recommendations............................................................................................... 32 Summaryof Findings................................................................................................................ 32 General Recommendations....................................................................................................... 32 Northwest Quadrant Recommendations................................................................................... 34 Northeast Quadrant Recommendations.................................................................................... 39 Southeast and Southwest Quadrant Recommendations............................................................ 40 6. Conclusions............................................................................................................................... 41 Existing Downtown Parking Supply......................................................................................... 41 Existing Downtown Parking Occupancy.................................................................................. 42 ProjectedParking Demand....................................................................................................... 44 Recommendations..................................................................................................................... 45 D()i,1,,ntoi1t,,1n Pat-kin!z Stiii"I"b"7 C, Exhibits Exhibit 1 — Public Parking Locations..............................................................................................3 Exhibit 2 — Public Parking Inventory...............................................................................................5 Exhibit 3 — Parking Time Regulations.............................................................................................7 Exhibit 4 — Public Parking Utilization - Weekday Midday...........................................................16 Exhibit 5 — Public Parking Utilization - Saturday Evening Overlapping Event Day ....................17 Exhibit 6 — Public Parking Utilization — Friday Evening..............................................................18 Exhibit 7 — Public Parking Utilization - Saturday Evening Single Event Day..............................19 Exhibit 8 — Public Parking Utilization — Friday Midday...............................................................20 Exhibit 9 — Public Parking Utilization - Saturday Midday............................................................22 Exhibit 10 — Future Development Sites......................................................................................... 27 Exhibit 11 — Recommended Modifications to Parking Time Regulations....................................3 5 Exhibit 12A — Pine St Conceptual Parking Improvements — Alternative 1 — Pine St Widening ..3 7 Exhibit 12B — Pine St Conceptual Parking Improvements — Alternative 2 — Pine St Restriping ..3 8 Tables Table 1 —Downtown Core Area Parking Inventory Comparison (2018 vs. 2025) ........................2 Table 2 —Downtown Core Area Public Parking Inventory — By Quadrant .................................... 4 Table 3 —Public Parking Inventory, Occupancy, and Percent Occupied —Downtown Core Area.9 Table 4 —Public Parking Peak Occupancy Comparison (2018 vs. 2025)....................................10 Table 5 —Public Parking Inventory, Occupancy, and Percent Occupied —Downtown Core Area ByQuadrant...................................................................................................................................12 Table 6 —Public Parking Inventory, Occupancy, and Percent Occupied —Specific Locations and Facilities.........................................................................................................................................13 Table 7 —Commuter Parking Peak Occupancy Comparison (2018 vs. 2025) —Weekday Midday Period.............................................................................................................................................14 Table 8 —Downtown Redevelopment Opportunities/Sites............................................................26 Doi,i,,titoilt,,li�z Pat-kiii!z Stiii"I"b"7 C, Afbitw ProsPect, ; .. OA I *4tk This report summarizes the findings from an updated assessment of the adequacy of the public parking supply in downtown Mount Prospect, Illinois. The study area for the parking assessment was selected by Village staff and consists of the same downtown core area evaluated in a previous parking assessment performed by KLOA, Inc. in 2018. The study area consists of parking lots, two parking decks, and street parking spaces. The parking spaces are both regulated and unregulated and are used by Metra commuters and downtown employees, visitors, patrons, residents, and event attendees. This assessment was performed as a follow-up to the 2018 parking study. Since that study was completed, significant redevelopment has occurred in the downtown core area. Notable projects include the Maple Street Lofts/Rowhomes, 20 West apartments, 10 North Main apartments, HQ Residences, Prospect Place apartments, and several new restaurants such as the Mount Prospect Public House, Station 34, The Prospect, and Whisky Hill Brewing. These developments have added hundreds of new residents to downtown Mount Prospect and several vibrant businesses. The developments have also resulted in changes in the public and private parking supply, the most significant of which was the construction of a new public parking deck on Maple Street. In addition, since the 2018 study was completed, the country experienced a pandemic that changed people's working environment and commuting patterns, which in turn has changed the demand for parking in the downtown core. Currently there are a couple of redevelopment projects that are in various stages of development including those that have been recently constructed, those that have been approved by the Village but have yet to be constructed, and those that are in the early stages of contemplation. These projects may also impact the public parking supply and demand. As such, it is an appropriate time to reassess the public parking demand in the downtown core area and evaluate if the current public parking supply is adequately meeting that demand. The purpose of this study is six -fold: 1. Re -inventory the downtown public parking supply and posted parking regulations 2. Document the most current utilization of the public parking supply on typical weekdays and weekend days, including weekends when downtown events are scheduled 3. Evaluate the parking data to identify locations where parking surpluses and deficits exist 4. Compare the current parking supply and demand against the findings from the 2018 study 5. Estimate the impact on the downtown parking supply and demand from new or potential redevelopment projects 6. Recommend improvements to address current or projected areas of parking deficit The following chapters of this report include a description of the downtown parking data collection efforts, documentation and evaluation of existing parking conditions, estimation and evaluation of the future parking supply and demand upon completion of new downtown redevelopment projects, and a series of recommendations, policies and strategies to address areas of parking deficit. Doi,i,,titoilt,,li�z Pat-kiii!z Stuil"b"7 C, This chapter describes existing parking conditions in downtown Mount Prospect, parking usage characteristics, and an evaluation of the public parking supply and demand. The data presented in this chapter was determined from field reviews and parking occupancy surveys of the downtown parking system performed by KLOA, Inc. and Village staff. An inventory of the public parking spaces in the downtown core was performed by the Village and verified by KLOA, Inc. Exhibit 1 shows the location of these parking facilities. The downtown core area currently has a total of 2,161 public parking spaces, as shown in Table 1, including 1,355 spaces (62.7%) in public parking decks and surface lots and 806 spaces (37.3%) on the area streets. In addition, just under 1,800 private parking spaces are estimated in the downtown core although a detailed inventory of these spaces was not completed for this study. The new downtown development projects have resulted in a small reduction in the public parking supply since 2018 and a sizeable increase in the private parking supply, as shown in Table 1. The 2025 parking inventory indicates 48 fewer public parking spaces in the downtown core area when compared to the 2018 inventory, including one less off-street parking space in public lots/decks and 47 fewer on -street parking spaces. A proportion of this reduction is due to the reconfiguration of the Busse Avenue lot (Wille Street -Main Street) as part of the 20 West apartment development, the reconfiguration of the Water Tower lot, and the streetscaping project along Evergreen Avenue (Main Street -Elmhurst Avenue). Other reductions may be the result of an overestimate of parking capacity in 2018 on several unmarked blocks, including the segments of Prospect Avenue which have since been marked with parking boxes to standardize the parking stall dimensions. The private parking supply, on the other hand, has increased by approximately 450 spaces. Overall, the total parking supply in the downtown core (public and private combined) has increased by over 11 percent since 2018. The composition of the downtown parking supply has changed as well. In 2018, the public parking supply comprised approximately 62 percent of the total parking supply in the downtown core. In 2025, the public parking supply represents approximately 55 percent of the total parking supply. Table 1 DOWNTOWN CORE AREA PARKING INVENTORY COMPARISON (2018 vs. 2025 ParkingParking Facility Spaces 2018 Parking Spaces 2025 Gain/Loss 1 et Change Public Parking Lots / Decks 11356 11355 -1 -0.1% Public On -Street Spaces 853 806 -47 -5.5% Private Parking Lots/Garages 1, 3 3 7 1,785. . +44 8 +3 3.5 % Total 31546 31946 +400 +11.2% *Estimated Doi,i,,titoilt,,li�z Pat-kiii!z Stiii"I"b"7 , a w CO) °_° L L. / ---------Cf ----- ----- _.f __________- Cl L.J s 133ZI1S NI`dW U � a __ 13 3 211 S 3l I M.________________________.., c3nN3A`d O W O J Y 0 OJ w OJ U w W~ w w O J Lu � O W J W Q J Q > J z In O U J Y < 2 w 0 °�° O w O J LU " 2 w LU cn Q Ow w - W Q J JO W J � m W - Q � W W Z J � Q _v U m w w U c~n J En0aaaaaaaaaaaaaa ry O Q W z Q Q�— � O � L O c w wO O U Dz �Y z Y zz Y0 z 3: OQ of Q ofo a Qo a O a z co m mEE O 5w �LL a LZ 0 a. a. a. 0-1-1 0 u ommul J Downtown e Parking vj�r oPubli.c.Parking ®On StreetPubli.c.Parki".n.g Private Parking Off StreetPublic.Parking For purposes of analysis, the public spaces in the downtown core were separated into quadrants. Exhibit 2 shows the four quadrants of the downtown core area, including the northeast, northwest, southeast and southwest quadrants. Exhibit 2 and Table 2 show a breakdown of the public parking supply by quadrant. As shown, approximately 62.7 percent of the public spaces are in off-street locations and 37.3 percent are on -street, similar to the 2018 study. The northeast quadrant contains the largest concentration of public parking (43%) followed by the southeast quadrant (26%), also similar to the parking concentrations in the 2018 study. Table 2 DOWNTOWN CORE AREA PUBLIC PARKING INVENTORY — BY QUADRANT Downtown Core Area Parking Spaces Parking Location NE NW SE SW QuadrantQuadrantQuadrantTotal Quadrant Off -Street Spaces:1 206 268 101 On -Street Spaces11 301.:16 Total 931 3066' 355 2J61 Downtown Public Parking Breakdown Doi,i,vitoii,�ti, Northwest Qtiadra,nt 'all, Northeast Quadrant Southeast Quadrant Southwest Quadrant i W Z LU w DDl {1 ` m L.L. it __________ __ __ ___. --------- WIN 00000 v J Q Y _________.______l3d__________ -- 133211S 3NId l7 N, �a �_____V ______________ _ __---------- ��--____ �--� G�.3flN3A`d 1S2iflHW�3:��w ��===========----% __ O Lu Q 3 n N 3Ad a>10 I.________-___________________ ___ AAA/l/m/a W > a W D i 3 nN 3 nd_i s n H -- --- ----- - ------ Y � O W OJ Y 0 OJ w OJ U w W~ O w w O o LU OLUJ 2 Q W J W w Wz o U n o W Q > z (n O U J 0� Y cwn0 OOJ LLJw<2 w QLU Q � � W W 1; Z m w�QLW z Qwm U c~n J CID �aaaaaaaaaaaaaa J p O C`7 C'7 LO CD C'7 O wW Z a LLJ (] o Lo Lo w Z W z _ O � U � a Z a � w w UO J � o C:) 00 0 m Z N r rLL a 0 O J 0 a � z Q O o w zzcn c� w w C O z U 13 > m2 m mP- m m O Z) Z) Z) Z) W w o 0-0- 0- 0- 0 W O Q p w olC Q � U Q O w LU LU O OJ o � z U _Z Z� Z_ z �� Y Ya Y Eo ly �: oQ Q Qo a O L z ffalla' s In total, the downtown core area has 806 on -street parking spaces distributed over 36 blocks, as shown in Exhibit 2. All of the spaces are free for public use, with the exception of the commuter daily fee/permit spaces along Prospect Avenue (Maple Street -William Street, weekdays 5:00 A.M.-6:00 P.M. only). Several of the spaces are regulated during the daytime period between 7:00 A.M. and 6:00 P.M. The most prevalent time regulation is a two-hour limit, with a few locations limited to four-hour parking. Exhibit 3 shows the time regulations for the on -street parking in the downtown core area. • There are 14 off-street public parking facilities in the downtown core area, including 12 surface lots and two parking decks, as shown in Exhibit 1. Five of the facilities serve Metra commuters, including four on the north side of the Union Pacific Railroad (Emerson Street deck, and the east, west, and center commuter lots) and one on the south side of the railroad (Maple Street deck). The Village sells monthly permits to park in these lots or they can be used for a $2.00 daily fee paid at the kiosks or through the Flowbird mobile application. The commuter lots are free to the public after 6:00 P.M. on weekdays and all day on weekends and holidays. The other public Fparking lots are all free of charge with no time limits, with the exception of the two- hour time regulation (7:00 A.M.-6:00 P.M.) in the Wille-Main Alley and Water Tower lot and the four-hour time regulation (7:00 A.M.-6:00 P.M.) in the Library lot, 111 E. Busse (Old Chase) lot, Wille Street lot, and non -commuter parking spaces in the Emerson Street deck and Maple Street deck. A limited number of overnight permits are also available for multi- family residents of the downtown to park in the Emerson Street deck. The Village also offers permits to local businesses for employees to park free of charge in the Emerson Street deck and the Pine-Wille Alley. For all permit types, the Village has instituted a new online system to apply, pay and manage the various types of parking permits digitally. The system uses license plate numbers as virtual permits in place of the old paper permits. A101,11'It Y. �w 6 ICALOA1 & c�.3 n N 3 Ad 1S u n H W 3:--w===========----% Y O LU OJ Y 0 OJ w OJ U 0 w Lu W~ 0 0 O w w� 0 �J Q��W W w~wwLU O LU z O � p W Q > z (n O 2i U J E Y < 2 w 0 CO � (.) O w 0 O J w ~ W cn Q � ,1; W � W Q J_j O 0- W J m W � Q � W W Z J � Q _v U cow w U c~n J m �aaaaaaaaaaaaaa Nw 0L ! ^ w Q� z� z� Z Y z ov (D (D Q Z o w LLJ w w Q � Oz0 Q Ozo 2w w � Ow W0 LL LL Q 0 Lu The downtown core area has around 3 8 off-street private parking facilities, all of which are surface lots with the exception of the Maple Street Lofts/Rowhomes, HQ Residences, 20 West apartments, Prospect Place, and Village Center Condos. These private spaces are reserved for customers, employees, and residents of the downtown businesses and residential buildings. Parking occupancy surveys were performed by the Village's Public Works Department employees on six days during July and August 2025. The survey days included a Wednesday midday period, a Friday midday and evening period, a Saturday non-event day midday period, and two Saturday evenings coinciding with the Bluesmobile Cruise Nights Car Show and/or Mount Prospect Block Party. The Cruise Nights event makes use of the East Commuter parking lot while the Block Party utilizes the west portion of the 111 E. Busse Lot and street parking along Busse Avenue (Main Street -Maple Street) and Emerson Street (Central Road -Northwest Highway). The parking surveys were performed for all the public parking spaces in the downtown core area, including on -street spaces, public parking lots and the two parking decks. Table 3 shows the public parking utilization on each of the six survey days in the downtown core area. As shown, the peak utilization of the public parking in the downtown core (on - street and off-street combined) was 53.8 percent and occurred on a Saturday evening (July 26, 2025) when both the Cruise Nights Car Show and Mount Prospect Block Party events overlapped. During the midday period of a typical mid -week day, the utilization of the public parking supply peaked at 42.4 percent. During Friday midday and evening periods, the utilization of the public parking supply peaked at 33.5 percent and 32.8 percent, respectively. On Saturday evening when only the Cruise Nights event was scheduled, the utilization of the public parking supply peaked at 27.3 percent. On a Saturday afternoon when no events were scheduled, the utilization of the public parking supply peaked at 25.1 percent. Public Parking Utilization Weekend Overlapping Events m Public Parking Utilization Public Weekday Midday Period m Public Parking Utilization C, Pro'spect, fllitiois 8 I M Mai Table 4 shows a comparison to the 2018 parking study data for the peak periods of parking utilization during the weekday midday period and during the Saturday evening period when an event(s) was scheduled. As shown, the peak utilization of the public parking supply during the weekday midday period was slightly higher in 2018 at 47.3 percent compared to 42.4 percent in 2025. On a Saturday evening when only the Cruise Nights event was scheduled, the peak utilization in 2018 was significantly lower at 16.7 percent compared to 53.8 percent in 2025 when both the Cruise Nights and Block Party events overlapped and 27.3 percent (see Table 3) when only the Cruise Nights event was scheduled. Table 4 PUBLIC PARKING PEAK OCCUPANCY COMPARISON (2018 vs. 2025 On -Street Parking Parking Inventory 853 853 806 758b -47 -95 Occupancy 197 187 191 388 -6 +201 Percent Occupied 23.1 % 21.9% 23.7% 51.2%b +0.6% +29.3 % Public Parking Lots Parking Inventory 11356 11216e 11315d 11114a,c -41 -102 Occupancy 848 183 708 619 -140 +436 Percent Occupied 62.5% 15.0% 53.8% 55.6% -8.7% +40.6% Total Public Parking Parking Inventory 2,209 2M69 2,121 d L872 a,b,c -88 -197 Occupancy 11045 370 899 107 -146 +63 7 Percent Occupied 47.3% 16.7% 42.4% 53.8% 4.9% +37.1% a East commuter lot was closed for Bluesmobile Cruise Nights Car Show. Inventory reduced by 144 spaces. b Sections of Busse Avenue (Main -Maple) and Emerson Street (Central -Northwest Hwy) were blocked off for Mount Prospect Block Party. Inventory reduced by 48 spaces. West portion of I I I E. Busse lot was blocked off for Mount Prospect Block Party. Inventory reduced by 97 spaces. d St. Mark Church lot is not available before 5:00 P.M. daily. Inventory reduced by 40 spaces. e West commuter lot was closed for Bluesmobile Cruise Nights Car Show. Inventory reduced by 140 spaces. Doilt,ltitoili,�t'i, Pat-khig,")tunl:�v N%k A101,11'It Pr0',V1')(?ct' 111i'llois 10 OAX Table 5 shows the core area parking utilization by quadrant. During Saturday evening when overlapping events occurred, the highest number of vehicles (455) were parked in public spaces in the northeast quadrant of the downtown core where the events take place but the highest utilization of available spaces occurred in the northwest quadrant where 72.5 percent of the public spaces were utilized. This trend was similar for the weekday midday period when the highest number of vehicles (482) were parked in the northeast quadrant while the highest utilization of available spaces (63. 1 %) occurred in the northwest quadrant. In looking at each quadrant individually, the peak utilization of public parking in the northeast (70.9%) and northwest (72.5%) quadrants occurred during the Saturday evening when overlapping events were scheduled. The peak utilization in the southeast quadrant (31.5%) occurred during the weekday midday period while the peak utilization in the southwest quadrant (52.4%) occurred on a Friday evening. Table 6 shows the core area parking utilization by specific "hot spot" locations including the commuter parking lots, Emerson deck and library lot, and along sections of Pine Street, Emerson Street, and Prospect Avenue. As shown, the utilization of all commuter parking facilities combined peaked at 57.1 percent during the weekday midday period with a total of 356 vehicles parked. The east and west commuter lots were near fully utilized at this time while the other commuter parking facilities were under 47 percent utilized. In 2018, the commuter parking facilities were more heavily utilized during the weekday midday period with a total combined peak utilization of 94.9 percent for a comparable number of parking spaces, as shown in Table 7. The peak utilization of the Emerson Street deck and library lot was 70.9 percent and occurred on the Saturday evening when the Cruise Nights and Block Party events overlapped. Prospect Avenue also experienced peak utilization (62.2%) on the Saturday event evening but also experienced utilization over 50 percent on Friday evening. In 2018 these spaces were less than 25 percent utilized on Saturday evening. The parking utilization along Emerson Street between Central Road and Northwest Highway peaked at 83 percent during the weekday midday period. Along Pine Street between Central Road and Northwest Highway, which offers parking for Capannari's Ice Cream, the parking utilization exceeded 100 percent on Friday evening and was over 88 percent on Saturday evenings. With the exception of the Saturday evening when the Cruise Nights and Block Party overlapped, the off-street public lots and decks experience greater use during the weekday and Saturday midday periods whereas the on -street spaces experience greater use on Friday and Saturday evenings, as shown in the bar chart below. A101,11,1t P1-O,_Y1,)(?ct, 111i'llois I I A K1W OAX Ooc� O O O O M O o0 N O tCIA o4CIA N � , O M N O NO M 00oc � M O�\O o0 I M ,-� ,-� `O I oc 01 `OI `O � U v �a O N r--+ ,--+ CIA r--+ 1.4 tb O M � m � 00 � �, � N N oo kn �, N � I �, k o a� A� O O O a 4-0 00 M4-0 o a oc a� r+ oc O o 00 0C 0 0 0 -ti a� 00 O 00 + M cr� r- 06 l� M 06 kn N O p M M M M 11-0 pp 0-1 ct 00 4� •~ 0 O oo � M l\ M N N N MI ,� a/ N � ,••� �0 M 00 4� + `p O 00 N N M � � � � N 4-0 4 00 Uu V4-0 U y O OC Uu U 4 U *00 p v 4-4 p U c� u p ct 4-4 �U-, 2500 2000 1500 1000 500 0 Weekday Midday Friday Evening Saturday Midday Typical Saturday Evening M On- Street Parking Demand Off- Street Parking Demand Total k-® Demand Parking Inventory Downtown Core Area Public Parking Utilization Table 7 COMMUTER PARKING PEAK OCCUPANCY COMPARISON (2018 vs. 2025) WEEKDAY MIDDAY PERIOD Commuter Parking Peak Occupancy Percent Inventory (Total Spaces) Occupied 2025 Parking Survey 623 356 57.1% 2018 Parking Survey 631 599 94.9% 14 Exhibit 4 shows the utilization of the on -street parking in the downtown core area during the weekday (Wednesday) midday period. As shown, the highest utilization occurred along Emerson Street (Central -Northwest Highway) where parking utilization exceeded 80 or 90 percent of capacity. The parking spaces along Pine Street (Central -Northwest Highway), Busse Avenue (Wille-Main), and Northwest Highway (Main -Emerson) also experienced high parking utilization at over 70 percent of capacity. Exhibit 5 shows the utilization of the on -street parking in the downtown core during the Saturday evening period when overlapping events occurred (Cruise Nights and Block Party). As shown, parking utilization exceeded 90 percent of capacity on several blocks, including on Busse Avenue (Wille-Main), Wille Street (Central -Northwest Highway, Prospect -Evergreen), Elmhurst Avenue (Central -Northwest Highway), Maple Street (Central -Northwest Highway), Northwest Highway (Main -Emerson), Pine Street (Central -Northwest Highway, Prospect -Evergreen), Prospect Avenue (Elmhurst -Main, Main -Maple), and Emerson Street (Prospect -Millburn). The parking utilization exceeded 80 percent of capacity along Prospect Avenue (Wille-Main, Elmhurst -Pine), Pine-Wille Alley, Pine Street (Prospect -Evergreen), Evergreen Avenue (Wille-Main), and Elmhurst Avenue (Central -Northwest Highway). Exhibit 6 shows the utilization of the on -street parking in the downtown core during a Friday evening period. As shown, parking utilization exceeded 90 percent of capacity on several blocks, including on Busse Avenue (Wille-Main, Main -Emerson), Wille Street (Central -Northwest Highway, Prospect -Evergreen), Pine Street (Central -Northwest Highway, Prospect-Pine-Wille Alley), Prospect Avenue (Elmhurst -Main, Emerson -Maple), Evergreen Avenue (Wille-Main), School Street (Northwest Highway -Village Bank &Trust), and Emerson Street (Prospect - Millburn). The parking utilization exceeded 80 percent of capacity along Prospect Avenue (Wille- Main, Elmhurst -Pine), and Wille Street (Northwest Highway-Wille-Main Alley). Exhibit 7 shows the utilization of the on -street parking in the downtown core during the Saturday evening period when only the Bluesmobile Cruise Nights event was scheduled. As shown, parking utilization exceeded 90 percent of capacity on a couple of blocks, including on Elmhurst Avenue (Central -Northwest Highway), Prospect Avenue (Pine -Main), Pine Street (Prospect-Pine-Wille Alley), Wille Street (Prospect-Pine-Wille Alley), and Emerson Street (Prospect -Millburn). The parking utilization exceeded 80 percent of capacity along Busse Avenue (Wille-Main, Main - Emerson, Northwest Highway-Wille-Main Alley), Prospect Avenue (Elmhurst -Main), Pine Street (Central -Northwest Highway), Evergreen Avenue (Wille-Main), and Elmhurst Avenue (Central - Northwest Highway). Exhibit 8 shows the utilization of the on -street parking in the downtown core area during a Friday midday period. As shown, the highest utilization occurred along Busse Avenue (Wille-Main, Northwest Highway-Wille-Main Alley), Emerson Street (Busse -Northwest Highway, Prospect - Millburn), Prospect Avenue (Main -Maple), and Ioka Avenue (Prospect -alley) where parking utilization exceeded 90 percent of capacity. The parking spaces along Emerson Street (Busse - Northwest Highway), Busse Avenue (Main -Emerson), and Prospect Avenue (Emerson -Maple) also experienced high parking utilization at over 80 percent of capacity. w Z LU LU L.L. mLMCf __________alQ@1Uldl\II\Ntl\OlU)O)U)9)➢)A)A➢AJ AMUYIAAM/M//M/6/0/0/0/C///////////Nk d ANIUYIAAM/M//M/6/0/0/0/0/0/0/0/C//fl X pN1UAUAlAAN d ANAI' -- ------------------ NIUAUAIANIY/M// dNANIUAIAAIN/N/M/9/9/6/6/0/0/% d UAUYIAN NN dMdV .. µ N "`"^�NWV1ulAUlAUA/AAM/M//�INHhilp114--^^""'µ kNNNH7UMUAlAAM/M//�ItlpMUIU)UUJUAIAAM/M/6/f,�NryNgN14NlPAlaAlaAlgp,�N�ll��NUUpp�,_„N B 1332d1s 3NId ��mummiUAUAu�AAririr/ararararararNu�annAArl---- � - - —W!UWUUU9!UWUIU➢kNNXiWpllllUdkk7N NBtldlifiliNlN!UWI9UUlUUk.'-.--IN49WI9UU!UW!UWuv;� Z, a J Z LU AmiUUAa a AmiUUAn __________ 3 n N 3nd a>10 i.________-________ ______ _----__- p----NIIIV1V1ulUAUA/AAM/M// V` w Z) Z w > LU U) (III _._._.r.._._._..._._._._.._._._._._...._._._._._..._._._...._._._..._._--- __3 _________-________________-__ c3 n N 3 AV is u n H W - 1 3:---w===========- % __W�WI94UUUUAAGGC/N„9U,Ji!iAIAUUAk!NNNVIAUUANkUVYNNVIAUUAN„YNNVIJ.—._.""'______________. 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C.a' �ro P,' NIQ1V1ulUd ��-mummiUsuN�u�NiNiririr/ararararararNumannsmrl._..__ �__ -m!UWUUU9!UWllU➢kNNXiWpll)IUdkk7N NBadlifilial@UWI9UlUlUUk.'-.--Ia49W19UUluW!UWUX�,� a J W I I/ /)/ ---NIIlulululUSUN//N/N/M/,/, U�UAININIM/,d� U �—uuuuuuuwrreraimisUUNNrrd�sJu-__ ___ `4 �---aimmuummmmuuuwurcm ___-.mmurcrcJrertumu— W Z (V W J a Z Q w w Q�Q w o W "^^�uuuu;mmsUuswru,NmsUu>s -------- ------ ------------- ------------------- �^NfmmNUUUYI.N"°"°°°°�""'w.wu.�r.�.wmoaap�NtldMSISUUNINIGGe ummiuiUSUu�rA,l33u2i1S, 3N�.d.UsvmuannUSUs�, MddU7JSUUNINIGIM/G/ UISUUUUGGGGNO/L%-""� c3 n N 3 A 1S u n H W Y O W O J Y 0 OJ w OJ U w-i O w~ O LU ww0 OLU LU J D O L� J w Q (D z w ~O cw p w w Q > z (n O 2i U J Y < 2 w 0 °�° O w 0 O J w ~ w cn Q ,,,� w � w Q2 _j JO 0- W J m w � Q LZ w z J Q _v c� COw w cU) J m �aaaaaaaaaaaaaa z O 0 0 z Q < O LU J N N_ N F— J J w D F- p z U Y z z z z Q Y o � a F- � o o 0- z O d) d') o 0 00 ti rn Z i i i tD W 0 rn � o Lu J %, Lugo Exhibit 9 shows the utilization of the on -street parking in the downtown core area during a Saturday midday period when no events were scheduled. As shown, the highest utilization occurred along Wille Street (Central -Northwest Highway), Emerson Street (Busse -Northwest Highway), Northwest Highway (Main -Emerson), Prospect Avenue (Main -Emerson), Evergreen Avenue (Wille-Main), and Hi Lusi Avenue (Prospect -alley) where parking utilization exceeded 90 percent of capacity. The parking spaces along Busse Avenue (Wille-Main) also experienced high parking utilization at over 80 percent of capacity. Exhibit 4 also shows the utilization of the public parking lots and decks in the downtown core area during the peak weekday midday period. With respect to the commuter parking facilities, as noted earlier, the east and west commuter lots were near fully utilized at this time while the other commuter facilities, including the commuter portion of the Maple Street deck, were under 40 percent utilized. The non -commuter parking facilities were all utilized to 60 percent or less of their capacity during the weekday midday period, with the exception of the free portion of the Maple Street deck which was fully -utilized. Exhibit 5 also shows the utilization of the public parking lots and decks in the downtown core during the Saturday evening period when overlapping events occurred (Cruise Nights and Block Party). The Wille Street lot was utilized to 94 percent of capacity while the Busse Avenue lot and Wille-Main Alley were overparked. The Emerson Street deck was utilized to 84 percent of capacity during this time. All other parking facilities were utilized to less than 45 percent of capacity during this time. Exhibit 6 also shows the utilization of the public parking lots and decks in the downtown core during the Friday evening period. The Wille Street lot, Busse Avenue lot, and Pine -Willey alley were all utilized in excess of 90 percent of capacity. The Maple Street deck was utilized to 62 percent of capacity. All other parking facilities were utilized to less than 49 percent of capacity during this time. Exhibit 7 also shows the utilization of the public parking lots and decks in the downtown core during the Saturday evening period when only the Bluesmobile Cruise Nights was scheduled. The Wille Street lot was utilized to 94 percent of capacity while the Busse Avenue lot and Wille-Main Alley were overparked. The Busse Avenue lot was utilized to 91 percent of capacity during this time, the Pine-Wille Alley was utilized to 83 percent of capacity, and the Wille Street Lot was utilized to 75.5 percent of capacity. All other parking facilities were utilized to less than 53 percent of capacity during this time. 21 w z LU LU m L CI ._„_„_,,, _._._._._._._._._._._._.. ——NNddiNUIUAUAIANIY/M//„d4YdiNANIUAIAAIN/N/M/9/9/6/6/0/0/%d4YdiNUAUYIANkINNN7dMdV--...�.— �� —N — ,___...„._.._.._.._..._.._.._.._..._---- __________ �m� uiaww��w�uANu �AuuAA NxaaaaaodmUAUUAA N aNmd� wuuUUAANdmUU __ 13 32J 1 S _N O S� 3 W µ ------NIV1V1U14UlAUY/AAM/M/C/f„9N,JU7AMUY/Ake!NdU7AMUY/AN„'YdU7AMUY/AN„'YdU7Alal.---"'��W�� — n W Fj I M I /� P---1 � o _____________w_______________�__________________ -_________-_________________-____--_________--____--________ _____--___________ __ 133a1S NIVW T///// ____________.__.__._--------------- I� _.----------- - V __ ______--____ _________ _ __ ✓ _ ___-MANrcrcOUR- w J � z z v III 0 w w a W C"^^�NuddmUAUu�wrd,NUAUUA ---------- ------- --.—.—._...9d!UWI9UUARkNRtiY!WIU!Uuuur�mrw0000arnu�uwwwmumwwwuv.�ay.�.�.�.�.�w�kNNdd7UA,� MddU7JAUUAAGIM/G/ NPORAAGG/O/L,"� —ro_._._._..._._._.na ../` NIQ1V1UlUAUAAANNNN7diNUAA/H. 1 s u n H W —1 - _._._._..._._._...._._._...._._._.._._._...._._._...._._._._._—_._._...._._. N _._...._._.0 _._...._._._...._. __iu�w�UuuAUAAaoaaaaao d __ — G� 3 n N 3 A `d w µ----- ---- -RINVAINJ---IU➢kNNdd7pNUUdkk7N NdddNIiNNIIIV1V1UlUAlUlUk,4,--IIIN1V1U70)U!UN1V1UlAX�---'•----"�'�'�'�'"'"�'"�'"�'"�'"�'"�'"�'"�'"�'"'�'�'�'�'�--- O _ a J Z U LLI mUAUUNa UAUu _ __ __________ 3 n N3nd ego �. p----NIIIV1V1UlUAUA/AAM/M/N ddAMUAIAAM/6d�� —` �� LU w > a LU —I@UWI9A9UUUUANAtltldiNl __._.,._._...._._,_._._.r.._._._..._._._._.._._._._._...._._._._._..._._._...._._._..._._._._._ �3 n N 3 nd_i s n N __-______-_____________-__-_ O W O J Y 0 OJ w OJ U w-i O WLU ~ w O LU LU O w J QD LU J W w~w w p wz O 0 LUQ > z (n O 2i U J Y < 2 w 0 °�° O w 0 O J w ~ LU cn Q ,1; W � W Q J_j O 0- W J m W � Q � W W Z J � Q _v c� cow w J m El Ed El El Ed El 19 El El E lil 12 E El Z O 0 0 z < Q LU J N N_ N J J F— LUD F- p z U Y z z z z Q Y o a � F- � o o 0- z o ol 0 0 00 r- Z i i i tD LU rn 0 o Lu J %, Lugo Exhibit 8 also shows the utilization of the public parking lots and decks in the downtown core area during a Friday midday period. With respect to the commuter parking facilities, the east and west commuter lots were only utilized to 69 percent and 40 percent of capacity, respectively. The only lots that experienced high utilization were the Busse Avenue lot at 85 percent of capacity and Wille-Main Alley at 68 percent of capacity. All other parking facilities were all utilized to 50 percent or less of their capacity during the Friday midday period. Exhibit 9 also shows the utilization of the public parking lots and decks in the downtown core area during a Saturday midday period when no events were scheduled. The only lot that experienced high utilization was the Busse Avenue lot at 76 percent of capacity. All other parking facilities were all utilized to 59 percent or less of their capacity during the Saturday midday period. Redevelopment in Mount Prospect's downtown core area has resulted in some changes to the public parking supply since the previous parking study was completed in 2018. In total, the 2025 parking inventory indicates there are 48 fewer public parking spaces than there was in 2018, including one less off-street space and 47 fewer spaces on the street. The private parking supply, on the other hand, has increased by approximately 450 spaces since 2018. The resulting proportion of public vs. private parking in the downtown core has thus changed from 62% public/38% private in 2018 to 55% public/45% private. The composition of public parking has generally remained consistent since 2018 with 62.7% of the spaces located in off-street lots/decks and 3 7.3 % located on the street. • Public parking reductions can be attributed to the reconfigurations of the Busse Avenue and Water Tower lots and streetscaping along Evergreen Avenue (Main Street -Elmhurst Avenue). Other reductions may be the result of an overestimate of parking capacity in 2018 on several unmarked blocks, including the segments of Prospect Avenue (Hi Lusi Avenue - Pine Street) which have since been marked with parking boxes to standardize the parking stall dimensions. Public parking gains have occurred along the Maple Street Lofts frontage on Maple Street and Prospect Avenue and from the availability of the St. Mark Church lot for public use after 5:00 P.M. daily. The Maple Street deck, built as part of the Maple Street Lofts development, has replaced a comparably -sized surface lot resulting in no significant change in off-street public parking on the block. The northeast quadrant of the downtown core continues to contain the largest concentration of public parking (43%) followed by the southeast quadrant (26%), similar to 2018. 23 • The peak utilization (53.8%) of all public parking (on -street and off-street) in the downtown core occurred on a Saturday evening when overlapping events were scheduled (Cruise Nights and Block Party). During the midday period of a typical weekday, the utilization of the public parking supply peaked at 42.4%. On a Friday evening, the public parking utilization peaked at 32.8%. During Friday midday and evening periods, the public parking utilization peaked at 3 3.5 % and 32.8%, respectively. On Saturday evening when only the Cruise Nights event was scheduled, the public parking utilization peaked at 27.3%. On a Saturday afternoon when no events were scheduled, the public parking utilization peaked at 25.1 %. These utilization rates indicate that there is currently an overall abundance of public parking in the downtown core, including sufficient parking to support the weekday commuting period as well as the larger weekend events. In 2018, while there also was an overall abundance of public parking on weekdays and weekends, there were more vehicles parked in public facilities during the weekday midday period than in 2025, particularly in the commuter parking lots. While there is currently an abundance of public parking in the downtown core, there are still spot locations in which the public parking supply is heavily utilized during specific periods. During the Saturday evenings of overlapping events, the northeast quadrant of the downtown core received the largest number of parked vehicles (455 cars, 70.9% of capacity), much of which was parked in the Emerson Street deck. The northwest quadrant experienced the highest utilization of the public parking available (222 spaces, 72.5% of capacity) at this time, including full utilization of the Busse Avenue lot, Whlle-Main Alley, and surrounding streets. The east and west commuter parking lots are near fully utilized on weekdays but the other commuter facilities (Emerson Street deck, Maple Street deck, Prospect Avenue) have plenty of availability with utilization levels under 47%. In 2018, there was a near shortage of commuter parking with the peak utilization of all commuter parking facilities combined at 94.9%. With the exception of the time periods when events utilize the east and west commuter parking lots from May through October, the commuter lots remain significantly underutilized during weekday evenings and weekends with over 71 % of the parking capacity (more than 484 spaces) available for use free of charge. The Emerson Street deck and the adjacent and connected library parking lot are also significantly underutilized. During the peak weekday midday period there were still a total of 282 empty spaces, and even more spaces were empty on weekday evenings and weekends, with the exception of the overlapping Cruise Nights/Block Party evenings. 24 The limited amount of street parking on Pine Street in front of Capannari Ice Cream is heavily utilized on weekday evenings and weekends. Other public parking options are a block away or across busy Northwest Highway. Street parking along Emerson Street between Northwest Highway and Busse Avenue is also heavily utilized due to the adjoining number of retail stores. The underutilized Emerson Street deck is 1/2-block to the north. • Street parking along Prospect Avenue between Main Street and Elmhurst Avenue is also heavily utilized during the evening hours on weekdays and weekends due to the number of vibrant restaurants along the street. While the Wille Street lot is also heavily utilized at these times, nearby parking is available in the St. Mark lot (after 5:00 P.M.) or on adjacent streets. Many downtown patrons perceive there to be a parking problem if they are unable to park in front of their destination or within view of their destination. In most cases, public parking that is convenient to the destination is available nearby but around a corner or out of the line of sight from the destination. These available spaces can be a much shorter walking distance than the typical walking distance from the parking field at a shopping mall or regional center. It is thus concluded, based on the findings from the public parking surveys performed by the Village, that similar to the 2018 study, the downtown core area continues to have an adequate supply of public parking. However, different from the 2018 study, the utilization of the commuter parking supply is now lower and thus there no longer is a shortage of commuter parking as there was in 2018. At spot locations where parking utilization is high, adequate public parking remains available within a short walking distance (i.e., one block or two). However, improvements are still needed to guide motorists to these nearby parking opportunities and increase safety on the walk to and from these facilities. K The future parking conditions in the downtown will be impacted by redevelopment projects within the study area. With the redevelopment of any parcel or site, the following changes in the parking characteristics must be examined: Type of Parking. The change in the type of parking (i.e., public vs. private) and/or the parking regulations (i.e., reserved parking, time restrictions, etc.), if any. Parking Inventory. The net gain or loss in the number of parking spaces resulting from the redevelopment project. Parking Demand. The net gain or loss in parking demand resulting from the redevelopment. The Village of Mount Prospect Downtown Implementation Plan (November 2013) and the Village's 2017 Comprehensive Plan Update identified potential redevelopment opportunities (sites) in the downtown area. Table 8 lists and Exhibit 10 illustrates the locations of each of the redevelopment sites and indicates the current stage of redevelopment. Table 8 DOWNTOWN REDEVELOPMENT OPPORTUNITIES/SITES Busse and Emerson Site South of Busse Avenue between Emerson No changes to date Street and Maple Street Wille Street Lot West side of Wille Street between No changes to date Elmhurst Street and Maple Street Future Restaurant &Bar 200 S. Main Street (SW corner of Main St Vacant parcel. No with Evergreen Ave) changes to date Central Gateway Lot W. Northwest Highway west of Trazeros Newly constructed) Restaurant 237-249 E. Prospect Avenue between S. E. Prospect Avenue Site No changes to date Elm Street and S. School Street 1 Lot was under construction at the time of the parking surveys The following summarizes each of the redevelopment sites, evaluates the potential changes they would have on the downtown parking supply and demand, and identifies any positive or negative impacts they would have on downtown parking conditions. WE /// ui z jjj��Jjjjjjj 1 111,11,1111111111111 Lu > 11N�j LU ----------------------------------------- --------- 11 L-IL ---------------------------------- -------------- ------------------- FLil -- — ----------- -------------------- ----------- -----L ----- - - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - ---------- r ------------------ LU z LLJ > z LLI JI LLJ LU _______ a W --------------- ------ Id ---------- / r ----- -- 3 - N - --------- ---------------------- ------------- c 3 n N 3 A V i s u In H W1 ------------ ) - - - - - - - - - - - - F- v 0 C) 0 LU -j 0 0 0 0 0� C) < J Lu LU w -i Lu 0 j)f F- ww0 _j LULu0 LU _j 0 LU -J LLJ F- -i F- F- < z w F- 3: 0 W LU U) 0<_jj < > z 0 2i 0 -1 < 0 F- 0 wo<2 w D LLJ < w F- LU < f-- F- 01 z -j O� LU LU F- Z 0 LU LLJ W w w z < 2 i En �aaaaaaaaaaaaaa co < z LU z 0 z 0 < O O ry J LLI -j LU 2 < WLLI LU ) 0 LU 0 z � LU < w LLI D LU U) LL In D D w z LL m D LL U Lu, LU J. ............ ............ Lf Site Location and Redevelopment The Busse and Emerson site is located at III E. Busse Avenue in the northeast quadrant of the downtown and is bounded by Busse Avenue on the north, Maple Street on the east, Emerson Street on the west, and Emerson's Ale House and the HQ Residences on the south. Currently the 2.15-acre site contains a vacant six -story, 94,896 square - foot office building built in the 1970s and a 121-space public parking lot. The site is the former home of Chase Bank, which relocated to the northwest corner of Main Street and Northwest Highway in 2021. The Village acquired the property in May of 2025 and has issued a Request for Proposals for the redevelopment of the property. The Village's desire is for a vibrant mixed -use development with commercial space along Emerson Street and for -sale residential units. The redevelopment could entail a complete demolition of the existing building or could be an adaptive reuse. It is anticipated that the property will be entitled over the winter of 2026 with construction breaking ground in the spring of 2026 and concluding in 2027. For planning purposes, it is estimated that the redevelopment would add approximately 125 to 150 residential units to the downtown area along with street -level commercial space. Village staff estimates that approximately 1.25 parking spaces per unit should adequately park the new residential units, with additional parking needed if for -sale condominium units are included as part of the development or if street level commercial space is provided. Public Parking Inventory. While the Village would prefer a redevelopment that includes public parking opportunities, either on -street along Emerson, Busse, and Maple, or as part of a new parking lot or structure, it was assumed that the existing 121-space public parking lot would be eliminated to maintain a conservative analysis. Public Parking Demand. It is assumed that the development would be supported with private parking sufficient to accommodate the demand of its residential tenants and commercial users. As such, the development would not generate a new demand for public parking. Rather, the existing demand for public parking would be displaced. W As discussed above, the redevelopment of the site would potentially eliminate the 121-space public parking lot. Peak occupancy of the lot occurred on a Friday evening when 59 spaces (48.8% of capacity) was utilized. The occupancy was significantly lower during the weekday midday period and on Saturday event days. The Emerson Street deck, located 1/2-block northwest of the site, is the most proximate public parking facility to accommodate the public parking demand displaced from this site. The Emerson Street deck had 291 empty parking spaces during the Friday evening period, 174 empty spaces during the weekday midday period, and 60 empty spaces on a Saturday evening of overlapping events. Public parking was also available to a degree on Emerson Street and Busse Avenue for future commercial users that may choose to park off -site. The Wille Street Lot is a public parking lot located on the west side of Wille Street between Prospect Avenue and Evergreen Avenue. The lot currently contains 49 spaces. Six of the spaces are currently reserved for Prospect Place tenants. The remaining spaces are regulated with 4-hour time limits. Change in Parking Characteristics Parking Inventory. The Village is exploring the opportunity to expand the parking lot, possibly up to 70 spaces, which could effectively add up to 19 to 20 public parking spaces to the southwest quadrant of the downtown core. The lot expansion would need to be achieved through the acquisition of nominal adjacent parcels. Parking Demand. The parking lot expansion itself would not increase parking demand. Rather it would aid in accommodating the current demand for parking in the area, particularly for the restaurants along Prospect Avenue. ff& The Wille Street lot was near fully utilized during the Friday and Saturday evening periods due in part to the vibrancy of the restaurants along Prospect Avenue such a Mia's Cantina, Whiskey Hill, Lady Dahlia, Salerno's Pizza, and Patina, among others. On -street parking along Prospect Avenue, Pine Street, Wille Street, and Evergreen Avenue is also heavily utilized during the evening period. While the total public parking demand (on -street and off-street) in the southwest quadrant of the downtown core never peaked higher than 52.4 percent of capacity, the additional public parking spaces that could potentially be built in the Wille Street lot would reduce parking circulation in the area, increase opportunities for additional permit parking, and support future commercial development. 29 This site is located at 200 S. Main Street in the southwest quadrant of the downtown and is bounded by Evergreen Avenue on the north, Main Street on the south, Hubby's Dog House and residential homes on the south, and the St. Mark Lutheran Church parking lot on the west. The site is currently vacant. Development plans for the site include a 7,000 square foot restaurant and bar with up to nine private parking spaces (1.3 spaces/ 1,000 sf). • Parking Inventory. The future parking supply on the site (nine spaces) will remain private and will serve restaurant patrons. Parking Demand. The parcel previously contained a small single -story office building with private parking and the parking for the planned future use will also remain private. A restaurant/bar would achieve its peak demand for parking in the evening hours around 7:00- 8:00 P.M. The peak parking demand would likely far exceed the nine parking spaces to be developed on the site. Public parking would be needed to support this development. While on -street parking is tight in the evening on Evergreen Avenue, Prospect Avenue, and Whlle Street, there is some availability. Further, the adjoining St. Mark Church lot, which is available to the public after 5:00 P.M., was only utilized to approximately 10 percent of its 40-space public parking capacity during the evenings. Further, the Village is in the process of accruing the St. Mark Church parking lot, St Mark Church gymnasium, and other St Mark Church parcels and redeveloping a portion of the parcels as a surface parking lot with up to 59 parking spaces or potentially a parking garage. 30 Central Gateway This newly constructed parking lot offers seven public parking spaces to the immediate west of Trezeros Restaurant located in the northwest quadrant of the intersection of Northwest Highway and Elmhurst Avenue. The restaurant currently offers five private off- street parking spaces on the east side of its building and eight private off-street parking spaces on the west side of its building. There are also 31 public spaces on Elmhurst Avenue (Central Road -Northwest Highway). The new public parking spaces are intended to support restaurant operations by providing additional parking for restaurant employees while preserving the restaurant's existing private parking for restaurant patrons. ��1 go 1 The 31 public spaces adjacent to the restaurant on Elmhurst Avenue are heavily utilized during the evenings. The new public off-street parking spaces will relieve some of the pressure for public parking along Elmhurst Avenue. E. Prospect Avenue Site 31 Based on the findings from the parking surveys, and the evaluation of existing and projected parking conditions, recommendations were developed to increase utilization of the public parking supply and mitigate areas where the availability of public parking is constrained. As the parking surveys have shown, the overall parking supply within the downtown core area is more than sufficient to accommodate the peak parking demand. The following summarizes the results of the parking surveys: • The peak utilization of all public parking (on -street and off-street) in the downtown core area was 53.8% and occurred on a Saturday evening when overlapping events were scheduled (Cruise Nights and Block Party). A minimum of approximately 865 of the 2,161 public parking spaces were available at this time. The peak utilization of all public parking in the downtown core during the midday period of a typical weekday was 42.4%. A minimum of approximately 1,222 of the 2,161 public parking spaces were available at this time. While the overall public parking supply in the downtown core area is sufficient to meet the peak parking demand, a few specific areas within the downtown core currently experience parking capacity constraints or are projected to experience constraints in the future. These locations include: • Emerson Street between Central Road and Northwest Highway (NE quadrant) • Busse Avenue between Main Street and Emerson Street and west of Main (NW quadrant) • Northwest Highway between Main Street and Emerson Street (NE quadrant) • Pine Street between Central Road and Northwest Highway (NW quadrant) • Elmhurst Avenue between Central Road and Northwest Highway (NW quadrant) • Prospect Avenue between Pine Street and Maple Street (SE and SW quadrants) • Wille Street between Prospect Avenue and Evergreen Avenue (SW quadrant) The Village parking deck has a total of 377 parking spaces and is centrally located between the northeast and northwest quadrants of the downtown core subarea. Currently, the parking deck is open to the public and regulated with four-hour time limits. In addition, downtown employees can obtain a permit to park for free in the deck when their employers register their vehicles with the Village. Additional users have been added since 2018 as 101 of the spaces in the deck are now reserved for commuter permit parking and downtown residents can now obtain permits to park overnight in the garage. 32 The results of the parking surveys show that the parking deck is still significantly underutilized at all times except on Saturday evenings when overlapping events were scheduled. At other times, the peak utilization was 54 percent and occurred during the weekday midday period. A minimum of approximately 174 parking spaces were available at that time. Given its convenient location to both the northeast and northwest quadrants, there may be opportunities to better market the convenient location of the deck (discussed in more detail later). Better Utilization g Lots During Evenings During weekday evenings (6:00 P.M. to 1:00 A.M.) and on weekends, the commuter parking facilities are open to the public. However, these facilities continue to be underutilized at these times. The peak utilization of all commuter lots combined on Friday evening was 22.3 percent (527 available spaces). The combined peak utilization of the lots on Saturday evening when overlapping events were scheduled was 29 percent (484 available spaces). Given the convenient location of the commuter lots to both the northeast and northwest quadrants, there may be opportunities to better market the convenience of the lots as well as enhance the wayfinding signage in the vicinity of the lots (discussed in more detail later). LE $To- "147-4 "1 , Mo- isms • The availability of public parking in the Emerson Street and Maple Street decks and the commuter lots (weekday evenings and weekends only) should be marketed with wide distribution via websites, social media platforms, and through the Mount Prospect Chamber of Commerce. Pamphlets can also be developed and left with merchants and/or posted on information boards/kiosks and the Village's web application (app). Wayfinding to the public parking lots and decks in the downtown core could be enhanced with additional signage to maximize use of all of the public parking facilities. 33 The only quadrant within the downtown area that is close to experiencing any parking capacity constraints is the northwest quadrant. During weekday and weekend evenings, the peak utilization of the public parking spaces in the quadrant ranges from 43.5 to 72.5 percent, with a minimum of 84 public parking spaces available. In addition to the recommendations outlined above, the following summarizes additional recommendations to help mitigate the potential parking capacity constraints in the northwest quadrant. AfodOied.7"`ime Regulations, Enforcement is the most successful means to ensure that parkers observe the on -street parking regulations, particularly if the time limits are reduced. The parking regulations should continue to be enforced. In areas where the time regulations have recently been changed, or in new areas of change if implemented from these recommendations, the Village should consider temporarily increasing the enforcement, particularly during peak times. 34 W z LU mLU ---------- ______ a� „»,;qp�,,,,,�i/r��,,,,��»,i��„��i�%,,,,,/��,�„ // �- _ - _ 13 3 2d 1 S N O SZI3 W 3 ---------- - - - - - - %rdlio;p n,arrlarrr»Al%ry «1114p ,,, Qu)u)UU�Ruu�4NkNNNN>S7YlYlN�9� / IUUIUIUV�9NNNNNdI��iUkfMNNNNNI�liiful uluU IIIUUuIuu �� d �i �; �� f �r, - 4� j w Il�llllllul Illl�luluu I µ F �r, r('__ ,/�/ �� uuUUDkJWNNNN�NNNNNN�� r ___� '�%,. ��,»��J11�� A IIIUIIIIlu1V11uIlluululU9ulululUluulululuDUUIII f(� i ..___.___....___...___________._______ ___...._____..._______Glia��v _______________ �� 133ZI1S NI`dW pppp1%p ------------------------------------- --------- —�----------- W J z Z Q a Oyu � (JF�l w ---- --- -- --- ------ 13 32i 1S Mid ------------ 13 3-H 1S 3 N I d l7 m ___...___ �____...____.._____....___________.�.____..__.�.__u __....___...._) c�.3 n N 3 Ad 1S a n H W � 3:��w ��===========----% o a J a H LU -_ 3 n N 3AV e>1o_i.________-___________________ W i > a W N---------------------------------- ___ -- -3 nN 3 AV ISM H ---- _____-________________�_ O w O J 0 Y 0 OJ w U LU w—i O W~ O� w w O LUJ LU Lu O Q LU LU LU LU(D Z w ~O � cwn p w O LU Q > Z (n O 2i U 0 J � Y < 2 w O m O w O J w ~ LU cn Q � ,1; w � w Q J_j O 0- W J m W � Q � W W Z J � Q _v U m w w U c~n J m El Ed El El Ed El 19 El El E lil 12 E El w w Q� z� z� z Y z ov (D (D Q �e � w� w� w p�e �Q z o w LU w w 5Q LLJw LL 5Q 2w Ow w w ==o ==o W0 LL LL Q Nti �� U� 0 LU yew ..... .... �fie t s t .. eStreet The on -street parking capacity can be increased on the east side of Pine Street with physical modifications or widening of the street. The following two alternatives could be considered: 1. Alternative 1. Widen Pine Street by approximately five to six feet to accommodate approximately 13 parallel parking spaces on the east side of the street. When combined with the existing 18 angle parking on the west side, the street would have a total parking capacity of 31 spaces. Exhibit 12A illustrates this alternative. 2. Alternative 2. Restripe Pine Street to provide one moving lane in each direction with parallel parking on both sides of the street. The majority of Pine Street is wide enough to accommodate parallel parking on both sides. However, there are 3 curb extensions along the west side that would need to be reduced in size or eliminated. A total of approximately 24 parallel parking spaces could be provided along Pine Street with the restriping and curb modifications, which reflects an increase of six spaces over existing conditions. Exhibit 12B illustrates this alternative. 3. Alternative 3. Convert Pine Street to a one-way southbound road to accommodate approximately 13 parallel parking spaces on the east side of the street. This alternative would be similar to Alternative 1, but instead of widening the street to accommodate the parallel parking, the existing northbound lane would be restriped for parallel parking. When combined with the 18 angle parking spaces on the east side of the street, the street would have a total parking capacity of 31 spaces. Further studies should be conducted to determine the feasibility and costs of each alternative. ME yfi ��L 1U �� vr- ON, almom/ 1 "If 1 14 I —A la IIIIi SO 9. je ill i YE is of ell, S/I/Imll am fi ffff pow "INT11,11,11 0/4 HOW L foof ON/ IF qW, ......................... ri All a 0 01 wsmr 11 I ny-mi, !1 On -street parking on the following blocks was utilized to a high level on several of the days when the parking surveys were performed (see inset): Emerson Street between Central Road and Northwest Highway Busse Avenue between Main Street and Emerson Street ® Northwest Highway between Main Street and Emerson Street The on -street parking constraint is primarily due to the parking demand generated by visitors to Village Hall, by the commercial businesses in the Village Centre development, and by events scheduled in the East commuter lot and on the Village Green next to Village Hall. Most of these on -street spaces are located adjacent to or in proximity to the commercial businesses and, as such, are very convenient and desirable. The following recommendations should help mitigate the parking capacity constraints on this block. Currently, all on -street parking on this block is regulated by a two-hour time limit between 7:00 A.M. and 6:00 P.M. To increase turnover of these spaces, which are very convenient to the commercial businesses in the Village Centre development, consideration should be given to reducing the regulated time limits from two hours to 30 minutes, or to one hour at the maximum. Longer -term parkers can utilize the Emerson Street deck. On weekday evenings and weekends, longer -term parkers can utilize the East and West commuter lots, which have ample parking available and are located just one block away. The modifications to the time regulations will both mitigate the on -street parking capacity constraints on the block and make better use of the Emerson Street deck and commuter lots. Exhibit 6 shows the recommended modifications to the time regulations. Replace Lost Public Parking from I I I E. Busse Avenue . Ensure that adequate public parking is provided as part of the Emerson and Busse redevelopment project to support the future street -level commercial uses and accommodate visitors to the future residential units. In doing so, the Village will preserve adjoining on -street parking and nearby off- street public parking (such as the Emerson Street Deck) for downtown users not associated with the new development. The current parkers displaced from this 121-space public lot will find adequate parking available in the Emerson Street deck one block to the north, which will help to improve the utilization of the deck. wt Enforcement Enforcement is the most successful means to ensure that parkers observe the on -street parking regulations, particularly if the time limits are reduced. It is our understanding that the Village currently enforces the parking regulations. However, if possible, the Village should consider temporarily increasing the enforcement where the on -street time regulations are changed, particularly during the peak times. r r r Wayfinding signage, as discussed previously, should be enhanced to guide parkers from all directions to the Maple Street deck and Wille Street lot. As an option, since the Emerson Street deck signage is blue, the wayfinding enhancements could utilize a different color scheme for the public parking facilities on the south side of the railroad (i.e., Maple Street deck and Wille Street lot). Given the significant surplus of unutilized commuter parking in downtown Mount Prospect, the Village should consider converting the on -street commuter parking along the north side of Prospect Avenue between Williams Street and Maple Street to free parking. .O This report summarizes the findings from an updated parking demand assessment of the public parking supply in downtown Mount Prospect, Illinois. The study area for the parking assessment was selected by Village staff and consists of the same downtown core area evaluated in a previous parking assessment performed by KLOA, Inc. in 2018. The study area consists of parking lots, two parking decks and on -street parking spaces. The parking spaces are both regulated and unregulated and are used by Metra commuters and downtown employees, visitors, patrons, residents, and event attendees. Since that 2018 parking study was completed, the downtown core area has experienced significant redevelopment, which has added hundreds of new residents to downtown Mount Prospect as well as several vibrant businesses. These developments have also resulted in changes in the public and private parking supply. In addition, since the 2018 study was completed, the country experienced a pandemic that changed people's working environment and commuting patterns, which in turn has changed the demand for parking in the downtown core. Currently there are a couple of redevelopment projects that are in various stages of development including those that have been recently constructed, those that have been approved by the Village but have yet to be constructed, and those that are in the early stages of contemplation. These projects may also impact the public parking supply and demand. As such, the purpose of this study was to (1) inventory the downtown public parking supply, (2) document the utilization of the public parking supply on typical weekdays and weekend days, including weekends when downtown events were scheduled, (3) evaluate the parking data to identify locations where parking surpluses and deficits exist, (4) compare the parking supply and demand with the data from the 2018 study, (5) estimate the impact on downtown parking supply and demand from the new or potential redevelopment projects, and (6) recommend improvements to address areas of parking deficit. The following summarizes the findings and results of the study. The downtown core provides a total of 2,161 public parking spaces including 1,355 off- street spaces (62.7%) and 806 on -street spaces (37.3%). The off-street spaces are located within two parking decks and 12 surface lots. The street parking spaces are distributed over 36 blocks. • Similar to 2018, the northeast quadrant of the downtown core (containing the Emerson Street deck and library lot) continues to provide the largest concentration of public parking (43%) followed by the southeast quadrant (26%) where the Maple Street deck has replaced a comparably -sized lot. 41 The downtown core area also has just under 1,800 private parking spaces although a detailed inventory of these spaces was not completed for this study. The downtown redevelopment projects have resulted in a small reduction in public parking since 2018 and a sizeable increase in private parking. In total, the parking supply in the downtown core (public and private combined) has increased by approximately 11.2%. The 2025 parking inventory indicates there are 48 fewer public parking spaces than there was in 2018, including one less off-street space and 47 fewer spaces on the street. • Public parking reductions can be attributed to the reconfigurations of the Busse Avenue and Water Tower lots and streetscaping along Evergreen Avenue (Main Street -Elmhurst Avenue). Other reductions may be the result of an overestimate of parking capacity in 2018 on several unmarked blocks, including the segments of Prospect Avenue (Hi Lusi Avenue - Pine Street) which have since been marked with parking boxes to standardize the parking stall dimensions. Public parking gains have occurred along the Maple Street Lofts frontage on Maple Street and Prospect Avenue and from the availability of 40 spaces in the St. Mark Church lot for public use after 5:00 P.M. daily. The private parking supply has increased by approximately 450 spaces since 2018. As a result of these changes, the public parking supply in the downtown core now represents approximately 55% of the total parking supply, down from 62% in 2018. =10VE. • The utilization of public parking in the downtown core (on -street and off-street combined) peaked at 53.8% on a Saturday evening (July 26, 2025) when both the Cruise Nights Car Show and Mount Prospect Block Party events overlapped. This Saturday evening utilization rate is significantly lower than those recently reported in comparable nearby suburban downtowns (most also with Metra stations) including Wilmette (93%), St. Charles (80%), and Highwood (66.5%). During the midday period of a typical weekday, the utilization of public parking peaked at 42.4%, down from 47.3 % in 2018. This weekday midday utilization rate is also lower than those recently reported in Wilmette (75%), Lemont (49%), and St. Charles (44%) and slightly higher than that reported in Highwood (39%). During Friday midday and evening periods, the public parking utilization peaked at 3 3.5 % and 32.8%, respectively. The Friday evening utilization is lower than the weekday evening utilization rate reported in Highwood (49%), which also offers a robust selection of restaurant options. 42 On a Saturday evening when only the Cruise Nights event was scheduled, the utilization of public parking peaked at 27.3 %, up from 16.7% in 2018. On a Saturday afternoon when no events were scheduled, the public parking utilization peaked at 25.1%. More vehicles parked in the northeast quadrant of the downtown than the other quadrants during both Saturday evenings when overlapping events were scheduled and during the midday period of a typical weekday, although the utilization of the public spaces within the quadrant was less than 71 %. While much of the parking occurred in the Emerson Street deck and connected library lot, with the exception of the overlapping Cruise Nights/Block Party evenings, these facilities were significantly underutilized. The highest utilization of public parking occurred in the northwest quadrant where up to 72.5% of the public spaces were used during a Saturday of overlapping events and up to 63.1 % were used during the midday period of a typical weekday. The peak utilization of public parking in the southeast quadrant (31.5%) occurred during the weekday midday period while the peak utilization in the southwest quadrant (52.4%) occurred on a Friday evening. The east and west commuter lots are near fully utilized on weekdays but the other commuter facilities (Emerson Street deck, Maple Street deck, Prospect Ave) have plenty of availability with utilization levels under 47%. In 2018 there was a near shortage of commuter parking with peak utilization of all commuter facilities combined at 94.9%. With the exception of the time periods when events utilize the east and west commuter parking lots from May through October, the commuter lots remain significantly underutilized during weekday evenings and weekends with over 71 % of the parking capacity (more than 484 spaces) available for use free of charge. These utilization rates indicate that there is currently an overall abundance of public parking in the downtown core, including sufficient parking to support the weekday commuting period as well as the larger weekend events. In 2018, while there also was an overall abundance of public parking on weekdays and weekends, there were significantly more vehicles parked in the commuter lots than in 2025. Thus, with the reduced commuter parking demand, there is no longer a shortage of commuter parking as there was in 2018. IN • There remains spot locations where public parking is heavily utilized during specific periods although there is typically adequate public parking available within a short walking distance (i.e., one block or two). The spot locations include: o Wille Street between Prospect Avenue and Evergreen Avenue o Pine Street between Central Road and Northwest Highway (near Capannari Ice Cream) o Emerson Street between Central Road and Northwest Highway o Busse Avenue between Main Street and Emerson Street and west of Main Street Northwest Highway between Main Street and Emerson Street Prospect Avenue between Pine Street and Maple Street Elmhurst Avenue between Central Road and Northwest Highway • The study examined the parking impact of five potential downtown redevelopment sites, one of which was recently constructed (Central Gateway Lot). Redevelopment of the Busse and Emerson site, former home of Chase Bank, would eliminate the 121 public parking spaces in the 111 E. Busse Avenue lot. While the development would provide sufficient private parking for its residential tenants and commercial users, current users of the public lot would be displaced and likely absorbed into the nearby Emerson Street deck. The peak usage of the lot was 59 spaces on a Friday evening. The Emerson Street deck had 291 empty parking spaces at that time and sufficient capacity to absorb the parking demand from the lot at all other times as well. The Wille Street lot expansion could add up to 20 public parking spaces or more to the existing public lot. Expansion of the lot would not increase parking demand, rather it would aid in accommodating the current demand for parking in the area. The 200 S. Main Street development (proposed restaurant and bar) would only provide nine private parking spaces on -site so public parking would be needed to support the development. While on -street parking is tight in the evening on Evergreen Avenue, Prospect Avenue, and Wille Street, there is some availability. The adjoining St. Mark Lutheran Church lot, which is available to the public after 5:00 P.M., was only utilized to approximately 10% of its 40-space public parking capacity during the evenings and would be the most logical off-street public parking location for patrons. The Village's recently constructed Central Gateway Lot provides 7 public parking spaces immediately west of Trezeros Restaurant. With public parking on Elmhurst Avenue heavily utilized in the evenings, the additional off-street parking spaces will relieve some of the pressure for public parking in the area. As part of the study, recommendations were developed to better utilize the public parking supply in the downtown core and to mitigate spot locations where parking utilization is high. The following recommendations are made: Enhance Marketing and Wayfinding. Various measures have been suggested to better utilize the public parking facilities within the downtown core, particularly the parking decks and commuter lots. Measures include (1) enhanced marketing efforts through the development of pamphlets/materials identifying all public parking facilities, regulations and time limits and distributing them via websites, social media, merchants, Chamber of Commerce, information boards/kiosks, and the Village's web application (app), and (2) augment the wayfinding system to the public parking facilities through additional signage. Modified On -Street Time Regulations. Generally, the street parking along the blocks experiencing parking constraints (i.e., Pine Street, Emerson Street, Busse Avenue, Northwest Highway) is restricted to 2 hours between 7:00 A.M. and 6:00 P.M. To increase turnover of these spaces, which are convenient to the commercial businesses, consideration should be given to reducing the regulated time limits from 2 hours to 30 minutes, or to 1 hour at the maximum. Longer -term parking is available within one or two blocks. Enforcement. To ensure the success of any changes in parking regulations, a temporary increase in parking enforcement would be needed, particularly during the peak times when parking is in the greatest demand. Physical Modifications to Pine Street. The limited amount of street parking on Pine Street in front of Capannari Ice Cream is heavily utilized on weekday evenings and weekends. Other public parking options are a block away or across Northwest Highway. Additional on -street parking capacity can be gained along Pine Street between Northwest Highway and Central Road with physical modifications, one-way operation, and/or widening of the road. Three concepts were developed that could provide an additional 6 to 13 parking spaces along the street. • Replacement ofLost Public Parking from 111 E. Busse Avenue Lot. Ensure adequate public parking is provided as part of the Emerson and Busse redevelopment project to support the future street -level commercial uses and accommodate visitors to the future residential units. This will preserve adjoining on -street parking and nearby off-street public parking (Emerson Street deck, etc.) for downtown users not associated with the new development. Expansion of Wille Street Lot. With street parking around the Wille Street lot already heavily utilized in the evenings, and the potential for increased public parking demand from the 200 S. Main Street development, the Village should further explore the opportunity to expand the Wille Street lot to the maximum extent possible. W St. Mark Lutheran Church Parking Lot. Due to the potential for redevelopment in the southwest quadrant, the Village should leverage its investment in the St. Mark Lutheran Church parking lot by restriping the lot to facilitate 90-degree parking. This modification would increase the total parking spaces in the lot to 59. In addition, the Village has recently procured the St. Mark Community Center building along with the former parsonage at 205 South Wille Street. These properties should be considered for future redevelopment and/or improvements to mitigate future parking demand impacts. E