150 Condos, New Retail and a Riverwalk Could Replace Northbrook’s Meadow Plaza

NORTHBROOK— One of downtown Northbrook’s older shopping centers could eventually become something very different: 150 for-sale condos, new retail space and a publicly accessible riverwalk.

Pulte Home Company is seeking approval to redevelop Meadow Plaza at 1901-1975 Cherry Lane and 1807 Shermer Road as the Flats and Shops at North Branch. The current plan calls for three six-story condominium buildings, two future commercial buildings totaling 11,000 square feet, and new public open space along the West Fork of the North Branch of the Chicago River.

But the project is not approved yet. The Northbrook Plan Commission held a lengthy public hearing on October 6 and did not make a decision that night. A recommendation to the Village Board is still to come.

That makes this worth following for more than the redevelopment itself. The proposal also raises a larger North Shore housing question:

What happens when a suburb dominated by single-family homes adds 150 new ownership options directly downtown?

What Pulte Is Proposing at Meadow Plaza

The residential portion would include three buildings with 50 condos each, standing approximately 68 feet tall. The first floor of each building would primarily contain indoor parking, with five residential floors above.

Current plans show one- and two-bedroom homes, some with optional dens, ranging from roughly 1,177 to 1,703 square feet. Each residence would have a patio or balcony.

The developer has indicated a target market price of approximately $600,000 to $1 million, although there is no official price list because the project has not been approved or reached the sales stage. Twenty-three of the 150 condos would be permanently affordable ownership units under Northbrook’s Inclusionary Housing Ordinance.

Along Cherry Lane, two parcels of about 0.8 acres each are reserved for future neighborhood commercial uses. Each is planned for a roughly 5,500-square-foot building, although specific tenants have not been announced.

The existing Meadow Plaza shopping center would be demolished if the redevelopment ultimately moves forward.

The Riverwalk May Be One of the Most Interesting Pieces

The proposal is not only about adding housing.

Pulte is also proposing a public riverwalk, open space, seating areas and pedestrian connections along the southern edge of the property. The developer would build the riverfront improvements and dedicate them for public use.

A proposed connection toward Shermer Road could eventually make the riverwalk more integrated with downtown, although that link would require additional coordination, an easement and approval involving separate property.

That matters because Northbrook has been trying for years to make downtown more walkable, active and useful as a gathering place, rather than simply a collection of parking lots and individual commercial properties. The Village’s downtown plan specifically envisions more housing, dining, shopping and pedestrian activity in the area.

If the project is approved, the bigger change may therefore be less about the height of three condo buildings and more about putting new residents, retail and public space on the same site.

Why the Condos Could Matter for Northbrook Downsizers

This is where the project becomes especially interesting from a real estate perspective.

Northbrook remains overwhelmingly an ownership community. About 87% of occupied housing units are owner-occupied, while Village housing documents estimate that roughly 78% of the housing stock consists of single-family homes. More than one-quarter of Northbrook residents are 65 or older.

That creates a practical housing issue.

A longtime homeowner may want to sell a larger house but stay in Northbrook, close to friends, restaurants, doctors, the Metra station and the community they already know. The options can become narrower when the buyer specifically wants low-maintenance ownership rather than another detached house.

Pulte has explicitly positioned the Flats at North Branch as one possible option for empty-nesters and downsizers who want to remain in Northbrook.

The idea is not new. Northbrook’s own downtown planning work has discussed adding multifamily housing that could serve empty-nesters, aging residents and households in transition.

That does not guarantee the proposed condos will sell primarily to downsizers. But it does explain why 150 for-sale units downtown could fill a different niche than another apartment complex or subdivision of detached homes.

There could also be a secondary effect. If existing Northbrook homeowners sell larger single-family homes to move into condos locally, some of those houses could return to the market for move-up buyers and families.

There Are Still Major Questions Before Anything Gets Built

The proposal has generated significant community discussion, and several issues remain part of the review process, including building height, parking, traffic, stormwater, schools, parkland requirements and the amount of commercial space.

Pulte is asking for a Planned Unit Development and other zoning approvals. The developer has also requested relief from part of Northbrook’s required parkland dedication.

Parking has been another focus. Revised plans show 282 spaces on the property, including garage and surface parking, plus additional spaces along Meadow Road. Because the site sits within a half-mile of transit, Illinois’ new People Over Parking law limits the Village’s ability to impose a minimum parking requirement.

The future of the existing Meadow Plaza businesses is also unresolved. The current commercial buildings would be removed, while the new retail component would be substantially smaller and built at modern construction costs. There is no guarantee that existing tenants would return.

Those questions are precisely why it is important to describe the project as proposed, not coming soon.

There is also no confirmed construction start. The Village notes that a project of this scale could potentially take about 24 months to build, but that is an estimate rather than an announced construction schedule.

What Meadow Plaza Could Mean for Downtown Northbrook

If ultimately approved, Meadow Plaza would represent more than replacing an aging shopping center.

It would introduce 150 ownership homes into downtown Northbrook, preserve some neighborhood retail, create new public riverfront space and potentially give longtime residents another way to downsize without leaving the community.

It would also test a broader redevelopment strategy that suburbs across Chicagoland are increasingly facing: can older commercial properties become mixed-use neighborhoods that add housing while still supporting a viable downtown business district?

For buyers, sellers and current Northbrook homeowners, that makes the project worth following through the approval process.

The proposal may change before a final vote.

But the conversation happening around Meadow Plaza already shows how Northbrook is thinking about the next generation of housing downtown.

Considering a Move in Northbrook or the North Shore?

New construction can create opportunities, especially for buyers comparing single-family homes, condos and lower-maintenance alternatives, but proposed developments should be evaluated carefully before they become part of a moving plan.

The Cory Tanzer Group at Option Premier helps buyers and sellers compare current North Shore inventory, recent sales, property taxes, HOA costs, new construction and the development pipeline when planning their next move.

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