Village of Lake Villa, Illinois

Project Overview

The Village of Lake Villa is seeking qualifications from experienced and visionary development teams for the redevelopment of the former J.J. Pleviak School site, a 5.3-acre property located at the high-visibility intersection of Grand Avenue (Rt. 132) and Milwaukee Avenue (Rt. 83). This site serves as a key gateway to downtown Lake Villa and presents a unique opportunity to create a vibrant, mixed-use destination.

The Village envisions a high-quality development that includes:

• Retail and dining establishments
• Market-rate multifamily housing
• Public amenities such as plazas and open space
• Creative recognition of the site’s educational history

Property Address: 304 E. Grand Avenue (IL Rte 132); 108 N. Milwaukee Avenue (IL Rte 83)

Zoning: Central Business District (CBD); Permitting development from 1 to 4 stories and accommodating retail, service, and residential uses. 

Project Site Size: Approximately 5.3 acres (232,000 square feet)

Current Use: Former elementary school

The parcel is strategically located within the core "Triangle" of downtown Lake Villa, with access to public parks, Metra train station, and downtown businesses. It offers an excellent opportunity to develop a project that will support economic growth and enhance the quality of life within our community.

Vision & Goals:

The Village envisions a Mixed-Use Approach with these Desired Uses:

• High-quality mix of retail uses, with examples such as grocer, restaurant/café, fitness/recreation. Second-floor medical and office spaces are also desired uses.
• Retailers who reflect the character and needs of the site and broader community, while greatly enhancing the vibrancy of the greater downtown area.
• Committed tenants, local and national, to activate the site in the long run, as demonstrated by long-term leases.
• Rental or for-sale residential targeting families, empty nesters, and young professionals, based on a market-driven and financially viable approach.
• Retail uses not desired for the site include convenience stores, gas stations, and similar services already located in proximity to the property.
• K-12 educational facilities (whether public or private) will not be permitted uses for the reuse of the site. 

Development Design Concept

The Opportunity

• Land Acquisition: The Village and School District #41 have an Intergovernmental Agreement (IGA) in place for land transfer, requiring a minimum sale price of 80% of appraised value.
• Environmental: The Village has conducted both Phase I and Phase II environmental studies of the site. There are recognized environmental conditions on the site. School District 41 is in the process of securing an NFR letter for one of these recognized environmental conditions.
• Villa Ave Right-of-Way: The Village may consider modifying or vacating the Villa Avenue right-of-way to support site design.
• Zoning: The site was rezoned to Central Business District (CBD) in 2025. The Village is open to a Planned Development process for the selected project. 
• Tax Increment Financing: The Site is located within the Downtown Lake Villa TIF district that was established in 2016 and is expiring in 2039. The Village will consider TIF-eligible expenses as part of the development proposal based on consistency of the project to the Village’s goals and provision of public benefits to the community.