Development Dialogues in Round Lake, Waukegan discuss building attraction and connections to Metra stations

In the late fall of 2024, RTA’s Community Planning program in partnership with the Urban Land Institute supported two Development Dialogues held in Round Lake and Waukegan. Development Dialogues help municipalities understand the potential of sites for redevelopment and give them the chance to talk directly with experts about what is needed, how the project can be done in stages, and whether it's possible to develop areas near transit hubs.

Village of Round Lake

The Village of Round Lake Development Dialogue conducted in October 2024 solicited feedback from private developers regarding Village strategies to attract development in the downtown area near the Round Lake Metra station. Building on the Cedar Lake Road Realignment project, which will address safety concerns and add new pedestrian and bicycle infrastructure, the Village is exploring redevelopment opportunities for vacant Village-owned land near the Round Lake Metra station.

The panelists provided recommendations regarding what incentives the Village could offer and how the Village should approach advertising and marketing the land. The recommendations for the Village were grouped into three themes: site layout and potential uses; Village branding, identity, and marketing; and redevelopment strategies and incentives.

First, the panelists recommended that the Village focus on multi-story mixed-use development because it provided the best opportunity to secure financing. They suggested incorporating multi-story residential units alongside complementary commercial uses like health clinics and tax offices.

Additionally, the panelists proposed creating new marketing and branding materials to differentiate Round Lake from neighboring communities. These materials should highlight the Village’s historical significance, proximity to job centers, and access to parks and nature preserves, as well as promote available development opportunities and incentives for potential developers.

To further stimulate development, the panelists advised the Village to attract investment outside of downtown, potentially through annexation, which would create momentum for future downtown development. At the same time, they recommended supporting downtown revitalization by investing in public spaces, events, and building facade improvements to make the area more attractive to developers.

Read the entire Round Lake Developer Dialogue report here.

Downtown Waukegan

The Waukegan Development Dialogue held in November 2024 discussed the redevelopment of Waukegan's lakefront and downtown areas. The main focus of this Development Dialogue were two parcels—"Site 1" in Port District and "Site 2" in the City of Waukegan. The City and Port are looking to transform the waterfront into a vibrant, mixed-use destination with accessible connections to the Waukegan Metra station.

Recommendations to transition Waukegan from its industrial past include three key strategies from the panelists: align Port and City visions and processes; resolve the unknowns; and prioritize downtown development and lakefront connections.

To align the Port and City visions and processes, the panelists recommended streamlining Port District development review procedures and building consensus between the City and Port on future park space location and scale. They also suggested evaluating current site occupants to better understand redevelopment timelines and conducting a real estate market analysis to assess land use feasibility.

To resolve unknowns, the panelists advised conducting initial environmental assessments, investigating the Port’s land transfer or sale capabilities, and clarifying plans for utility burial and rail line utilization. Additionally, they emphasized the need to establish clear development incentives.

For prioritizing downtown development and lakefront connections, the panelists recommended strengthening the link between downtown and the lakefront, especially by overcoming the Amstutz Expressway barrier. They also suggested focusing on underused downtown sites for initial redevelopment and activating temporary lakefront uses like events, markets, and festivals to attract visitors and generate interest.

Read the entire Waukegan Development Dialogue report here.

The RTA continues to offer Development Dialogues as part of our Community Planning program. The RTA has an open Call for Projects for the program, which closes on April 4, 2025.