Johnsburg Commercial Real Estate
Jason Bitton sold 2401 Hiller Ridge, an industrial building in Johnsburg, for $982,500 in March 2022, representing both the seller and the buyer. He is the #1 RE/MAX Commercial broker in Illinois (2022, 2024, 2025). Johnsburg is in McHenry County, next door to the Lake County market he works from his base in Libertyville; the Johnsburg sale and his closings nearby, in Crystal Lake and Round Lake Heights, are on his public Sold & Leased ledger.
Who is the best commercial real estate broker in Johnsburg?
Jason Bitton of RE/MAX Commercial — the #1 RE/MAX Commercial broker in Illinois (2022, 2024, 2025) — has closed a sale in Johnsburg: 2401 Hiller Ridge, an industrial building, sold for $982,500 in March 2022, with Jason representing both the seller and the buyer. Johnsburg is in McHenry County, next door to Lake County, where his practice is focused; he serves it from his base in Libertyville. Near Johnsburg he has also closed sales in Crystal Lake and Round Lake Heights, and he is offering a three-unit waterfront compound on Grass Lake, in nearby Spring Grove, for sale now.
Jason works for sellers: as of September 22, 2026, he represented the seller in more than 80% of the sales on his public Sold & Leased ledger, including sales where he represented both sides. His Johnsburg sale and his closings nearby are below, and the 3 sales recorded in the village in the two years to June 30, 2026 are in the market report.
Jason’s Johnsburg deal
His Johnsburg sale is on his public Sold & Leased ledger. It closed in March 2022, before the two years the market report covers, so it is not one of that report’s 3 sales.
2401 Hiller Ridge
An industrial building in Johnsburg. Jason represented both the seller and the buyer.
The drone footage on Jason’s home page is this building.
Deals Jason has closed near Johnsburg
Two more sales, each labeled with its own town. Neither is in Johnsburg, and both are on the same ledger.
6110 Lou St
708 W Rollins Rd
Own a commercial building in Johnsburg? Request a confidential opinion of value →
For sale nearby: the Lake-Heim on Grass Lake
On Grass Lake, in the Fox Chain O’Lakes, Jason is offering a three-unit waterfront compound in Spring Grove. It is a listing, not a sale, and it is in Spring Grove, not Johnsburg, so it is not part of the market report below. Its figures are seller-provided; buyer to verify in due diligence.
How the owner read the guest reviews, fixed each complaint and grew the income: the Lake-Heim case study →
What do commercial buildings sell for in Johnsburg?
In the two years to June 30, 2026, the Village of Johnsburg recorded 3 arm’s-length sales of office, retail, commercial and industrial property — 2 in the latest 12 months and 1 in the year before. Three sales are too few for a median, so this report gives a count, not a price.
| Property type | Sales |
|---|---|
| Retail & commercial | 3 |
| Office | 0 |
| Industrial | 0 |
| All | 3 |
A group median appears only where at least six sales qualify, so every group shows a count only.
| Period | Sales |
|---|---|
| Latest 12 months | 2 |
| The year before | 1 |
Counts only.
The report gives no price per square foot: none of the 3 sales was industrial, and in retail, commercial and office sales the land and the tenant set the price as much as the building does, so a per-square-foot figure would mislead. None of the 3 is Jason’s. This page reports the state sales record only; it gives no county count of Johnsburg’s commercial buildings.
Time to sell
Only 1 of the 3 sellers reported a marketing time on the transfer declaration, so the record cannot say how long a Johnsburg sale takes. Jason keeps a live board of buyers and tenants who are looking now. See who is looking → · Ask what your building would sell for →
Source: Illinois Department of Revenue real estate transfer declarations (PTAX-203) for office, retail, commercial and industrial property in Johnsburg, sales dated July 1, 2024 to June 30, 2026; pulled September 25, 2026. Each sale is confirmed inside the Village of Johnsburg by its parcel number in the U.S. Census Bureau’s geocoder (by address; McHenry County’s parcel map is not public). Arm’s-length sales only. Left out: transfers of an entity or beneficial interest rather than a deed; quit-claim, trust, sheriff’s and judicial deeds; sales between related parties, of a partial interest, court-ordered, in lieu of foreclosure, by condemnation, short sales, bank-owned (REO) sales, relocation-company sales and simultaneous trades; sales flagged as likely portfolio or linked multi-property purchases, including purchases with properties in other towns; sales with no price or under $10,000; and sales whose filer said the price was not market value or was affected by the circumstances of the sale. Sales are counted by transfer declaration; one declaration may cover multiple parcels, and a building resold on the same day is counted once, at the final price. Price is the declared price less personal property. Marketing time is the seller’s own estimate on the declaration (1 of the 3 sales report it). A group median appears only where at least six sales qualify. Filings can trail a sale by weeks, so the latest quarter may still rise slightly. Aggregates only. Next update: late November 2026, for sales through September 30.
Why Johnsburg sellers hire Jason
Beyond pricing, marketing and negotiating, a seller gets the bench Jason has built over years of closings. Across the Chicago area, Jason has closed deals from 1,500 to 98,905 square feet and has sold contractor units, mixed-use, multifamily, medical and office buildings, manufacturing warehouses and national retail stores.
What a Johnsburg sale has to answer
What the price rests on
Johnsburg recorded 3 arm’s-length commercial sales in two years, too few for a median. With a record that thin there is no local price to look up, so the building’s own rent, condition and use carry more of the price, and its comparable sales have to come from beyond the village.
Like for like
All 3 recorded sales were retail and commercial buildings; none was office or industrial. An office or industrial building in Johnsburg has no sale of its own kind in the village’s two-year record to price against. Jason’s Johnsburg sale, 2401 Hiller Ridge, was an industrial building.
Where the building sits
Johnsburg is in McHenry County, next door to Jason’s Lake County market. McHenry County’s parcel map is not public, so the sales on this page were confirmed inside the village with the U.S. Census Bureau’s geocoder, by address. For your own building, the parcel number and the village line are worth confirming before a buyer asks.
Income a buyer can check
A buyer pays for income it can verify. The Lake-Heim, Jason’s listing on Grass Lake in Spring Grove, is offered with seller-provided Airbnb statements showing about $60,423 in 2025 gross earnings across 393 booked nights, and its guest reviews are public; the buyer verifies both in due diligence.
People and tools Jason can bring to your sale
- A tested starting point — Mainstreet commercial contract forms, reviewed and revised by many attorneys over the years, give your attorney an established starting point and can reduce drafting time.
- Flat-fee counsel — real estate counsel who works on a flat rate, when you want one.
- Fast environmental — environmental consultants who turn time-sensitive reports around quickly.
- Lenders who answer — lenders who pick up Jason’s call directly and get a buyer’s financing moving.
- Village zoning, handled — Jason works zoning and use questions directly with the village.
- Honest trades — roofers, window contractors and other trades with fair pricing, to get a building ready to sell.
- No competing portfolio — Jason doesn’t own or develop commercial property, so no building of his ever competes with yours for a buyer.
See the full commercial selling process, with the guides and tools that go with it.
Trusted by commercial owners & investors
“Jason was professional and went above and beyond helping us to sell our property. He was prompt in responding and helpful with our questions. He shows up and follows through.”
“Jason recently sold one of my commercial condo properties. His communication is great, very responsive. Jason utilized multiple platforms to get eyes on my listing. I’m very happy with how Jason handled the sale of my unit!”
“Jason’s been a huge asset in our commercial real estate deals. He’s quick, professional, and detail oriented. Highly recommend him!”
Jason Bitton
Jason Bitton is a commercial-only broker based in Libertyville, ranked #1 by commercial production among RE/MAX brokers in Illinois in 2022, 2024, and 2025 and a 2025 RE/MAX Hall of Fame inductee. With more than a decade working exclusively in commercial property, he represents buyers, sellers, landlords, and tenants across retail, industrial, office, multifamily, mixed-use, NNN, and land throughout Lake County, the North Shore, and the O’Hare corridor.
What Can You Open in Johnsburg?
Johnsburg’s zoning ordinance, posted by the Village section by section, sorts commercial property into five business districts (B-1 Neighborhood Business, B-2 General Business, B-3 Large Retail Business, B-4, which keeps the McHenry County B-3 uses for land annexed with that zoning, and B-5 Downtown), a C-1 Commercial district that also allows light industry by right, two industrial districts (I-1 Light Industrial and I-2 Heavy Industrial) and an SD Special Development district for large regional sites. The code calls its special uses conditional uses. Two official Village charts disagree on a few rows, most notably outside storage with screening, which the newer Zoning Chart permits by right in B-3, I-1 and I-2 and the Conditional Use Chart lists as conditional; the lists below follow the Zoning Chart, so confirm those rows with the Village. Changes to the SD district were on the Village Board’s September 15, 2026 agenda for referral to the Planning and Zoning Commission.
Johnsburg Zoning Districts
Every commercial, office and industrial district in Johnsburg, with the uses allowed by right and the uses that need special-use approval — 9 districts, 951 listed uses. Open any district for its full list.
B-1 Neighborhood Business District — 87 permitted, 21 by special use+
Convenience shopping for people living in the adjacent neighborhood, limited to uses that meet frequent or daily needs. Minimum lot 1 acre with 200 ft of frontage, height 35 ft / 2.5 stories, lot coverage 35%. Uses come from Table 1 (the Zoning Chart), and the special uses are what the code calls conditional uses, approved by the Village Board after a public hearing (Secs. 11.2, 11.4, 16; Table 1).
Permitted by right: Advertising agency, Ambulance service garage; commercial, Apparel sales, Art gallery, studio, sales, supply store, Automobile: parts and supplies, Automobile: servicing and parts, Bait shop, Bakery; retail, Barber shop, Bath and kitchen display center, Beauty shop, Bicycle: sales or repair, Bookseller, Broadcasting station: studio, Business machine: sales, repair, service, Caterer, Cleaners (clothing); pickup, Clinic: medical, chiropractic, dental, Clinic: veterinary small animals, Coin and philatelic stores, Computer sales and services, Costume rental shop, Currency exchange, Custom dress making, millinery, tailoring, or shoe repair for retail sales, Dancing school, Deli, Department store, Detective agency, Drug stores, Electrical appliance store & repair, Engraving, Florist sales, Food & fruit stores, frozen food store, Food locker, Food pantry, Furniture sales; new and used, Furrier, when conducted for retail, Garden supplies and seed stores, Gift shop, Gourmet food store, Grocery; retail, Handicraft; custom production, Hardware store; retail, Health club; gymnasium or athletic club, Health food store, Hobby stores, Hospices office facility, Hotel (liquor may be permitted as an accessory use), Household appliances; sales, repair, Ice cream shop, Insurance agency, Interior decorator, Jewelry: retail, Judo, karate, jiu-jitsu instruction, Laundromat, Leather goods and luggage store, Loan company offices, Marina; marine supplies, Markets: fish, fruit, meat, vegetables, Motel, Movie rental store, Municipal facilities, Musical instruments sales & repair, Newsstand: magazines, cigs., notions, Notions store, Office supply; stationery, Offices: business and professional service, Optician: sales and office, Orthopedic & medical appliance store, Paint and wallpaper store, Pharmacy, Photography studio, Photography supply store, Picture framing on premises, retail, Police station, Public utility collection offices, Real estate agent, Restaurant, Shoe store, Shopping center, Sporting goods; retail, Tailor, Theaters; indoor movie, Township/county /municipal buildings, Toy store, Travel bureau and trans. ticket office, Video arcade
Special use approval required: Automated teller machines (ATM), Bank, savings and loan assoc; credit union, Bed and breakfast, Day care center, Electrical distribution center (utility), Funeral home (services only), Funeral home with undertaking establishment (including embalming and crematory services) with attached residence for the caretaker of premises, Janitorial services, Library; public, Museum (liquor may be permitted as an accessory use), Outside storage with screening, Postal station, Resort, Second hand store, Short term rentals, Small wind energy systems, Stone, marble & granite grinding & cut, Tattoo shop, Towers over 100 feet, Towers under 100 feet (see Section 407.4, County), Utility facility, non-exempt
B-2 General Business District — 104 permitted, 26 by special use+
More intense than B-1, with a wider range of stores and services and the sale and serving of alcohol under the Village liquor ordinance. Minimum lot 2 acres with 250 ft of frontage, height 35 ft / 2.5 stories, lot coverage 35%; special uses are what the code calls conditional uses. Vehicle condominiums are conditional only inside a planned development of at least 15 acres with retail and a restaurant (Secs. 11.2, 11.5, 16.9; Table 1).
Permitted by right: Advertising agency, Alcoholic beverages; package sales (must comply with the Village liquor ordinance), Ambulance service garage; commercial, Antique sales; stripping, repair, restore, Apparel sales, Art gallery, studio, sales, supply store, Auction house, Auditorium over 300 seating capacity, Automobile: parts and supplies, Automobile: service station, Automobile: servicing and parts, Bait shop, Bakery; retail, Barber shop, Bath and kitchen display center, Beauty shop, Bicycle: sales or repair, Blueprinting, Bookseller, Bowling alley, Broadcasting station: studio, Business machine: sales, repair, service, Caterer, Cleaners (clothing); pickup, Clinic: medical, chiropractic, dental, Clinic: veterinary small animals, Club or lodge; private, social, political, fraternal (liquor may be permitted as an accessory use), Coin and philatelic stores, Computer sales and services, Costume rental shop, Currency exchange, Custom dress making, millinery, tailoring, or shoe repair for retail sales, Dancing school, Deli, Department store, Detective agency, Drug stores, Electrical appliance store & repair, Engraving, Florist sales, Food & fruit stores, frozen food store, Food locker, Food pantry, Funeral home (services only), Furniture sales; new and used, Furrier, when conducted for retail, Garden supplies and seed stores, Gift shop, Gourmet food store, Grocery; retail, Handicraft; custom production, Hardware store; retail, Health club; gymnasium or athletic club, Health food store, Health services, Hobby stores, Hospices office facility, Hotel (liquor may be permitted as an accessory use), Household appliances; sales, repair, Ice cream shop, Insurance agency, Interior decorator, Janitorial services, Jewelry: retail, Judo, karate, jiu-jitsu instruction, Laundromat, Leather goods and luggage store, Liquor store, Loan company offices, Locksmith, Marina; marine supplies, Markets: fish, fruit, meat, vegetables, Motel, Movie rental store, Municipal facilities, Musical instruments sales & repair, Newsstand: magazines, cigs., notions, Notions store, Office supply; stationery, Offices: business and professional service, Optician: sales and office, Orthopedic & medical appliance store, Paint and wallpaper store, Pet shops, but not animal hospitals, Pharmacy, Photography studio, Photography supply store, Picture framing on premises, retail, Police station, Public utility collection offices, Real estate agent, Restaurant, Shoe store, Shopping center, Sporting goods; retail, Tailor, Taxidermist, Theaters; indoor movie, Township/county /municipal buildings, Toy store, Travel bureau and trans. ticket office, Upholsterer, Video arcade, Yard & garden equip., sales and service
Special use approval required: Alcoholic beverages; consumption on premises of sale (liquor may be permitted as an accessory use; must comply with the Village liquor ordinance), Automated teller machines (ATM), Automobile: car wash, Bank, savings and loan assoc; credit union, Bed and breakfast, Day care center, Electrical distribution center (utility), Hospitals, Library; public, Museum (liquor may be permitted as an accessory use), Outside storage with screening, Outside storage without screening, Plumbing supplies and fixture sales, Postal station, Resort, Schools: commercial or trade, Second hand store, Short term rentals, Small wind energy systems, Stone, marble & granite grinding & cut, Tattoo shop, Tavern; night club (must comply with the Village liquor ordinance), Towers over 100 feet, Towers under 100 feet (see Section 407.4, County), Utility facility, non-exempt, Vehicle condominiums (only in a planned development of at least 15 acres that includes retail sales and a restaurant, Sec. 16.9)
B-3 Large Retail Business District — 126 permitted, 34 by special use+
Locations for major retail centers that draw large volumes of traffic and typically generate truck traffic; more intense than B-1 and B-2. Minimum lot 5 acres with 400 ft of frontage, 100 ft front yard, height 35 ft / 2.5 stories, lot coverage 35%. Special uses are what the code calls conditional uses (Secs. 11.2, 11.6; Table 1).
Permitted by right: Advertising agency, Agricultural implements; sales and service, Alcoholic beverages; package sales (must comply with the Village liquor ordinance), Ambulance service garage; commercial, Antique sales; stripping, repair, restore, Apparel sales, Art gallery, studio, sales, supply store, Auction house, Auditorium over 300 seating capacity, Automobile: parts and supplies, Automobile: sales, showroom, Automobile: service station, Automobile: servicing and parts, Bakery; retail, Barber shop, Bath and kitchen display center, Beauty shop, Beverage: wholesale and storage, Bicycle: sales or repair, Blueprinting, Boilers: retail sales, Bookseller, Bowling alley, Building materials: sales, Bus terminal, Business machine: sales, repair, service, Cannabis dispensing organization, Caterer, Cleaners (clothing); pickup, Clinic: medical, chiropractic, dental, Clinic: veterinary small animals, Club or lodge; private, social, political, fraternal (liquor may be permitted as an accessory use), Coin and philatelic stores, Computer sales and services, Costume rental shop, Currency exchange, Custom dress making, millinery, tailoring, or shoe repair for retail sales, Dancing school, Deli, Department store, Detective agency, Drug stores, Electrical appliance store & repair, Engraving, Extermination and fumigation shop, Feed, grain and seed sales, Florist sales, Food & fruit stores, frozen food store, Food locker, Food pantry, Funeral home (services only), Furnace and water heater repair & service, Furnace and water heater sales, Furniture sales; new and used, Furrier, when conducted for retail, Garden supplies and seed stores, Gift shop, Golf driving range and/or mini golf, Gourmet food store, Greenhouse; commercial nursery center, Grocery; retail, Handicraft; custom production, Hardware store; retail, Health club; gymnasium or athletic club, Health food store, Health services, Hobby stores, Hospices office facility, Hotel (liquor may be permitted as an accessory use), Household appliances; sales, repair, Ice cream shop, Insurance agency, Interior decorator, Janitorial services, Jewelry: retail, Judo, karate, jiu-jitsu instruction, Laundromat, Leather goods and luggage store, Liquor store, Loan company offices, Locksmith, Marina; marine supplies, Markets: fish, fruit, meat, vegetables, Military surplus store, Motel, Motorcycle, ATV, snowmobiles: motorhome sales and service, Movie rental store, Municipal facilities, Musical instruments sales & repair, Newsstand: magazines, cigs., notions, Notions store, Nursery; commercial (plants), Office supply; stationery, Offices: business and professional service, Optician: sales and office, Orthopedic & medical appliance store, Outside storage with screening (the Section 16 Conditional Use Chart lists it as conditional; confirm with the Village), Paint and wallpaper store, Pet shops, but not animal hospitals, Pharmacy, Photography studio, Photography supply store, Picture framing on premises, retail, Plumbing supplies and fixture sales, Police station, Public utility collection offices, Public utility company yards and garage, Real estate agent, Rental service store, Restaurant, Roller skating rink, Schools: college, university/junior, Shoe store, Shopping center, Sporting goods; retail, Tailor, Taxidermist, Theaters; drive in movie, Theaters; indoor movie, Township/county /municipal buildings, Toy store, Travel bureau and trans. ticket office, Upholsterer, Video arcade, YMCA, YWCA, Yard & garden equip., sales and service
Special use approval required: Alcoholic beverages; consumption on premises of sale (liquor may be permitted as an accessory use; must comply with the Village liquor ordinance), Amphitheaters, Amusement park (liquor may be permitted as an accessory use), Arena; enclosed, Auditorium under 300 seating capacity, Automated teller machines (ATM), Automobile: car wash, Automobile: outdoor sales lot, Automobile: parking lot or garage commercial, Automobile: rentals, Automobile: repair shop, Bed and breakfast, Contractor's sales office w/inside storage of vehicles & equip, Day care center, Electrical distribution center (utility), Heliport, Hospitals, Library; public, Museum (liquor may be permitted as an accessory use), Outside storage without screening, Postal station, Recycling center, Resort, Schools: commercial or trade, Second hand store, Small wind energy systems, Stone, marble & granite grinding & cut, Stores, wholesale, Tattoo shop, Tavern; night club (must comply with the Village liquor ordinance), Towers over 100 feet, Towers under 100 feet (see Section 407.4, County), Utility facility, non-exempt, Zoo (liquor may be permitted as an accessory use)
B-4 B-3 County Zoning District — 71 permitted, 3 by special use+
Carries over the McHenry County B-3 uses for land that had county B-3 zoning before the 1991 annexation (Sec. 11.7 names parcels 09-14-101-013 and 09-14-101-015; Sec. 11.2 says five parcels). Its uses come from its own list in Sec. 11.7, not Table 1, and three of them are marked conditional use. Height 25 ft / 2 stories (Sec. 11.7).
Permitted by right: Agricultural implements; sales and service, Alcoholic beverages; package sales (must comply with the Village liquor ordinance), Ambulance service garage; commercial, Amphitheaters, Antique sales; stripping, repair, restore, Archery range, Arena; enclosed, Art gallery, studio, sales, supply store, Assisted living, Auction house, Auditorium, Automobile repair shop or service station, Beverage: wholesale and storage, Bicycle: sales or repair, Boilers: retail sales, Bowling alley, Building materials: sales, Bus terminal, Caterer, Cleaners (clothing); pickup, Clinic: medical, chiropractic, dental, Clinic: veterinary large animals, Clinic: veterinary small animals, Club or lodge; private, social, political fraternal, Coin and philatelic stores, Community center; public, Department store, Extermination and fumigation shop, Feed, grain and seed sales, Funeral home (services only), Furnace and water heater repair & service, Furnace and water heater sales, Furniture sales; new and used, Greenhouse; commercial nursery center, Grocery; retail, Handicraft; custom production, Hardware store; retail, Hospices office facility, Hotel (liquor may be permitted as an accessory use), Library; public, Liquor store, Marina; marine supplies, Markets: fish, fruit, meat, vegetables, Military surplus store, Mobile homes sales, Motel, Motorcycle, ATV, snowmobiles: motorhome sales and service, Municipal facilities, Museum (liquor may be permitted as an accessory use), Nursery; commercial (plants), Plumbing supplies and fixture sales, Police station, Public utility company yards and garage, Rental service store, Resort, Roller skating rink, Schools: college, university/junior, Schools: commercial or trade, Schools: pre school through grade 12, Shopping center, Storage, commercial equip. & vehicles, Stores, wholesale, Swimming pool, commercial, Tailor, Theaters; indoor movie, Tool grinding and sharpening, Township/county /municipal buildings, Warehouse, Warehouse, mini storage, YMCA, YWCA, Yard & garden equip., sales and service
Special use approval required: Second hand store, Shooting range (indoor), Stone, marble & granite grinding & cut
B-5 Downtown District — 63 permitted, 18 by special use+
Johnsburg's downtown, a blend of business, cultural, recreational and residential uses along Johnsburg Road (Spring Grove Road to Hayden Avenue), Fairview Avenue, Chapel Hill Road, Church Street and St. Johns Avenue. Setbacks can follow existing building lines, but new buildings need Village staff plan review and Architectural Review Committee review. Special uses are what the code calls conditional uses (Sec. 11.8; Table 1).
Permitted by right: Advertising agency, Antique sales; stripping, repair, restore, Apparel sales, Art gallery, studio, sales, supply store, Bakery; retail, Barber shop, Beauty shop, Bicycle: sales or repair, Bookseller, Caterer, Cleaners (clothing); pickup, Clinic: medical, chiropractic, dental, Coin and philatelic stores, Computer sales and services, Costume rental shop, Currency exchange, Custom dress making, millinery, tailoring, or shoe repair for retail sales, Dancing school, Day care center, Deli, Detective agency, Engraving, Florist sales, Furniture sales; new and used, Furrier, when conducted for retail, Gift shop, Gourmet food store, Handicraft; custom production, Health food store, Hobby stores, Hospices office facility, Ice cream shop, Insurance agency, Interior decorator, Jewelry: retail, Leather goods and luggage store, Loan company offices, Locksmith, Markets: fish, fruit, meat, vegetables, Movie rental store, Municipal facilities, Musical instruments sales & repair, Newsstand: magazines, cigs., notions, Notions store, Office supply; stationery, Offices: business and professional service, Optician: sales and office, Orthopedic & medical appliance store, Paint and wallpaper store, Pet shops, but not animal hospitals, Pharmacy, Photography studio, Photography supply store, Picture framing on premises, retail, Police station, Real estate agent, Restaurant, Shoe store, Sporting goods; retail, Tailor, Taxidermist, Toy store, Travel bureau and trans. ticket office
Special use approval required: Alcoholic beverages; consumption on premises of sale (liquor may be permitted as an accessory use; must comply with the Village liquor ordinance), Alcoholic beverages; package sales (must comply with the Village liquor ordinance), Automobile: car wash, Bait shop, Bath and kitchen display center, Bed and breakfast, Business machine: sales, repair, service, Clinic: veterinary small animals, Drug stores, Hotel (liquor may be permitted as an accessory use), Library; public, Motel, Museum (liquor may be permitted as an accessory use), Postal station, Second hand store, Short term rentals, Small wind energy systems, Tattoo shop
C-1 Commercial District — 133 permitted, 39 by special use+
Various commercial uses; Table 1 also allows light industry by right here, but not heavy industry or uses exclusive to I-2. Section 11.3 allows outside storage of the business's own vehicles and equipment behind a board-on-board fence up to 6 ft with landscape screening, although Table 1 marks outside storage with screening as conditional here. Minimum lot 2 acres with 250 ft of frontage, height 35 ft / 2.5 stories, lot coverage 40% (Secs. 11.3, 11.9; Table 1).
Permitted by right: Advertising agency, Agricultural implements; sales and service, Alcoholic beverages; package sales (must comply with the Village liquor ordinance), Ambulance service garage; commercial, Antique sales; stripping, repair, restore, Apparel sales, Art gallery, studio, sales, supply store, Auction house, Auditorium over 300 seating capacity, Automobile: parts and supplies, Automobile: sales, showroom, Automobile: service station, Automobile: servicing and parts, Bakery; retail, Barber shop, Bath and kitchen display center, Beauty shop, Beverage: wholesale and storage, Bicycle: sales or repair, Blueprinting, Boilers: retail sales, Bookseller, Bowling alley, Building materials: sales, Bus terminal, Business machine: sales, repair, service, Cannabis dispensing organization, Cannabis grower, cultivation, infuser processing and/or transporting organization, Caterer, Cleaners (clothing); pickup, Clinic: medical, chiropractic, dental, Clinic: veterinary small animals, Club or lodge; private, social, political, fraternal (liquor may be permitted as an accessory use), Coin and philatelic stores, Computer sales and services, Costume rental shop, Currency exchange, Custom dress making, millinery, tailoring, or shoe repair for retail sales, Dancing school, Deli, Department store, Detective agency, Drug stores, Electrical appliance store & repair, Engraving, Extermination and fumigation shop, Feed, grain and seed sales, Florist sales, Food & fruit stores, frozen food store, Food locker, Food pantry, Funeral home (services only), Furnace and water heater repair & service, Furnace and water heater sales, Furniture sales; new and used, Furrier, when conducted for retail, Garden supplies and seed stores, Gift shop, Golf driving range and/or mini golf, Gourmet food store, Greenhouse; commercial nursery center, Grocery; retail, Handicraft; custom production, Hardware store; retail, Health club; gymnasium or athletic club, Health food store, Health services, Hobby stores, Hotel (liquor may be permitted as an accessory use), Household appliances; sales, repair, Ice cream shop, Industry light: production, processing, fabrication, cleaning, testing, storage or repair activities including or similar to the following: advertising displays, apparel, art work, electrical assembly, food processing (non-retail), lumber, mail order house, machine shop, manufacturer's agent office, warehouse, wholesaling of goods and services, Inside storage of equipment and vehicles in existing structures available to adequately house all equipment and vehicles of the particular business, Insurance agency, Interior decorator, Janitorial services, Jewelry: retail, Judo, karate, jiu-jitsu instruction, Laundromat, Leather goods and luggage store, Liquor store, Loan company offices, Locksmith, Machine shops, metal prod manuf., Marina; marine supplies, Markets: fish, fruit, meat, vegetables, Military surplus store, Motel, Motorcycle, ATV, snowmobiles: motorhome sales and service, Movie rental store, Municipal facilities, Musical instruments sales & repair, Newsstand: magazines, cigs., notions, Notions store, Nursery; commercial (plants), Office supply; stationery, Offices: business and professional service, Optician: sales and office, Orthopedic & medical appliance store, Paint and wallpaper store, Pet shops, but not animal hospitals, Pharmacy, Photography studio, Photography supply store, Picture framing on premises, retail, Plumbing supplies and fixture sales, Police station, Public utility collection offices, Public utility company yards and garage, Real estate agent, Rental service store, Restaurant, Roller skating rink, Schools: college, university/junior, Schools: commercial or trade, Shoe store, Shopping center, Sporting goods; retail, Stone, marble & granite grinding & cut, Tailor, Taxidermist, Theaters; drive in movie, Theaters; indoor movie, Tool & die shops, precision machine shops, Tool grinding and sharpening, Township/county /municipal buildings, Toy store, Travel bureau and trans. ticket office, Upholsterer, Video arcade, Welding, YMCA, YWCA, Yard & garden equip., sales and service
Special use approval required: Alcoholic beverages; consumption on premises of sale (liquor may be permitted as an accessory use; must comply with the Village liquor ordinance), Amphitheaters, Amusement park (liquor may be permitted as an accessory use), Arena; enclosed, Athletic field, Auditorium under 300 seating capacity, Automated teller machines (ATM), Automobile: car wash, Automobile: outdoor sales lot, Automobile: parking lot or garage commercial, Automobile: rentals, Automobile: repair shop, Bank, savings and loan assoc; credit union, Bed and breakfast, Contractor's sales office w/inside storage of vehicles & equip, Day care center, Electrical distribution center (utility), Gun and ammunition sales/firearm ranges, Heliport, Hospitals, Kennel; commercial, Library; public, Museum (liquor may be permitted as an accessory use), Outside storage with screening, Outside storage without screening, Postal station, Rail commuter station & yard, Recycling center, Resort, Second hand store, Small wind energy systems, Stores, wholesale, Tattoo shop, Tavern; night club (must comply with the Village liquor ordinance), Towers over 100 feet, Towers under 100 feet (see Section 407.4, County), Utility facility, non-exempt, Warehouse, mini storage, Zoo (liquor may be permitted as an accessory use)
I-1 Light Industrial District — 36 permitted, 17 by special use+
Light industrial, wholesale, warehousing, research, administrative and related uses that do not create serious compatibility problems with other land uses. Warehouse is permitted, trucking terminals and railroad freight terminals are conditional uses, and health clubs were added by Ord. 25-26-11 (Sept. 9, 2025). Minimum lot 2 acres with 250 ft of frontage, 100 ft front yard, height 35 ft / 2.5 stories, lot coverage 35% (Secs. 12.2, 12.4; Table 1).
Permitted by right: Antique sales; stripping, repair, restore, Automobile: repair shop, Boat building & repair, Building materials: sales, Bus terminal, Cannabis grower, cultivation, infuser processing and/or transporting organization, Carting or express hauling, Caterer, Creameries & dairies, Engraving, Extermination and fumigation shop, Flour, feed and grain milling (see Article 401 industrial use regulations), Furnace and water heater repair & service, Furnace and water heater sales, Grain elevator; commercial (see Article 401 industrial use regulations), Health club; gymnasium or athletic club, Industry light: production, processing, fabrication, cleaning, testing, storage or repair activities including or similar to the following: advertising displays, apparel, art work, electrical assembly, food processing (non-retail), lumber, mail order house, machine shop, manufacturer's agent office, warehouse, wholesaling of goods and services, Inside storage of equipment and vehicles in existing structures available to adequately house all equipment and vehicles of the particular business, Laboratory, animals, Machine shops, metal prod manuf., Municipal facilities, Outside storage with screening (the Section 16 Conditional Use Chart lists it as conditional; confirm with the Village), Plumbing supplies and fixture sales, Police station, Public utility company yards and garage, Recycling center, Stone, marble & granite grinding & cut, Storage, commercial equip. & vehicles, Stores, wholesale, Tool & die shops, precision machine shops, Tool grinding and sharpening, Tools & hardware manufacturing, Township/county /municipal buildings, Warehouse, Warehouse, mini storage, Welding
Special use approval required: Adult entertainment, Airport; restricted landing area, Athletic field, Day care center, Earth materials; extraction and process, Electrical distribution center (utility), Heliport, Outside storage without screening, Postal station, Railroad freight terminal, Recycling processing facility, Shooting range (indoor), Small wind energy systems, Towers over 100 feet, Towers under 100 feet (see Section 407.4, County), Trucking terminals, Utility facility, non-exempt
I-2 Heavy Industrial District — 23 permitted, 15 by special use+
General and intensive (heavy) industry, including manufacturing, assembling and fabricating, and large or specialized operations whose effects reach surrounding districts. Trucking terminals and commercial equipment and vehicle storage are permitted; Table 1 gives I-2 no separate warehouse or light-industry mark, so storage falls under the heavy-industry row. Minimum lot 5 acres with 400 ft of frontage, 150 ft front yard, height 35 ft / 2.5 stories, lot coverage 35% (Secs. 12.2, 12.5; Table 1).
Permitted by right: Cannabis grower, cultivation, infuser processing and/or transporting organization, Caterer, Cement block manufacturer, Flour, feed and grain milling (see Article 401 industrial use regulations), Furnace and water heater repair & service, Furnace and water heater sales, Grain elevator; commercial (see Article 401 industrial use regulations), Industry heavy: production, processing, fabrication cleaning, testing, storage or repair activities including or similar to the following: abrasive products, asphalt, chemicals, clay, glass, fiberglass, stone, coal, coke and tar products, concrete production; fertilizers; foundries; metal and metal ores (except precious and rare metal) reduction, refinishing, smelting; rubber (natural & synthetic); textile mill; transportation equipment, Inside storage of equipment and vehicles in existing structures available to adequately house all equipment and vehicles of the particular business, Municipal facilities, Outside storage with screening (the Section 16 Conditional Use Chart lists it as conditional; confirm with the Village), Police station, Public utility company yards and garage, Recycling center, Recycling processing facility, Stone, marble & granite grinding & cut, Storage, commercial equip. & vehicles, Tool & die shops, precision machine shops, Tool grinding and sharpening, Tools & hardware manufacturing, Township/county /municipal buildings, Trucking terminals, Welding
Special use approval required: Adult entertainment, Airport; restricted landing area, Athletic field, Day care center, Earth materials; extraction and process, Electrical distribution center (utility), Heliport, Outside storage without screening, Postal station, Railroad freight terminal, Shooting range (indoor), Small wind energy systems, Towers over 100 feet, Towers under 100 feet (see Section 407.4, County), Utility facility, non-exempt
SD Special Development District — 87 permitted, 48 by special use+
Mixed-use district for large regional sites (100 acres or more in one ownership, within 1 mile of an interstate interchange or on a strategic regional arterial), built out through four Use Areas: Office Park, Light Industrial Park, Commercial and Retail Center, each with its own permitted and special-use list. The Light Industrial Park area permits warehouse, distribution and wholesale uses with no outdoor storage, 1-acre minimum lots, 45 ft height and FAR 0.6, with freight terminals as a special use. Amendments to Section 12A were on the Sept. 15, 2026 Village Board agenda for referral to the Planning and Zoning Commission (Secs. 12A.1-12A.8).
Permitted by right: Commercial Use Area: accessory uses, Commercial Use Area: animal grooming, Commercial Use Area: art galleries, Commercial Use Area: automobile sales, Commercial Use Area: banks, including those with drive-through facilities, Commercial Use Area: bars and taverns, Commercial Use Area: bars with live entertainment and/or dancing, Commercial Use Area: blueprinting and photostat shops, Commercial Use Area: building materials, retail - within enclosed buildings, except that garden sales may occur outside, Commercial Use Area: business machine sales and rental, Commercial Use Area: business service uses, Commercial Use Area: concert halls and performance theaters, indoor, Commercial Use Area: credit unions, Commercial Use Area: day care, adults and children, Commercial Use Area: employment agencies, Commercial Use Area: finance companies, Commercial Use Area: garden centers, Commercial Use Area: government offices and services, Commercial Use Area: health clubs and fitness centers, Commercial Use Area: hotels and motels, Commercial Use Area: libraries and reading rooms, Commercial Use Area: medical and dental offices, Commercial Use Area: motion picture theaters, Commercial Use Area: offices - professional and business, not to exceed 30% of the Use Area, Commercial Use Area: restaurants; including those with drive-in facilities, alcohol service and/or entertainment, Commercial Use Area: retail goods establishment, Commercial Use Area: retail service establishment, Commercial Use Area: riding stables and schools, Commercial Use Area: schools; business, vocational, technical, music and dance, Light Industrial Park Use Area: accessory uses, Light Industrial Park Use Area: automotive products and service operations, Light Industrial Park Use Area: blueprinting and photostatting shops, Light Industrial Park Use Area: business machine sales, rental and service, Light Industrial Park Use Area: contractor offices, no outdoor storage, Light Industrial Park Use Area: day care, for adults and children when accessory to a permitted use, Light Industrial Park Use Area: equipment sales and rental, Light Industrial Park Use Area: government offices and services, Light Industrial Park Use Area: industrial assembly use, Light Industrial Park Use Area: laboratories; medical, dental and optical, Light Industrial Park Use Area: laboratories; research and testing, Light Industrial Park Use Area: light industrial uses, Light Industrial Park Use Area: mail order houses, Light Industrial Park Use Area: newspaper distribution agencies, Light Industrial Park Use Area: precision instrument manufacture, Light Industrial Park Use Area: rental self storage, Light Industrial Park Use Area: research and development facilities, Light Industrial Park Use Area: warehouse, distribution and wholesale uses, Office Park Use Area: accessory uses, Office Park Use Area: art galleries, Office Park Use Area: banks, including those with drive-through facilities, Office Park Use Area: credit unions, Office Park Use Area: day care, for adults and children when accessory to a permitted use, Office Park Use Area: finance companies, Office Park Use Area: government offices/services (excluding maintenance shops), Office Park Use Area: graphics and drafting services, Office Park Use Area: insurance offices, Office Park Use Area: medical and dental offices, Office Park Use Area: meeting halls, Office Park Use Area: offices; business, professional, governmental and institutional, Office Park Use Area: private social and fitness clubs, Office Park Use Area: real estate offices, Office Park Use Area: research and testing laboratories, Office Park Use Area: restaurants, accessory; located within the building of a principal permitted use, Office Park Use Area: retail goods establishment, accessory; located within the building of a principal permitted use, Office Park Use Area: retail service establishment, accessory; located within the building of a principal permitted use, Office Park Use Area: savings and loans, including those with drive through facilities, Office Park Use Area: savings banks, including those with drive through facilities, Office Park Use Area: schools, technical, business or vocational studios; art, music and photographic, Office Park Use Area: studios; art, music and photographic, Retail Center Use Area: accessory uses, Retail Center Use Area: animal grooming, Retail Center Use Area: art galleries, Retail Center Use Area: banks, including those with drive-through facilities, Retail Center Use Area: bars and taverns, Retail Center Use Area: bars with live entertainment and dancing, Retail Center Use Area: building materials, retail - within an enclosed building, except that garden sales may occur outdoors, Retail Center Use Area: credit unions, Retail Center Use Area: employment agencies, Retail Center Use Area: finance companies, Retail Center Use Area: game rooms, Retail Center Use Area: government offices and services, Retail Center Use Area: health clubs and fitness centers, Retail Center Use Area: medical and dental offices, Retail Center Use Area: offices, business and professional, not to exceed 30% of the Use Area, Retail Center Use Area: restaurants; including those with drive through, alcohol service and entertainment, Retail Center Use Area: retail goods establishment, Retail Center Use Area: retail service establishment
Special use approval required: Commercial Use Area: bowling alleys, Commercial Use Area: car and truck rental, Commercial Use Area: cemeteries and mausoleums, Commercial Use Area: convalescent and nursing homes, Commercial Use Area: convention centers, Commercial Use Area: dance halls, Commercial Use Area: funeral homes, Commercial Use Area: game rooms, Commercial Use Area: golf courses, Commercial Use Area: golf driving ranges, Commercial Use Area: heliports, Commercial Use Area: hospitals, Commercial Use Area: laboratories, testing and research, Commercial Use Area: nurseries and greenhouses, Commercial Use Area: offices; business and professional, in excess of 30% of the Use Area, Commercial Use Area: outdoor motion picture theaters, Commercial Use Area: outdoor retail sales, Commercial Use Area: pool halls, Commercial Use Area: restaurants, where alcohol service and/or entertainment is conducted outdoors, Commercial Use Area: skating rinks, indoor, Commercial Use Area: utility service buildings, towers and uses, excluding ordinary transmission lines, wires, poles, etc., providing service to individual uses, Light Industrial Park Use Area: communication transmission towers, Light Industrial Park Use Area: freight terminals, Light Industrial Park Use Area: health clubs/indoor recreation, Light Industrial Park Use Area: public parks and open space, Light Industrial Park Use Area: utility service buildings, towers and uses, excluding ordinary transmission lines, wires, poles, etc., providing service to individual uses, Office Park Use Area: colleges and universities, Office Park Use Area: day care, adult and children, Office Park Use Area: health clubs, Office Park Use Area: heliports, Office Park Use Area: hotels and motels, Office Park Use Area: libraries, Office Park Use Area: museums, Office Park Use Area: public parks and open space, Office Park Use Area: research and development facilities, Office Park Use Area: restaurants, Office Park Use Area: schools, primary or secondary, either public or private, Office Park Use Area: utility service buildings, towers and uses, excluding ordinary transmission lines, wires, poles, etc., providing service to individual uses, Retail Center Use Area: bowling alleys, Retail Center Use Area: dance halls, Retail Center Use Area: golf driving ranges, Retail Center Use Area: hotels and motels, Retail Center Use Area: laboratories, testing and research, Retail Center Use Area: offices; business and professional, in excess of 30% of the Use Area, Retail Center Use Area: outdoor retail sales, Retail Center Use Area: pool halls, Retail Center Use Area: restaurants, with alcohol service and/or entertainment outdoors, Retail Center Use Area: skating rinks, indoor
Source: Village of Johnsburg Zoning Ordinance, posted by the Village as section PDFs on johnsburg.org (no codifier). Use chart: Table 1 Zoning Chart as amended by Ord. 25-26-11 (Sept. 9, 2025; health clubs by right in I-1); Section 11 (header 'Amended 1-7-20'); Section 12 (approved May 1, 2007); Section 12A (2011 scan); Section 16.9 vehicle condominiums added by Ord. 25-26-03 (July 15, 2025); zoning map revised 6/10/25. Checked Sept. 25, 2026: the posted ordinance list (through 25-26-28) and 2025-2026 Village Board and Planning and Zoning Commission agendas and minutes show no later zoning text amendment (Ord. 26-27-01 of June 2, 2026 only amends the Shops at Fox River planned development). Pending: amendments to Sec. 10A and Sec. 12A (SD) were on the Sept. 15, 2026 Board agenda for referral to the Planning and Zoning Commission. Legend: X by right, C conditional use, T temporary use (temporary rows are not listed here). The 2025 Section 16 Conditional Use Chart differs from the Zoning Chart on a few rows (outside storage with screening, commercial equipment storage in C-1, car wash/library/museum in B-5, bed and breakfast in C-1); the lists follow the Zoning Chart.. Overlay districts, planned developments and parking rules can further limit what a specific parcel can do.
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