Long Grove Commercial Real Estate

Located in the center of the village. A contiguous area serving the community with a wide variety of retail and service uses. NAICS codes are used in the ordinance to represent ranges of specific permitted and special uses. Maximum building floor area: 5,000 sf per lot (a special use permit may be granted to exceed this — see Section 5-4-5(A)6 — requiring a 40-point minimum across architectural, roof, landscape, off-site amenity, circulation, and other criteria). Hours of operation limited to 5:00 AM–12:00 midnight (special events and liquor-licensed restaurants excepted). All architectural plans for new construction or major remodeling must be reviewed and approved by the Architectural Board prior to building permit issuance. Aggregate non-retail floor area capped at 20 percent of ground floor space; same 20 percent cap on number of ground floor storefronts devoted to non-retail uses. All goods produced or manufactured on-premises must be sold at retail only, not wholesale. Minimum individual lot area 10,000 sf; lot width n/a. Front yard 20 ft (measured from existing right-of-way line, which is 33 ft from the center of Long Grove Road and 40 ft from the center of Old McHenry Road). Side and rear yards 15 ft. Maximum impervious surface coverage 80 percent. Maximum height 30 ft. Source: Long Grove Village Code Title 5, Chapter 4, Section 5-4-2(A) and 5-4-5(A); use limitations at 5-4-9(B); bulk regs at 5-4-10; latest amendment Ord. 2026-O-02 (Feb. 10, 2026).

Permitted by right: Administrative and support services, mailing, reproduction and stenographic services (above or below ground floor only; excluding call centers), Advertising, public relations, media, and market research services (above or below ground floor only), Antique shops (excluding used appliance stores, permanent flea markets, and thrift shops), Art galleries, studios, fine arts schools and classes, Baked goods stores (ancillary wholesale permissible) — the code also says goods made on B1 premises must be sold at retail only, not wholesale (Sec. 5-4-9(B)3); confirm with the Village, Barbershops and beauty salons, Bicycle shop, Bookstores (including used and rare books; excluding adult bookstores), Candy and ice cream stores, Clothing, apparel and clothing accessory stores (excluding adult novelty), Coin, stamp and collectors items shops, Computer and data processing services (above or below ground floor only), Computer training, Cosmetic, beauty supplies, and perfume stores, Deli and carryout food stores, Depository institutions without drive-through, Drinking places (alcoholic beverages), Drugstores and pharmacies (except for uses subject to special use permits), Exam preparation and tutoring, Florists, Food and food supplement stores, Footwear and leather goods repair, Formalwear and costume rental, Furniture, floor covering, and window treatment stores, Gift, novelty and souvenir stores (excluding adult novelty and toy stores), Hardware and building material stores, Health and personal care stores and home health equipment rental, Hobby, toy and game shops, Home furnishings and housewares (including china and glassware), Household appliance and electronic stores (including camera and photography supply), Jewelry stores and clock shops, Landscaping services (above or below ground floor only; no storage of motorized equipment), Liquor stores, Luggage and leather goods stores (excluding adult novelty), Manufacture and sale of readily edible foodstuffs (candy, bakery, ice cream, cheese, sausage, gourmet foods, similar) for on-site and off-site consumption, Meat markets, Miscellaneous retail stores (excluding fireworks shops), Musical instrument and supply stores, Nail salons, Nonacademic schools, classes and instruction (handicrafts, arts and crafts, metal/wood/glass works, gymnastics, martial arts, yoga/Pilates/fitness, cooking, sewing, crafting), Offices of other health practitioners, Offices, professional (above or below ground floor only; excluding research and development uses and veterinary services), Open space, Optical goods stores, Paint and wallpaper stores, Personal care services (limited to color consulting, day spas, depilatory, ear piercing, electrolysis, hair removal, hair replacement, makeup salons, tanning bed and spray), Personal household goods repair and maintenance, Pet and pet supplies stores, Photographic studios, Picture framing shops, Real estate agents and brokers, Residential dwelling units (any floor level except the ground floor, and in basement areas where at least 50 percent of exposed exterior walls are above grade; max 1 per business structure; 750–1,200 sf; +2 parking spaces required), Restaurants, limited and full service (including tearooms), Retail nurseries and garden stores (no storage of motorized equipment), Sewing, needlework and piece goods, Small animal grooming, training, and pet sitting (excluding shelters and overnight boarding), Snack and nonalcoholic beverage bars, Sporting goods stores (except gun shops or uses subject to special use permits), Stationery stores, Theater companies and dinner theaters (excluding burlesque), Tobacco shop (off-premises consumption only), Used merchandise stores (excluding charity-donation shops, scrap gold, pawnshops, used appliance stores, permanent flea markets, and thrift shops), Veterinary services (excluding veterinary disease/laboratory testing services), Video gaming (limited to establishments with a valid Class V liquor license), Winetasting and deli cheese shop

Special use approval required: B&Bs (subject to Section 5-9-11), Baths (steam or Turkish), saunas, Building exceeding 5,000 sf in floor area (subject to 40-point criteria scoring under Section 5-4-5(A)6), Business uses other than those permitted under Section 5-4-2 (catch-all special use), Electric and telephone substations, Massage therapy, Museums — the code requires a special use permit for any public assembly use, museums included, run on a not-for-profit basis (Sec. 5-9-12), Nonretail use by a particular business beyond the B1 nonretail limits of Sec. 5-4-9(B) (only after its ground-floor space has been vacant at least 12 months; nonretail uses may never exceed 20 percent of B1 ground-floor gross floor area), Outdoor dining ancillary to a primary restaurant use, on a permanent above-grade structure (hours capped at 8 AM–11 PM unless Village Board approves otherwise), Personal wireless services antennas, Planned unit developments, Retail distillery of liquor/spirits on a zoning lot greater than one acre (predominantly retail; the permit may authorize complementary brewery, craft brewery and/or taproom uses and production, wholesale and retail sale of beer, ale and spirits) — the B1 rules also say goods made on B1 premises must be sold at retail only, not wholesale (Sec. 5-4-9(B)3); confirm with the Village, Scalp treating services, Special Events Venue (only as part of a PUD, only with primary access on Old McHenry Road, and only on sites at least 1,000 ft from another special events venue), Taprooms combined with a brewery or craft brewery (production and wholesale only ancillary to on-site retail of beer/ale) — the B1 rules also say goods made on B1 premises must be sold at retail only, not wholesale (Sec. 5-4-9(B)3); confirm with the Village, Tattoo parlors

Read the B1 district in the official code

Located in two areas in the village. Established to accommodate specific commercial properties annexed in 1986 and 1988 in the vicinity of Routes 83 and 45 that were not within the then in effect 1979 comprehensive plan. Intent is to control uses and appearances to effect an aesthetic and orderly transition to the rural character of the village. Aggregate non-retail floor area and storefronts each capped at 40 percent within the B2 district. Minimum lot area: 43,560 sf without sewer / 20,000 sf with sewer. Lot width: 150 ft without sewer / 100 ft with sewer. Maximum FAR: 16 percent (may be increased up to 60 percent of lot area by special use permit per Section 5-4-5(B)2). Maximum impervious surface coverage 80 percent. Maximum height 30 ft. Buildings must be set back from any adjacent residential lot line by an amount equal to that residential lot’s setback requirement. Source: Long Grove Village Code Title 5, Chapter 4, Section 5-4-2(B) and 5-4-5(B); bulk regs at 5-4-10.

Permitted by right: Health clubs, Offices, Open space, Restaurants without bars, Retail sales, Service businesses, Video gaming (limited to establishments with a valid Class V liquor license)

Special use approval required: Any otherwise permitted use that utilizes outside storage of goods or materials (other than a screened garbage area), Auto, boat, RV, or vehicle related businesses (sales, repair, or other service), B&Bs (subject to Section 5-9-11), Basement exclusion from maximum FAR (subject to no-public-access and no-business-use restrictions; storage limited to current owner/occupant business items), Daycare centers (subject to state licensing and procedural standards in Section 5-4-5(B)1(g)), Fast food restaurants (only as part of a planned development), Maximum gross floor area increased up to 60 percent of lot area (special use), Medical cannabis cultivation centers (fully enclosed buildings; 2,500 ft from the property line of a preexisting school, preschool or daycare, or from an area zoned residential; buildings set back 250 ft from any lot line bordering R1, R2 or R3 property), Medical cannabis dispensaries (1,000 ft from the property line of a preexisting school, preschool or daycare; 1,000 ft from any other dispensary; not in a house, apartment, condominium or area zoned residential), Personal wireless services antennas, Planned unit developments, Restaurants with bars, Utility substations

Read the B2 district in the official code

Located in the Route 53 / Lake Cook Road subarea, as identified in the Comprehensive Plan. Because of proximity to major thoroughfares and regional commercial uses, the area is unlikely to be developed under the Village’s other business districts. Aggregate non-retail floor area capped at 7 percent of total HR district floor area, unless a PUD ordinance provides otherwise. All developments must be served by public sanitary sewer. Total district area must be at least 20 acres (a smaller parcel may be zoned HR if contiguous to and integrated with existing HR property under PUD approval). Maximum FAR 15 percent. Maximum impervious surface coverage 40 percent. Maximum height 35 ft. Front, side, and rear yards: 30 ft (with 100 ft minimum from any adjacent residential lot line). Minimum individual lot area: n/a; lot width: n/a. NOTE: Almost all commercial use here happens via special-use PUD approval — the only uses permitted as-of-right are open space and parks. Source: Long Grove Village Code Title 5, Chapter 4, Section 5-4-2(C) and 5-4-5(C); bulk regs at 5-4-10.

Permitted by right: Open space, Parks

Special use approval required: Home improvement stores, retail stores, and restaurants (only via PUD approval), Medical cannabis cultivation centers (fully enclosed buildings; 2,500 ft from the property line of a preexisting school, preschool or daycare, or from an area zoned residential; buildings set back 250 ft from any lot line bordering R1, R2 or R3 property), Medical cannabis dispensaries (only via PUD; 1,000 ft from the property line of a preexisting school, preschool or daycare; 1,000 ft from any other dispensary; not in a house, apartment, condominium or area zoned residential), Other uses consistent with the Comprehensive Plan, expressly authorized via PUD, Personal wireless services antennas, Planned unit developments, Video gaming (limited to establishments with a valid Class V liquor license)

Read the HR district in the official code

Primarily located in part of Site 4 of the B-1A subarea of the Comprehensive Plan. Intent is to control uses and appearances consistent with adjacent thoroughfares and nearby areas likely to be developed for commercial purposes, while minimizing impacts on nearby residential areas. Non-retail aggregate gross floor area cap depends on whether a PUD includes a grocery store: 18.5 percent if grocery is included, otherwise 50 percent. Minimum PUD area is 14 acres (or smaller if planned in integrated, compatible manner with an adjacent PUD of 14+ acres). All developments must be served by public sanitary sewer. Dry cleaning plants allowed only if closed-loop or other system meeting all current State environmental standards. All sales, storage, and displays must be in fully enclosed buildings unless otherwise approved by PUD. Minimum individual lot area 20,000 sf; lot width 100 ft. Front/side/rear yards 30 ft. Maximum FAR 16 percent. Maximum impervious surface coverage 60 percent. Maximum height 35 ft. NOTE: As with HR, virtually all commercial use happens via special-use PUD approval — the only uses permitted as-of-right are open space and parks. Source: Long Grove Village Code Title 5, Chapter 4, Section 5-4-2(D) and 5-4-5(D); bulk regs at 5-4-10.

Permitted by right: Open space, Parks

Special use approval required: Grocery stores, drugstores, retail stores, coffee shops, dry cleaning plant and store, restaurants, community centers, and outdoor dining (only via a PUD covering HR-1 land alone, or HR-1 plus OS land), Medical cannabis cultivation centers (fully enclosed buildings; 2,500 ft from the property line of a preexisting school, preschool or daycare, or from an area zoned residential; buildings set back 250 ft from any lot line bordering R1, R2 or R3 property), Medical cannabis dispensaries (only via PUD; 1,000 ft from the property line of a preexisting school, preschool or daycare; 1,000 ft from any other dispensary; not in a house, apartment, condominium or area zoned residential), Other uses consistent with the Comprehensive Plan, expressly authorized via PUD, Personal wireless services antennas, Planned unit developments, Video gaming (limited to establishments with a valid Class V liquor license)

Read the HR-1 district in the official code

Allows development of areas attractive to executive headquarters on large, open landscaped sites. Permits office, medical, and research uses highly compatible with adjacent or nearby residential districts. Minimum lot area: 10 acres. Lot width: 250 ft. Front and corner side yards: 100 ft. Side yards: 75 ft (100 ft when abutting any residential district, in or out of the village). Rear yard: 75 ft (100 ft when abutting residential). Maximum FAR 40 percent. Maximum impervious surface coverage 60 percent. Maximum height 35 ft. Parking of passenger vehicles permitted in the interior half of any required 75 ft side or rear yard, except where the yard abuts a residential district. All business and services (including storage, processing, and display) must be conducted within completely enclosed buildings, except off-street parking and loading. Early learning centers (NAICS 624410) became an OR-only special use on Aug. 11, 2026 (new Section 5-5-5(F), Ord. 2026-O-14, not yet on Municode); the permit may grant yard and parking relief. Source: Long Grove Village Code Title 5, Chapter 5, Section 5-5-2 and 5-5-5; bulk regs at 5-5-10; latest amendment Ord. 2026-O-14 (Aug. 11, 2026).

Permitted by right: Advertising and/or public relations agencies, Engineering and/or architectural offices, Insurance offices, Manufacturing and assembly uses (where less than 50 percent of total building floor area is used for such; remainder must be storage or otherwise permitted use), Offices for executive or administrative purposes, Open space, Professional offices, Training centers, Utility offices, Video gaming (limited to establishments with a valid Class V liquor license)

Special use approval required: Early learning centers (OR district only; as generally described in NAICS 624410; the special use permit may grant yard and parking relief), Medical laboratories, Personal wireless services antennas, Planned unit developments, Scientific or research laboratories (excluding all but the most incidental pilot plants)

Read the OR district in the official code

Allows development of areas conducive to office use only, on large, open landscaped sites. Permits office and medical uses, exclusive of manufacturing and assembly, that are highly compatible with adjacent or nearby residential districts. Minimum lot area: 5 acres. Lot width: 250 ft. Front and corner side yards: 125 ft. Side yards: 75 ft (200 ft when abutting any residential district). Rear yard: 200 ft (200 ft when abutting residential). No parking permitted in any yard. Maximum FAR 40 percent. Maximum impervious surface coverage 40 percent. Maximum height 35 ft. All business and services (including storage, processing, and display) must be conducted within completely enclosed buildings, except off-street parking and loading. A college or theological seminary may be approved as a special use on O-zoned lots of at least 25 acres (Section 5-5-5(E), added by Ord. 2025-O-13). Source: Long Grove Village Code Title 5, Chapter 5, Section 5-5-2 and 5-5-5; bulk regs at 5-5-10; latest amendment Ord. 2025-O-13 (Sept. 23, 2025).

Permitted by right: Advertising and/or public relations agencies, Engineering and/or architectural offices, Insurance offices, Offices for executive or administrative purposes, Open space, Professional offices, Video gaming (limited to establishments with a valid Class V liquor license)

Special use approval required: College or theological seminary (only on O-zoned lots of at least 25 acres; educational use only, retail limited to students/staff, on-campus housing limits), Medical laboratories, Personal wireless services antennas, Planned unit developments

Read the O district in the official code