Where can I open a car wash in Lake County, IL?
Which Lake County towns allow a car wash by right, which need a special use, the zoning districts and written conditions, and what to ask about a site before you buy or lease.
A stand-alone car wash is allowed by right in at least one zoning district in 12 of the 55 cities and villages with land in Lake County, and in 26 more it is listed as a special use, with no clear by-right district. In 15 towns the code does not name a car wash, in 2 (Lincolnshire and North Chicago) the answer is unclear, and on unincorporated land the County is the one to ask.
Where a car wash is allowed in Lake County
Each of the 55 cities and villages with land in Lake County writes its own zoning code. Tap a town to open its districts in the Zoning Lookup. White space is unincorporated land, zoned by Lake County.
12 towns allow a car wash by right
In these towns a stand-alone car wash needs no zoning hearing in the districts listed. The conditions are the ones the code writes into the use list; building, site plan and sign approvals still apply.
| Town | District | Conditions |
|---|---|---|
| Antioch | B-2 Highway Business DistrictListed as “Car Wash” | No written condition in the use list |
| Buffalo Grove | B-4 Business Services and Wholesale DistrictListed as “Automobile repair and service shop, including automobile repair and rebuilding, auto laundries, and painting of automobiles” | Car washes come in under a broader listed use whose wording names auto laundries. Unclear in B-2: B-2 lists 'Automobile wash' as permitted and 'Automobile laundry' as a special use; the code does not say how they differ. Ask the Village. |
| Grayslake | SCB Shopping Center Business DistrictListed as “Automobile Washing (not abutting residential and without exterior vacuums)” GB General Business DistrictListed as “Automobile Washing (not abutting residential and without exterior vacuums)” Otherwise a special use in SCB and GB | SCB, GB: By right only when not abutting residential and without exterior vacuums. |
| Lake Bluff | AP-1 Automotive Park DistrictListed as “Vehicle washing facilities” | District description: AP-1 Automotive Park, district at least 7 acres on specially planned sites. |
| Lake Villa | CB Community BusinessListed as “Automobile washing” SB Suburban BusinessListed as “Automobile washing” | CB, SB: Permitted with standards (subsection 10-4-3B3), no hearing; ask the Village for the standards. |
| Libertyville | I-3 General Industrial DistrictListed as “Car washes, including related outdoor services” Special use in C-3 | Wording includes related outdoor services. |
| Mundelein | M-1 General Manufacturing DistrictListed as “Car Wash, Automated” and “Car Wash, Hand” M-MU Manufacturing Mixed-Use DistrictListed as “Car Wash, Automated” and “Car Wash, Hand” Special use in C-2, C-3, and C-4 | No written condition in the use list |
| Palatine (partly in Lake County) | M Manufacturing DistrictListed as “Car washes; with a minimum 200 foot separation from any residentially zoned use, as measured from the property line of the residential parcel” Otherwise a special use in M Special use in B-2 and B-5 | By right only at least 200 ft from any residentially zoned use (measured from the residential property line). |
| Round Lake | C-4 Automotive Service DistrictListed as “Car wash” Special use in C-3 | No written condition in the use list |
| Round Lake Heights | B Business DistrictListed as “Automobile Driving Schools, Service Stations and Car Washes” LI Limited Light Industrial DistrictListed as “Automobile (Car) Washes” | B: One combined listed use. |
| Round Lake Park | C-4 Automotive Service DistrictListed as “Auto laundry” Special use in C-3 | District description: automotive service and drive-in uses on major roads. |
| Zion | H-B Highway Business DistrictListed as “Automobile laundries” H-B(2) Highway Business DistrictListed as “Automobile laundries” | No written condition in the use list |
26 towns list it as a special use, with no clear by-right district
Here the code lists a car wash as a special use (some codes say conditional use): a public hearing and a board vote. In Park City’s C-5, C-6, and I the code lists it as permitted and also as conditional, so it is not shown as by right; see its row.
| Town | District | Conditions |
|---|---|---|
| Arlington Heights (partly in Lake County) | B-3 General Service, Wholesale and Motor Vehicle DistrictListed as “Auto Car Wash” | District description: B-3 is located on arterial streets; minimum district size 4 acres. |
| Barrington (partly in Lake County) | B-1 General Business Service DistrictListed as “Car Wash” | No written condition in the use list |
| Deer Park | PD Planned Development DistrictListed as “Automobile washing facilities, rollover or conveyor” | Rollover or conveyor only; within 300 ft of a regional arterial / local arterial intersection; lot at least 60,000 sq ft; 150-250 ft of frontage; one building of at least 1,250 sq ft. |
| Deerfield | C-1 Village Center DistrictListed as “Drive-thru car wash facility providing adequate vehicle stacking space when part of a C-1 Village Center District PUD of more than five acres in size” C-2 Outlying Commercial DistrictListed as “Automobile Laundries or Car Wash Establishments on a lot not less than 60,000 square feet in area (with sufficient on-site space for cars entering and exiting)” | C-1: Only as part of a C-1 PUD of more than five acres; adequate vehicle stacking required. C-2: Lot at least 60,000 sq ft, with on-site space for cars entering and exiting. |
| Fox Lake | B-2 General Retail and Limited Service DistrictListed as “Car washes” B-3 Commercial Service and Wholesale DistrictListed as “Car washes” M-1 Limited Manufacturing DistrictListed as “Car washes” | No written condition in the use list |
| Fox River Grove (partly in Lake County) | B1 Retail/Service Business DistrictListed as “Car Washes” B2 General Business DistrictListed as “Car Washes” B4 Community Shopping CenterListed as “Car Washes” B5 Light Assembly – MarinasListed as “Car Washes” | No written condition in the use list |
| Gurnee | C-2 Community Commercial DistrictListed as “Car Wash” C-3 Heavy Commercial DistrictListed as “Car Wash” C-6 Regional Commercial DistrictListed as “Car Wash” I-1 Restricted Industrial DistrictListed as “Car Wash” | No written condition in the use list |
| Hainesville | B-1 Commercial/Business DistrictListed as “Car washes” ORD Office, Research, and Development DistrictListed as “Car washes” | No written condition in the use list |
| Highland Park | B3 Highway Commercial DistrictListed as “Motor Vehicle Washing Facility” B4-4 Commercial Service DistrictListed as “Motor Vehicle Washing Facility” B4-5 Commercial Service DistrictListed as “Motor Vehicle Washing Facility” B4-6 Commercial Service DistrictListed as “Motor Vehicle Washing Facility” B4-BG Briergate Commercial DistrictListed as “Motor Vehicle Washing Facility” I Light Industrial DistrictListed as “Motor Vehicle Washing Facility” | No written condition in the use list |
| Highwood | MX-2 Neighborhood Mixed-Use DistrictListed as “Automobile Service & Repairs” CX Corridor Mixed-Use DistrictListed as “Automobile Service & Repairs” | MX-2, CX: Washing is named inside 'Automobile Service & Repairs'; work indoors only; service bays may not face a primary street; no semi-truck, RV or boat work. |
| Lake Barrington | B Business DistrictListed as “Vehicle dealers, vehicle service stations, vehicle repair services, and garages and vehicle washes.” M Manufacturing and Industrial DistrictListed as “Vehicle dealer, vehicle service station, vehicle repair service and garage, and vehicle wash.” | B, M: Listed in one combined use with vehicle dealers, service stations and repair. |
| Lake Forest | B-1 Neighborhood Business DistrictListed as “Auto laundries/car wash and detailing” B-2 Community Commercial Business DistrictListed as “Auto laundries/car wash and detailing” | No written condition in the use list |
| Lake Zurich | B-3 Regional Shopping DistrictListed as “Car washes (7542)” | No written condition in the use list |
| Lakemoor (partly in Lake County) | C-1 Neighborhood Commercial DistrictListed as “Car wash” C-3 Regional Commercial DistrictListed as “Car wash” | No written condition in the use list |
| Lindenhurst | CB Community Business DistrictListed as “Car wash” PBC Planned Business Center DistrictListed as “Car wash” | No written condition in the use list |
| Northbrook (partly in Lake County) | C-2 Neighborhood Commercial DistrictListed as “Car Wash” C-5 Boulevard Commercial DistrictListed as “Car Wash” O-3 General Office DistrictListed as “Car Wash” O-4 Boulevard Office DistrictListed as “Car Wash” ICS Industrial and Commercial Services DistrictListed as “Car Wash” I-1 Restricted Industrial DistrictListed as “Car Wash” | No written condition in the use list |
| Park City | C-3 Community Commercial DistrictListed as “Automobile laundries” C-4 Downtown Commercial DistrictListed as “Automobile laundries” | No written condition in the use list Unclear in C-5, C-6, and I: Listed as permitted, but the code also lists it as a conditional use (Group F); the City decides which applies. Ask the City. |
| Port Barrington (partly in Lake County) | M Manufacturing DistrictListed as “Car wash” | No written condition in the use list |
| Round Lake Beach | C-2 Central Commercial DistrictListed as “Automobile laundry” C-2B Central Commercial (Mercantile) DistrictListed as “Automobile laundry” C-3 General Business DistrictListed as “Automobile laundry” OLCA Commercial Orchard Lane Conservation Area District, Commercial Concept Plan DesignationListed as “Automobile laundry” | No written condition in the use list |
| Third Lake | CB Community Business DistrictListed as “Car Wash” GB General Business DistrictListed as “Car Wash” LI Light Industrial DistrictListed as “Car Wash” | No written condition in the use list |
| Vernon Hills | B-1 General Business DistrictListed as “Car wash” | No written condition in the use list |
| Wadsworth | B BusinessListed as “Automobile laundry (car wash)” and “Car wash (automobile laundry)” LI Light industrialListed as “Automobile laundry (car wash)” and “Car wash (automobile laundry)” LI-1 Light industrialListed as “Automobile laundry (car wash)” and “Car wash (automobile laundry)” LI-2 Light industrialListed as “Automobile laundry (car wash)” and “Car wash (automobile laundry)” | No written condition in the use list |
| Wauconda | GB General Business ZoneListed as “Automobile (car) washing” RB Retail Business DistrictListed as “Automobile (car) washing” LI Limited Industrial ZoneListed as “Automobile (car) washing” | No written condition in the use list |
| Waukegan | B3 General Commercial DistrictListed as “Car Wash” I Light Industrial DistrictListed as “Car Wash” | B3: District description: B3 is mainly along major arterial roads. |
| Wheeling (partly in Lake County) | B-1 Planned Shopping Center DistrictListed as “Car wash” B-3 General Commercial and Office DistrictListed as “Car wash” I-1 Light Industrial and Office DistrictListed as “Car wash” MXC Commercial-Residential Mixed Use DistrictListed as “Car wash” MXT Transit Oriented Mixed Use DistrictListed as “Car wash” MXI Industrial Mixed Use DistrictListed as “Car wash” | No written condition in the use list |
| Winthrop Harbor | B-2 General Business DistrictListed as “Automobile car washes or auto laundries” | Water recovery of at least 80% when on village water; solids removed before sewer discharge; effluent pH 6.5-9.0; at least 90% of water removed from the car before it leaves; an attendant present whenever it is open. |
The code does not name a car wash (15):
Unclear (2): Lincolnshire. M1 lists 'Automobile laundries' as permitted, but the code's definition calls a vehicle wash a special accessory use (Sec. 6-2-2). Ask the Village. North Chicago: only its industrial and office districts are in my database; none names a car wash; ask the City.
Unincorporated Lake County: ask the County. The County’s code lists “Vehicle service, limited” in its RC, GC, LI and II districts, which may include a car wash; its definition is not in my database. Lake County Planning, Building & Development: (847) 377-2600.
What a special use means for a car wash
A special use goes to a public hearing, usually before the plan commission or zoning board. The commission makes a recommendation, and the village board or city council votes. The steps and names vary by town; the Lake County Commercial Zoning Guide explains how they work across the county.
Most of these codes attach no written condition to the car wash listing itself: 31 of the 38 towns that list a car wash by right or by special use have none in the use list. The conditions usually come in the special use approval itself, set when the board approves it, on top of the town’s general standards for any special use. Lake Villa, which allows a car wash by right, points to use standards elsewhere in its code. Where a code does write terms into the listing, these are the ones it uses:
| Condition in the code | Towns |
|---|---|
| Distance from homes | 2 · Grayslake, Palatine |
| Minimum lot of 60,000 square feet | 2 · Deer Park, Deerfield |
| Enclosed building, work done indoors | 1 · Highwood |
| Stacking space for waiting cars | 1 · Deerfield |
| Near an arterial road intersection, with set frontage | 1 · Deer Park |
| Water recovery and treatment before discharge to the sewer | 1 · Winthrop Harbor |
What to look for in a site
Questions to ask the town, and your engineer, before you make an offer. They are not engineering advice.
Is the lot big enough?
Room for the building, the stacking lane, vacuums and parking. Deer Park (PD) and Deerfield (C-2) set a minimum lot of 60,000 square feet for a car wash; Deerfield’s C-1 route is a planned development of more than five acres.
Can cars wait on the lot?
Ask how many cars the town expects to queue on site without backing into the street. Deerfield writes stacking space into its car wash listing.
Does it have access from a major road?
Ask the town and the road authority about access and curb cuts. Deer Park requires a site near an arterial road intersection, and several districts that allow a car wash are described as sitting on arterial or major roads (Arlington Heights B-3, Palatine B-5, Round Lake Park C-4, Waukegan B3).
How close are the nearest homes?
Grayslake and Palatine change the approval route when a car wash is next to or near residential zoning. Ask what the town will want for screening, lighting and noise.
Is there water and sewer capacity?
Ask the town or sanitary district about water supply, sewer capacity, connection fees and whether it requires water recycling. Winthrop Harbor requires recovering at least 80% of the water when the wash uses village water.
Common questions
Which Lake County towns allow a car wash by right?
Antioch, Buffalo Grove, Grayslake, Lake Bluff, Lake Villa, Libertyville, Mundelein, Palatine (partly in Lake County), Round Lake, Round Lake Heights, Round Lake Park, and Zion. In each, a stand-alone car wash is allowed by right in at least one zoning district, with no zoning hearing; the table on this page lists the districts and any condition the code writes in. Building and other permits still apply.
Do I need a special use permit for a car wash?
In 26 towns, yes: the code lists a car wash as a special use and has no clear by-right district (in Park City, some districts are listed both ways; ask the City). In 6 of the 12 by-right towns (Grayslake, Libertyville, Mundelein, Palatine, Round Lake, and Round Lake Park) a car wash is also a special use somewhere, so the district decides, and in Grayslake (SCB and GB) and Palatine (M) the site's conditions decide too. A special use means a public hearing and a vote of the village board or city council.
Is a car wash at a gas station treated differently?
Often, yes. Several of these codes list a gas station with a car wash under gas stations, apart from a stand-alone car wash, and the approval route can differ in the same district. In Mundelein, for example, the code permits a gas station with a car wash by right in C-2, C-3, and C-4, where a stand-alone car wash needs a special use. This page counts stand-alone car washes; for a wash with fuel sales, read the town's gas station listing.
How long does a special use take?
It varies by town. The schedule depends on the town's application deadlines, the public notice before the hearing, and how often its plan commission and board meet. Ask the town for its calendar before you set a closing or lease date, and make the purchase or lease contingent on the approval.
Can a car wash go in an industrial district?
In some towns. It is allowed by right in an industrial or manufacturing district in 4 towns: Libertyville (I-3), Mundelein (M-1 and M-MU), Palatine (M), and Round Lake Heights (LI). It is a special use in an industrial district in 11 more: Fox Lake (M-1), Gurnee (I-1), Highland Park (I), Lake Barrington (M), Northbrook (ICS and I-1), Port Barrington (M), Third Lake (LI), Wadsworth (LI, LI-1, and LI-2), Wauconda (LI), Waukegan (I), and Wheeling (I-1 and MXI). Many towns list it only in business districts.
What if the town's code does not name a car wash?
That is the case in 15 towns. A use the code does not name is generally not allowed unless the town decides it is similar to a listed use, or the town may amend its code to add it. Ask the town's zoning office before you spend money on a site.
Looking for a car wash site? Tell me what you need.
Tell me the towns, the lot size and whether you want to buy or lease. I’ll check the zoning, find the sites that fit, and tell you what approvals to expect before you sign.
Own a building or lot where a car wash is allowed by right?
Only 12 Lake County towns allow a car wash by right. Tell me about the property and I’ll tell you what it means for its value.
Jason Bitton is a commercial real estate broker with RE/MAX Commercial in Libertyville, IL — #1 RE/MAX Commercial Broker in Illinois (2022, 2024, 2025) — serving Lake County, the North Shore, the O’Hare corridor, and the Chicago suburbs.