Where can I open an indoor sports facility in Lake County, IL?
See which Lake County towns allow an indoor sports facility by right or by special use, which districts are industrial, and the questions to ask before you buy or lease a building for courts, turf or training.
An indoor sports facility — courts, turf, batting cages or athlete training — is named as a use allowed by right in at least one zoning district in 8 of the 55 cities and villages with land in Lake County, and as a special use only in 18 more. In 17 towns the code covers it only under a broad listing such as indoor recreation or amusement, so ask the town whether a sports facility fits. In 9 the code does not name it, and in 3 (Highwood, Libertyville, and North Barrington) the answer is unclear.
Where an indoor sports facility 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.
Can I go in an industrial building?
Clear-height industrial buildings suit courts and turf, but only some towns allow sports in their industrial districts. A sports facility is named by right in an industrial district in 6 towns. Office and business park districts and business districts are shown apart:
These rows go by district, so a town can appear in more than one row.
8 towns allow an indoor sports facility by right
The listed uses need no special use hearing in the listed districts. The conditions are the ones the code writes into the use list, plus district rules that bear on the use.
| Town | District | Conditions |
|---|---|---|
| Buffalo Grove | B-5 Town Center Planned District businessListed as “Tennis, racquetball, handball, swimming and other private recreational clubs” Special use in B-4 | No written condition in the use list |
| Grayslake | SCB and GB businessListed as “Sports Training Facility (indoor)” LI, LIA, and GI industrialListed as “Sports Training Facility (indoor)” | No written condition in the use list |
| Highland Park | B3, B4-4, B4-5, B4-6, B4-BG, and B5 businessListed as “Sports Training Schools” and “Tennis, Racquetball, Handball, Swimming & Other Private Recreational Clubs” I Light Industrial District industrialListed as “Sports Training Schools” and “Tennis, Racquetball, Handball, Swimming & Other Private Recreational Clubs” Special use in RO and B1 | Private recreational clubs. |
| Lakemoor (partly in Lake County) | C-3 Regional Commercial District businessListed as “Recreational and sports training facility” I-1 Industrial District industrialListed as “Recreational and sports training facility” Special use in C-1 and C-2 | No written condition in the use list |
| Mundelein | C-2, C-3, and C-4 businessListed as “Sports Training Facility” O-R Office-Research District office or business parkListed as “Sports Training Facility” M-1 and M-MU industrialListed as “Sports Training Facility” | M-MU: District description: research, industrial, warehousing and office uses plus certain non-industrial uses such as recreational uses. |
| North Chicago | M1, M2, and M3 industrialListed as “Gymnasium” and “Racquetball Club” and “Sports Training Facility” and “Tennis Club” OR Office and Research District office or business parkListed as “Gymnasium” and “Racquetball Club” and “Sports Training Facility” and “Tennis Club” | Listed on its own as a permitted use in M1, M2, M3 and OR. My database has only the City’s industrial and office districts (M1, M2, M3 and OR); ask the City about the others. |
| Round Lake | C-2 and C-3 businessListed as “Physical fitness/sports/health club facility” and “Recreational indoor facility, including axe throwing, skating rink, batting cages, or other recreation facility” Special use in C-1 and I-1 | C-2: District description: inside the downtown business district (Downtown Plan 2005 area) new development is allowed only as a planned unit development. |
| Wadsworth | CR Commercial recreation businessListed as “Tennis club” LI, LI-1, and LI-2 industrialListed as “Tennis club” Special use in OR | No written condition in the use list |
18 towns list it only as a special use
Here the code names a sports use only as a special use (some codes say conditional use): a public hearing and a board vote. Deer Park, Palatine, and Port Barrington are counted here; the row says why.
| Town | District | Conditions |
|---|---|---|
| Antioch | M-1 Light Manufacturing District industrialListed as “Recreation/Sports Facility” | No written condition in the use list |
| Bannockburn | O Office District office or business parkListed as “Athletic performance center with office, physical therapy (PT), training, practice facilities, and other athletic support use” and “Membership sports and recreation facilities, limited to indoor tennis, racquetball, squash, handball, and multi-sport courts; and such other uses related thereto, including swimming pools, exercise rooms, pro shops, and any outdoor facilities, as may be expressly authorized by the special use permit (7997)” | Only on lots of at least nine acres with Tri-State Tollway frontage, abutting at least five acres of public land, and not within 1,200 feet of any residences. Special use limited to indoor tennis, racquetball, squash, handball and multi-sport courts, with related pools, exercise rooms and pro shops, and any outdoor facilities the permit expressly authorizes (7997). |
| Barrington Hills (partly in Lake County) | B4 General Service District businessListed as “Amusement establishments, bowling alleys, dance halls, gymnasiums, pool halls, skating rinks and swimming pools.” | Names gymnasiums among amusement establishments. |
| Deer Park | PD Planned Development District otherListed as “Athletic and health clubs” and “Bowling alleys, billiard parlors, miniature golf links, swimming pools, tennis courts, and other like facilities” | Business must stay inside enclosed buildings. Listed by right in PD, Deer Park’s only business district, but a PD parcel must be at least 5 acres and approved as a planned development. |
| Deerfield | C-1 Village Center District businessListed as “A self-improvement facility including physical exercise and sport training schools not including those uses specifically provided for in Article 5.02-C” C-2 Outlying Commercial District businessListed as “Self Improvement Facilities, including physical exercise and sports training schools, but not including those uses specifically provided for in Article 5.02-C” and “Private Sports Recreational Facility in a building of not less than 45,000 square feet in area, in a Commercial Planned Unit Development of more than 500,000 square feet of gross floor area (sports training, instruction, clinics, tournaments and sports-themed events)” and “Tennis Clubs, courts and building for indoor tennis” C-3 Limited Commercial Office District businessListed as “Racquet, Handball and Tennis Clubs, indoor only” C-4 Entertainment and Limited Retail Business District businessListed as “Health Club, Racket Club or other Athletic Club” I-1 Office, Research, Restricted Industrial District industrialListed as “Private Sports Team Instruction when such instruction is located in an I-1 Planned Unit Development that is a minimum of 25 acres in size” and “Private Sports Training Facility and Associated Office and Summer Sports Day Camp” I-2 Limited Industrial District industrialListed as “Self-improvement facilities, including dance, physical education and sports training schools” | C-2: District rule: service, office and recreation uses over 10,000 sq ft (up to 20,000) need a special use on the ground floor, and non-retail uses over 20,000 sq ft may not be on the ground floor, except inside the C-2 Non-Retail Overlay (Section 5.02). C-2: The private sports recreational facility: only in a building of at least 45,000 sq ft inside a Commercial PUD of more than 500,000 sq ft. I-1: Private sports team instruction: only inside an I-1 Planned Unit Development of at least 25 acres. |
| Green Oaks | LI Limited Industrial District industrialListed as “Padel ball club, indoor only” | No written condition in the use list |
| Hawthorn Woods | B Retail Business/Commercial District businessListed as “Sports training facilities” | No written condition in the use list |
| Kildeer | B Business District businessListed as “Fitness and recreational sports centers (713940)” LC Limited Commercial District businessListed as “Fitness and recreation (713940)” O&R Office and Research District office or business parkListed as “Fitness and recreational sports centers (713940)” | No written condition in the use list |
| Lake Bluff | CBD Central Business District businessListed as “Membership sports and recreation clubs” L-1 Light Industry District industrialListed as “Membership sports and recreation clubs” | No written condition in the use list |
| Lake Zurich | B-2 and B-3 businessListed as “Membership sports and recreation clubs (7997)” O-3 Office Campus District office or business parkListed as “Membership sports and recreation clubs (7997)” I Industrial District industrialListed as “Membership sports and recreation clubs (7997)” | No written condition in the use list |
| Old Mill Creek | Special Retail and Community Retail businessListed as “Health centers, including physical exercise and sport training schools” SR-3 Special Retail 3 District businessListed as “Auditoriums, stadiums, arenas, armories, gymnasiums, theaters (indoor), bowling alleys, skating rinks and other similar places of entertainment or public events” and “Health centers, including physical exercise and sport training schools” and “Recreational clubs, including tennis, racquetball, squash, handball and swimming” | SR-3: Names gymnasiums among places of entertainment or public events. |
| Palatine (partly in Lake County) | B-2 and B-5 businessListed as “Indoor sports and recreational facilities” M Manufacturing District industrialListed as “Instructional and training facilities for cheerleaders and athletes” and “Indoor recreational facilities (health clubs, bowling alleys, indoor soccer fields, training facilities for athletes, and other similar uses)” | In M, the indoor recreation listing names indoor soccer fields and training facilities for athletes by right, but the code also lists athlete training as a special use in M and says the more restrictive listing governs where two overlap (Sec. 4.01). Ask the Village which applies to your plan. |
| Port Barrington (partly in Lake County) | OI Office Institutional and Multi-Family Residential District office or business parkListed as “Basketball courts” and “Tennis courts” BG and BN businessListed as “Basketball courts” and “Tennis courts” BW Waterfront Business District businessListed as “Batting cages” | The court listings do not say indoor or outdoor, and the BN district also lists them by right; ask the Village whether they cover a court building. |
| Riverwoods | B-1 Neighborhood Business District businessListed as “Commercial indoor recreation facilities, such as swimming pools, tennis courts, skating rinks or bowling alleys or similar uses that are enclosed in buildings and are operated on a commercial or membership basis for patrons of a shopping center or for members” | Only in an approved mixed use planned development, operated for patrons of a shopping center or for members (§ 9-5B-2A). |
| Vernon Hills | B-P Business Park District office or business parkListed as “Sports complex” | No written condition in the use list |
| Volo | MU-1, MU-2, B2, and B3 businessListed as “Private stadiums and sports facilities” | One listing names private stadiums and sports facilities. |
| Wheeling (partly in Lake County) | MXC Commercial-Residential Mixed Use District businessListed as “Sport and recreation facility, indoor” MXT Transit Oriented Mixed Use District otherListed as “Sport and recreation facility, indoor” MXI Industrial Mixed Use District industrialListed as “Sport and recreation facility, indoor” | No written condition in the use list |
| Winthrop Harbor | B-2 General Business District businessListed as “Auditorium, stadium, arena, armory, gymnasium or other similar places for public events” I-1 and I-2 industrialListed as “Auditorium, stadium, arena, armory, gymnasium or other similar places for public events” | Names a gymnasium among places for public events. Only on a site of at least 10 acres. My database does not have the Village’s three downtown districts; ask the Village about them. |
17 towns list only a broad recreation use
These codes name no sports facility, but list a broad use such as indoor recreation or amusement. Whether courts, turf or a training facility fit that listing is the town’s call; ask before you sign. The broad listing is by right somewhere in 7 of them.
- Arlington Heights (partly in Lake County): “Amusement Facility, Small” and “Amusement Facility, Large” in B-2 and B-3 (special use)
- Barrington (partly in Lake County): “Commercial Amusement Center” and “Recreation, Indoor” in B-1, A-1, M-A, and M-1 (special use)
- Fox Lake: “Clubs, lodges, meeting halls, and recreational centers” and “Recreational centers” in D, B-2, B-3, B-4, B-5, M-1, and M-2 (special use); “Recreational centers” in M-1 (listed both ways)
- Fox River Grove (partly in Lake County): “Fitness & Recreation Centers, Gyms, etc.” in B5 (by right); “Fitness & Recreation Centers, Gyms, etc.” in B1, B2, B3, and B4 (special use)
- Gurnee: “Recreation, Indoor” and “Recreation, Indoor – Not-for-Profit” in C-1, C-2, C-3, C-6, I-1, and I-2 (by right); “Recreation, Indoor – Not-for-Profit” in C-1 and C-2 (special use)
- Hainesville: “Fitness/Entertainment Facility, Indoor” in B-1 and ORD (by right)
- Island Lake: “Recreational facilities and clubs with the exception of amusement park activities such as driving ranges and miniature golf facilities” in ORI (by right)
- Lake Barrington: “Indoor recreation uses.” and “Indoor recreation.” in B and M (special use)
- Lake Forest: “Civic, religious, institutional, recreational and cultural uses” in TD (special use)
- Lincolnshire: “Recreation facility, public or private” and “Recreation facility, private” and “Recreation facilities (public or private)” in B1, E, O, and I (special use)
- Mettawa: “Indoor Recreation” in O/R and H (by right)
- Northbrook (partly in Lake County): “Amusement and Recreation Services, 2,500 sq ft or less” and “Amusement and Recreation Services, More than 2,500 sq ft” in C-2, C-3, C-4, and C-5 (special use)
- Park City: “Recreation institutions, as defined herein” in C-2, C-3, C-4, C-5, C-6, and I (special use)
- Round Lake Beach: “Recreational activity club” and “Indoor-outdoor entertainment centers” in C-1, C-3, I-1, I-2, and OLCA Commercial (special use)
- Third Lake: “Recreation, Indoor” in CB, GB, and LI (by right)
- Waukegan: “Indoor Recreation” and “Indoor Entertainment (Large)” in B1, B2, B3, and B4 (by right); “Indoor Entertainment (Small)” and “Indoor Entertainment (Large)” and “Indoor Recreation” in B1, B2, B3, B4, H/C, E, R/LI, L2, and L3 (special use)
- Zion: “Indoor recreational facilities” in G-1, G-2, and G-3 (special use)
The code does not name an indoor sports facility (9):
Unclear (3):
- Libertyville: the code lists “Sports and recreation instruction” in its C-2 district both as permitted and as a special use; other sports listings are special uses. Ask the Village.
- Highwood: my database has only the City’s four downtown districts, and none of them names the use; ask the City about its B3 district and planned developments.
- North Barrington: my database does not have the Village’s B-3 district, and the districts on record do not name the use; ask the Village.
Unincorporated Lake County. The County’s code lists a health club, outdoor recreation and an amusement park, but no indoor sports or indoor recreation use. Ask the County how it would treat one. Lake County Planning, Building & Development: (847) 377-2600.
What approval means for a sports facility
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.
In 15 of the 26 towns in the by-right and special-use tables, the sports listings carry none of the written conditions below. Parking and building code rules sit elsewhere, and conditions can also come with the special use approval. These conditions come from the use listings and district rules:
| Condition in the code | Towns |
|---|---|
| Private or membership clubsSome listings say private, membership or club; ask whether a pay-to-play facility fits | 8 · Bannockburn (O), Buffalo Grove (B-5), Deerfield (C-2 and I-1), Highland Park (B3, B4-4, B4-5, B4-6, B4-BG, B5, I, RO, and B1), Lake Bluff (CBD and L-1), Lake Zurich (B-2, B-3, O-3, and I), Riverwoods (B-1), Volo (MU-1, MU-2, B2, and B3) |
| Lot or building sizeBannockburn: a lot of at least 9 acres on the Tollway; Deerfield: size limits on the ground floor and in PUDs; Winthrop Harbor: a site of at least 10 acres | 4 · Bannockburn (O), Deer Park (PD), Deerfield (C-2 and I-1), Winthrop Harbor (B-2, I-1, and I-2) |
| Only inside a planned developmentA planned development or PUD approval comes first; in Round Lake’s C-2, only inside the downtown plan area | 4 · Deer Park (PD), Deerfield (C-2 and I-1), Riverwoods (B-1), Round Lake (C-2) |
| Distance from homesBannockburn: not within 1,200 feet of any residences | 1 · Bannockburn (O) |
What to look for in a building
Questions to ask the town, your architect and your engineer before you make an offer or sign a lease. They are not engineering or legal advice.
Is the building in the right district?
Check the district, not just the town. In Mundelein, for example, a sports training facility is by right in the M-1 and M-MU industrial districts, and in Antioch a sports facility is a special use in M-1.
Is this a change of use under the building code?
Moving from a warehouse or factory to a sports use can be a change of occupancy. Ask the town’s building department what it means for sprinklers, exits, restrooms and accessibility, and get an architect’s read before you price the build-out.
How much parking will the town require?
Parking rules for a sports use can differ from those for a warehouse. Ask the town which parking requirement applies to your courts, fields and spectators, and whether shared or off-site parking counts.
Is the clear height enough for your sport?
The use listings in my database do not set it; your sport does. Measure the clear height under the lowest beam, sprinkler line or light, and check it against your court or field layout.
How close are the nearest homes?
Ask about hours, noise and lighting near homes. Bannockburn, for example, keeps one of its sports listings at least 1,200 feet from any residences.
Common questions
Can I open an indoor sports facility in an industrial building?
In 6 towns a sports facility is named as allowed by right in at least one industrial district: Grayslake, Highland Park, Lakemoor, Mundelein, North Chicago, and Wadsworth. In 10 more it is named only as a special use in an industrial district, and in 12 towns an industrial district lists only a broad recreation use. The table on this page shows the districts. Ask the town about parking and the building code before you sign.
Which Lake County towns allow an indoor sports facility by right?
Buffalo Grove, Grayslake, Highland Park, Lakemoor (partly in Lake County), Mundelein, North Chicago, Round Lake, and Wadsworth. In each, a sports facility, a sports training facility, a racquet or tennis club, or a similar listing is allowed by right in at least one zoning district, with no special use hearing.
Does indoor recreation include pickleball or turf?
It depends on the town. In 17 towns the code names no sports facility but lists a broad use such as indoor recreation or amusement. Whether a pickleball, court or turf facility fits that listing is the town's call, so ask the zoning office before you sign.
Is a membership club the same as a pay-to-play facility?
Not always. Several codes name private or membership sports clubs. If you plan to rent courts by the hour or run leagues and camps, ask the town whether your business fits the 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.
What if the town's code does not name an indoor sports facility?
That is the case in 9 towns. Ask the town's zoning office how it treats a use its code does not name: whether it can be treated as similar to a listed use, or needs a code amendment. Ask before you spend money on a building.
Looking for a building for courts, turf or training? Tell me what you need.
Tell me which towns you’re considering, the square footage and clear height you need, how many courts or fields, and whether you want to buy or lease. I’ll check the zoning, find the buildings that fit, and tell you what approvals to expect before you sign.
Own a clear-height industrial building?
Only 6 Lake County towns name an indoor sports facility as a use allowed by right in an industrial district. Tell me about the property and I’ll tell you what its zoning 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.