Controversial Lemont Housing Development Up For Public Hearing

LEMONT, IL — A hotly debated housing development proposed for Lemont faces its next hurdle Wednesday, as it goes before the village's planning and zoning commission for its final recommendation.

The Belmont Estates multi-family residential community, proposed by Lotus Development 1873, LLC, would sit on 5.3 acres at the northwest corner of Bell Road and Archer Avenue, adjacent to the Estates of Montefiori subdivision.

In the months since the plans became public, residents have aired concerns about traffic and safety, incompatibility with existing neighborhood character, loss of privacy and quality of life and overcrowding of local schools.

The developer has disputed those concerns, calling the development "thoughtfully designed" cottage-style, multigenerational living that meets a need within the community.

"Lemont has few housing options for residents looking to downsize, age in place, or live near family without giving up quality and independence," said JonCarlo Abbinante of Lotus Design and Development. "Belmont Estates is designed specifically to fill that gap, with high-end cottage-style homes at a price point that makes sense for the life stage."

The development's inclusion on the June 3 agenda follows months of chatter around it, including the cancelation of a March public hearing at the developer's request. At that time, the developer wrote to the Village that after reviewing its staff report, they revised the preliminary site plan to address comments and recommendations from staff.

Then in May, the company hosted a town hall on the development, saying it drew a standing-room-only crowd. Residents pushed back even against that, arguing that the crowd was so large because many in attendance opposed the development.

The development would require several key changes to zoning standards within the Village, which raised eyebrows in the community.

The property is currently zoned for single-family detached, but the developer is seeking to rezone it to multi-family. According to Board documents, the developer originally requested a preliminary planned unit development and plat of subdivision for a 60-unit multi-family residential development with 15 four-unit buildings. That has since been revised to 52 units in 13 buildings. The plans also call for parking areas, landscaping and internal private drives.

"The scale here is thoughtful," said Abbinante, with Lotus Design and Development. "Thirteen four-unit homes spread across 5.3 landscaped and wooded acres, with natural tree and shrub buffers between the development and neighboring properties. It’s designed to feel spacious, private, and connected to the natural landscape."

According to Village documents, several zoning standards were proposed to be modified for the plans for the project, including the minimum lot size, minimum lot area per dwelling, minimum lot width, minimum side yard setback, minimum rear yard setback, minimum spacing between buildings, local street roadway width, parkways and accessory off-street parking.

Residents also cited concerns about a possible phase II of this project. According to a traffic impact study prepared for Belmont Estates, Phase I includes the aforementioned 60 units. However, a Phase II is also discussed in the traffic impact study and states that an additional 35 buildings, containing 140 residential units, are "still under development." That project would be located on a property at the northeast corner of Bell Road and Archer Avenue.

There are no plans for a Phase II of this project, said Nabeha Zegar of PubliCity Communications, representing Lotus Design and Development. The original traffic study was done with a second phase in order to evaluate worst-case scenarios, she added.

In response to the community's concerns about more rentals being added to the market, the developer states that rates are expected to start around $2,000 per month, in line with or above market.

The entire community will be governed by a professionally managed HOA to ensure consistent upkeep, strong curb appeal and high standards throughout, Abbinante said.

"We’ve never built anything we’re not proud of, and this will be no different," said Abbinante.

The development firm is also linked to previous projects within Lemont, including the conversion of 120-year-old St. James Academy into luxury apartments.

"We transformed blighted, underutilized land into a vibrant community asset, nine luxury apartments now with a one-year waitlist," Abbinante said.

They also completed Marbella of Lemont, a 78-unit complex that they say maintains 95-100 percent occupancy and includes a one-acre community public park in downtown Lemont.

"Lotus Design and Development is a local, family-owned company founded right here in Lemont," Abbinante said. "When we invest in this community, we’re investing in our own backyard. This isn’t a big outside developer parachuting in. We live here, we care about this place, and our track record reflects that."

He says that the Belmont Estates development presents a "genuine quality-of-life solution for a growing segment of our community.

"So many Lemont families are in what we call the 'sandwich generation,' adults in their 40s and 50s who are raising children while also caring for aging parents," Abbinante said. "Belmont Estates is specifically designed with this in mind. A family can have their parents or grandparents nearby, with full independence and dignity, without anyone living on top of each other."

In response to residents' concerns of school overcrowding, he says the firm has thought that through.

"We’ve done the homework," he said. "Based on the unit mix of one- and two-bedroom residences, the projected school impact is approximately 3.46 students, far fewer than a typical single-family or townhome subdivision on the same property."

He argues that the traffic study also confirms minimal additional traffic at the Archer Avenue and Bell Road intersection, with any required improvements coordinated through IDOT.

The development is also touted to include shared garden plots, walkable paths, and open green spaces "designed to encourage connection and social interaction with neighbors.

"That’s the cottage community vision: neighbors who actually know each other," Abbinante said.

The firm has been discouraged by what Abbinante called false narratives around the development.

"We understand that any new development generates questions, and we genuinely welcome honest dialogue," he said. "What concerns us is when misinformation discourages investors who want to reinvest in this community. Developers and investors have choices; there are plenty of communities competing for the kind of quality development we bring. When a vocal minority circulates false narratives about a project, the real casualty isn’t one developer. It’s Lemont’s reputation as a place where responsible investment is welcomed. We remain committed because we believe deeply in this village. But that kind of environment doesn’t just affect us; it affects every future project, every future investor, and ultimately every resident who benefits from thoughtful growth."

The planning and zoning commission on Wednesday will weigh the plans and make its recommendation. Should they recommend approval, it next moves to the Village Board at a date yet to be determined.

The timeline for any movement on the project will be dictated by future board actions.

The planning and zoning commission meeting is set for Wednesday, June 3, at 6:30 p.m., at Lemont Village Hall.