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O-35-26 Granting Special Uses for a Preliminary Planned Unit Development (PUD) Plan and Utilities for Grand Prairie Water Commission Water Facilities on Approximately 14.75 Acres Located at 12550 Bell Road in Lemont, Illinois:9-35-2,j 7' 418 Main Street I Lemont, IL 60439 TO: Village Board Meeting FROM: Jamie Tate, Community Development THROUGH: George Schafer, Village Administrator SUBJECT: An Ordinance Granting Special Uses for a Preliminary Planned Unit Development (PUD) Plan and Utilities for Grand Prairie Water Commission Water Facilities on Approximately 14.75 Acres Located at 12550 Bell Road in Lemont, Illinois DATE: July 13, 2026 SUMMARY/BACKGROUND The Grand Prairie Water Commission (GPWC) is requesting approval of a Special Use for Utilities and a Preliminary Planned Unit Development (PUD) for construction of an intermediate water pumping station and elevated water storage facility on approximately 14.75 acres located at 12550 Bell Road. Following the Village Board's referral of the application back to the Planning & Zoning Commission to review revised lighting and landscaping plans, the Commission reconsidered the application on May 6, 2026 and recommended approval on a 6- 0-1 vote. The attached ordinance grants the requested Special Use and Preliminary PUD, subject to the conditions contained therein. ANALYSIS The revised lighting and landscape plans previously reviewed by the Planning & Zoning Commission eliminate the requested lighting height deviation and provide additional landscape screening along Bell Road, the Sun Hill subdivision, and the outdoor storage area. The proposed ordinance incorporates the approved plans and establishes conditions requiring Final PUD approval for each phase of development, as well as final engineering, photometric, landscape, and architectural plan review prior to construction. Consistency with Village Policy Lemont 2030 Comprehensive Plan STAFF RECOMMENDATION Approval. BOARD ACTION REQUESTED A motion to adopt the ordinance. ATTACHMENTS An Ordinance Granting Special Uses for a Preliminary Planned Unit Development (PUD) Plan and Utilities for Grand Prairie Water Commission Water Facilities on Approximately 14.75 Acres Located at 12550 Bell Road in Lemont, Illinois VILLAGE OF LEMONT ORDINANCE NUMBER 03-': -26 AN ORDINANCE GRANTING SPECIAL USES FOR A PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN AND UTILITIES FOR GRAND PRAIRIE WATER COMMISSION WATER FACILITIES ON APPROXIMATELY 14.75 ACRES LOCATED AT 12550 BELL ROAD IN LEMONT, ILLINOIS JOHN EGOFSKE, Village President CHARLENE M. SMOLLEN, Clerk SAMUEL J. FORZLEY JANELLE KITTRIDGE KEN MCCLAFFERTY KEVIN SHAUGHNESSY RICK SNIEGOWSKI RONSTAPLETON Trustees Published in pamphlet form by authority of the Village President and Board of Trustees of the Village of Lemont on 7- 1 3 -2026 1370904-1 AN ORDINANCE GRANTING SPECIAL USES FOR A PRELIMINARY PLANNED UNIT DEVELOPMENT (PUD) PLAN AND UTILITIES FOR GRAND PRAIRIE WATER COMMISSION WATER FACILITIES ON APPROXIMATELY 14.75 ACRES LOCATED AT 12550 BELL ROAD IN LEMONT, ILLINOIS WHEREAS, the Grand Prairie Water Commission (the "Petitioner") is the owner of certain property covering approximately 14.75 acres located at 12550 Bell Road, Lemont Illinois (PIN #02-26-401-007-0000), legally described in Exhibit A (hereinafter referred to as the "Subject Property"); and WHEREAS, Petitioner is an Illinois regional water commission, municipal corporation and public body politic and corporate established pursuant to the Regional Water Commissions Act, 65 ILCS 5111-135.5-1 et seq., ("RWC Act") by the Village of Channahon, the City of Crest Hill, the City of Joliet, the Village of Minooka, the Village of Romeoville and the Village of Shorewood ("GPWC Members") for the regional objective of obtaining a common source of Lake Michigan water supply and constructing and operating a waterworks system for the GPWC Members pursuant to its Alternative Water Source Program ("Program"), which will provide water to over 300,000 people by 2030; and WHEREAS, an essential part of implementing the Commission's Program and delivering water to the population of the GPWC Members is having water storage and pumping facilities along the route of the Commission waterworks system; and WHEREAS, Petitioner has acquired the Subject Property, which is located in the Village of Lemont's R-1 Zoning District, to serve as the location for certain water storage and pumping facilities ("Water Facilities"), to be constructed in multiple phases, that will enable the Petitioner to implement the Program and deliver water to the population of the GPWC Members; and WHEREAS, the Petitioner applied pursuant to the provisions of the Lemont, Illinois Municipal Code, Title 17 Unified Development Ordinance ("UDO") seeking a special use for a preliminary planned unit development ("Preliminary PUD") and a special use for "Utilities," as defined in Section 17.02 of the UDO (Petitioner's application for special use for a Preliminary PUD and application for special use for Utilities are collectively referred to as "Petitioner's Application"); and WHEREAS, Petitioner's Application includes the following plans and documents ("Petitioner's Plans and Documents") which are incorporated into this Ordinance: 1. Exhibit B, Project Summary; 2. Plat of Survey prepared by Engineering Enterprises, Inc., dated July 16, 2024; 3. Existing Site Conditions and Demolition Plan, Project No. 173440124, dated 2025.07.15; 4. Updated Overall Site Plan, Project No. 173440124, dated 2026.01.28; 2 1370904-1 5. Colored renderings of Initial Buildout and Final Buildout prepared by Crawford, Murphy & Tilly dated 9/10/2025; 6. Elevation plans dated 9/10/2025; 7. Preliminary Engineering Plans, Project No. 173440124 (including Erosion Control Plan, dated 2025.10.15; Grading and Drainage Plan, dated 2025.10.15; and Bell Rd. Section Exhibit, dated 2025.07.15); 8. Updated Landscaping Standard Details -1 & Landscaping Planting Plan, Project No. 173440124, dated 2026.01.28; and 9. Updated Site Plan Photometric Exhibits I and II dated 2026.01.28. WHEREAS, Petitioner is authorized by the State of Illinois under the RWC Act to perform its regional objective of implementing its Program and Illinois law is clear that the Petitioner's statutory purpose and regional objective may not be frustrated by local zoning authority; and WHEREAS, due notice of public hearing was made on the Petitioner's Application in the manner provided by law and was published in the Daily Southtown, a newspaper of general circulation within the Village; and WHEREAS, the Planning and Zoning Commission of the Village of Lemont, Illinois conducted a public hearing on December 3, 2025; and WHEREAS, following the Petitioner's submission of updated plans for the Subject Property (specifically, updated Overall Site Plan, Project No. 173440124, dated 2026.01.28, updated Landscaping Standard Details -1 & Landscaping Planting Plan, Project No. 173440124, dated 2026.01.28, and updated Site Plan Photometric Exhibits I and II dated 2026.01.28) and referral by the Committee of the Whole of the Village of Lemont, the Planning and Zoning Commission of the Village of Lemont, Illinois held a public meeting on May 6, 2026, on the Petitioner's Application and voted 6-0-1 to recommend approval of Petitioner's Application as updated; and WHEREAS, the Village President and Board of Trustees have reviewed the matter herein and have determined that approval of Petitioner's Application is in the best interest of public health, safety, and welfare of the residents of the Village of Lemont, and is consistent with objectives of planned unit developments as stated in Section 17.08.001.0 and the standards for a special use stated in Section 17.04.140.0 of the UDO, and adopt the findings set forth in Exhibit B, Project Summary. NOW THEREFORE, be it ordained by the President and Board of Trustees of the Village of Lemont, Cook, DuPage and Will County, Illinois as follows: SECTION ONE: The foregoing findings and recitals are hereby adopted as Section One of this Ordinance and are incorporated by reference as if set forth verbatim herein. 1370904-1 SECTION TWO: A Special Use for Utilities and Preliminary Planned Unit Development and a Special Use for Utilities for the Subject Property are hereby granted as provided and conditioned in this Ordinance. SECTION THREE: Conditions. The Special Use for Utilities and the Preliminary Planned Unit Development shall have the following conditions. General Conditions. The Subject Property shall be developed and maintained in accordance with the conditions of this Ordinance and Petitioner's Plans and Documents. 2. Prior to Final PUD approval, the following plans shall be applied for and submitted for approval to the Village: a. Final engineering plan, b. Final photometric plan, c. Final landscape plan, and d. Final architectural plans. 3. Specific Conditions. The following specific conditions shall apply: a. Final PUD Plan. An application for Final PUD is required at the time of Final PUD submittal for each phase of the development of the Water Facilities. b. Departures from Zoning Standards. All necessary exceptions from the UDO, as demonstrated in the Exhibits to this Ordinance, to allow for the construction of the Water Facilities are approved as a part of this PUD and Ordinance. Outstanding Comments. The Petitioner must address all comments forthcoming in the Final plan reviews by the Consulting Planner, Village Engineer, Village Arborist prior to Final PUD approval. SECTION FOUR: The preliminary planned unit development (PUD) approval shall allow for the filing of a complete application for Final PUD approval at each phase of the Petitioner's development of the Water Facilities and this approval shall not lapse at any time. SECTION FIVE: That the Village Clerk of the Village of Lemont be and is directed hereby to publish this Ordinance in pamphlet form, pursuant to the Statutes of the State of Illinois, made and provided. SECTION SIX: That this Ordinance shall be in full force and effect from and after its passage, approval and publication as provided by law. SECTION SEVEN: All ordinances in conflict herewith are hereby repealed to the extent of such conflict. 4 1370904-1 ADOPTED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF LEMO�NT, COUNTIES OF COOK, WILL, AND DuPAGE, ILLINOIS, on this day of 11�, 2026. PRESIDENT AND VILLAGE BOARD MEMBERS: AYES: Samuel J. Forzley —'P// Janelle Kittridge +� Ken McClafferty Kevin Shaughnessy Rick Sniegowski Ron Stapleton Attest: NAYS: ABSENT: V JOHN EGOSKE, Village President OWIPAA CHARLENE M. SMOLLEN, Village Clerk F �L L I NOBS s t370904-1 ABSTAIN Exhibit A Legal Description 1370904-1 Exhibit S Project Summary 1370904-1 EXHIBIT B PROJECT SUMMARY The Grand Prairie Water Commission ("Commission" or "GPWC") was established on June 28, 2024 by intergovernmental agreement between and among its six Charter Members: the Village of Channahon, the City of Crest Hill, the City of Joliet, the Village of Minooka, the Village of Romeoville and the Village of Shorewood. The Commission is a regional water commission, municipal corporation and body politic and corporate established pursuant to the Regional Water Commissions Act, 65 ILCS 5/11-135.5-1 et seq. The Commission is implementing its plan for receiving Lake Michigan water from the City of Chicago and is developing a waterworks system to deliver water from the southwest side of the City of Chicago to the region that includes the Charter Members. This is the Alternative Water Source Program ("Program"), which will provide water to over 300,000 people by 2030. An essential part of delivering water to the population of the Charter Members is having water storage and pumping facilities along the route of the Commission system, which allows the waterworks system to maintain the necessary water pressure for delivery of the water and to comply with the requirements of the Illinois Environmental Protection Agency. Water pressure control is determined through hydraulic analysis performed by the design engineers, which includes an evaluation of the relative elevation of the parts of the water system, including its storage and pumping facilities. The Commission has purchased the property at 1255o Bell Road in the Village of Lemont ("Bell Road Property" or "Property") for the purpose of constructing and operating water storage and pumping facilities. After consultation with the Village staff at the Technical Review Committee, it was recommended that the Commission request approval of the development as a Planned Unit Development ("PUD"). Village staff has also commented that the development should apply for a special use for "Utilities," which is defined in Section 17.02 of the Lemont Unified Development Ordinance ("UDO") as "All lines and facilities related to the provision, distribution, collection, transmission, or disposal of water, storm and sanitary sewage, oil, gas, power, information, telecommunication and telephone cable, and including facilities for the generation of electricity, except as more specifically defined by this ordinance.", This amended application requests approval of a PUD and special use for Utilities. The Facilities The Commission proposes to construct the water storage and pumping facilities in multiple phases, as depicted on the Site Plan and renderings in Exhibit I. These are located along the southern portion of the Property, away from the residences in the Sun Hill Subdivision. Already 1 While the Commission is amending its application to include a request for a special use for Utilities, the Commission continues to believe that the proposed development is more appropriately classified as a "Government Facility," which is defined as "A structure or land use operated by the federal, state, or local government or by a local taxing body, e.g., Lemont Township, for the accomplishment of government services." The Commission is a unit of local government and the proposed Commission facilities will provide government services (public water supply) and qualify as a "government facility," which is a permitted use in the R-i District in which the Bell Road Property is located. In interpreting the UDO, it is important to note that the definition of Utilities contains an exception where a use is "more specifically defined" by the UDO. A Government Facility is more specific than the general term Utilities, which can be operated by public or private entities and are more frequently operated by private entities. Accordingly, by submitting an application for special use for Utilities, the Commission is not waiving its right to assert that its proposed development is more properly classified as a Government Facility. existing is a significant landscaped buffer along the northern property line. The initial phase of development will include the intermediate pump station building (the eastern portion, outlined in bold), which includes 9,300 square feet for water pumps, piping and drives necessary to deliver water to the Commission's members, as well as 4,230 square feet of office and garage space for Commission staff, 4,100 square feet of mechanical and electrical space [Engineer Comment 1.d] and a single 4 million gallon storage tank (marked with a solid perimeter and closest to the building), in addition to storage of emergency repair materials and equipment (this site will be near the halfway point of the transmission main from Chicago to the members). Future phases will include (1) an enlargement of the building (designated as "Pump Station Expansion") on the west side for additional pumping capacity, electrical equipment and office/garage space when needed in the future, and (2) up to two additional storage tanks (denoted by the dashed lines to the east of the initial storage tank), which may be added one at a time. The tanks will be painted a shade of white, off-white or light blue. The facilities will be marked with an attractive monument sign with a brick base and a cast stone portion above the base, with sandblasted lettering in black identifying the facility and its address, as shown in Exhibit O. The tanks may also include the Commission's name and/or logo, which Village staff has advised would be considered a wall sign. At the present time, the specific details of this have not been designed, so Exhibit O shows a dotted line area on the side of a tank to demonstrate the proposed dimensions and placement of the name and/or logo. [Planner Comment 8] The building will contain an identification sign as allowed in the R Districts and any other signs required to meet operational standards, such as directional signs and health and safety signage under federal and state regulations. [Planner Comment 9] The facilities will be accessed by a paved driveway running from Bell Road in an east -west direction and looping around the building. As shown on the Site Plan in Exhibit I, integral concrete curb will be provided with the pavement around the building and along the driveway areas [Engineer Comment 1.a; Planner Comment 10] A Fire Truck Turn Exhibit is included in Exhibit P, based on the wheel base and turning angle of the Lemont Fire Protection District's largest vehicle, which demonstrates that the fire vehicle identified by the District will be able to get in and out of the Property. [Engineer Comment 41 The Site Plan in Exhibit I shows the striping plan for the parking area and includes a marked ADA accessible parking space. [Engineer Comments i.f, i.i; Planner Comment 201 In addition, certain areas near the building are designated for placement of electrical transformers and switchgear and emergency backup generator(s); other areas are marked for installation of heavy-duty concrete paving, which will be used for storage of materials and equipment that is too large to be stored inside. The typical pavement section is included on the Site Plan in Exhibit I. [Engineer Comment 11] Locations where the existing farm drain tiles will be connected to the proposed stormwater system are shown on the Grading and Drainage Plan in Exhibit J. [Engineer Comment i.g] Locations of Commission water mains along Bell Road and on the Property are not shown on Exhibits I or J; like other municipal utilities, the Commission requires confidentiality as to locations to ensure security of these mains. However, confidential plans showing these locations have been provided to the Village separately for review to address any potential conflicts in utility facility locations. The current schedule for the construction on the Property (AWSP 03-01) is to advertise for bids in the first quarter of 2026, award the construction contract in the second quarter of 2026 and Additional information about the details of equipment within the building will be provided in connection with building permit applications. start construction in the third quarter of 2026. Substantial completion is planned for the third quarter of 2028. The most current schedule for construction within the Village (AWSP 02-03) is shown on the Commission's website on the Construction page: https://www.gpwc- il.org/construction. [Engineer Comments 1.c, 6, 71 Village staff commented that one possible design for the facilities would be to make the Property look like a farm. [Planner Comment 71 The Commission has considered this option in light of the existing zoning and development in the area as well as the trend of development in the area. Along the west side of Bell Road, the property immediately to the north (Sun Hill Subdivision) is zoned R-1 single-family and the properties further to the north along the west side of Bell Road are zoned in the B-3, R-4 and R-5A districts. The Mid -Iron golf course immediately to the south is currently zoned R-i in Palos Park. If it is no longer used as a golf course, it is expected that this property will not convert to agricultural use but will be developed for housing. To the west of the Property and the ComEd corridor is the current redevelopment of the Gleneagles golf course with a combination of single-family detached and single-family attached dwellings. On the east side of Bell Road between McCarthy Road/ 123r`i Street and 1315t Street, there are two single-family homes on large lots and the First Nazarene Church, with the majority of the property owned by the Cook County Forest Preserve District. In a few years, the presence of "farm -style" structures will seem very unusual and out -of -place and attract undesirable attention and potentially curious visitors. The Commission's desire is to create a design in neutral colors and a natural wetlands and greenspace habitat around the facilities, so as to provide a natural, open space type of atmosphere for the neighborhood. Accordingly, the building design incorporates neutral, natural colors as shown in Exhibit N. Exterior metal panels on the building have been replaced with prefinished fiber cement board siding. [Planner comment 221 It is essential that the facilities be within a secure area, and the portion of the Property that contains the facilities will be secured by fencing as shown on the Site Plan in Exhibit I. An ornamental fence with a height of eight feet will be provided in the front yard along Bell Road. An automated security gate will be located across the driveway near Bell Road, and will be set back from the right-of-way to allow trucks waiting for entry to be on the driveway and out of the roadway. The north, west and south perimeters of facilities on the Property will be secured with black vinyl -coated chain link fencing eight feet in height as shown on the Site Plan. These fences are exempt from the typical fence height limits in the Residential Districts in Section 17.12.03o.E, which exempts "fences erected for security at a telecommunications or public utility site." Based on these provisions, no exception for the proposed fencing in the PUD will be required. [Planner Comments 12, 13, 14] Outside lighting will be full cut-off fixtures as described in the specification sheets and depicted as shown on the plans and in Exhibit K; the nearest light pole to the north property line is 310 feet. [Planner Comments 16, 17] The updated plans and photometric analysis show that the site lighting will not spill over to the property to the south. [Engineer Comment 5] The facilities will be in operation and staffed 24 hours a day, seven days a week so there is no end to business hours; the Commission's intent is to provide only the lighting necessary for security from dusk until dawn. [Planner Comment 18] Planner Comment 19 proposes a 10-foot wide multi -use pathway along Bell Road and Engineer Comment 2 mentions a possible bike path. Upon review and analysis of the current conditions along Bell Road, the existing overhead utility lines and the drainage culvert at that location make installation of a pathway at this location infeasible. A cross-section of this area is included in Exhibit J to show these existing conditions.3 A rolling toter -type bin for waste disposal is all that is anticipated for regular operation of the facilities. No dumpsters are expected to be necessary for the operation of the facilities and no dumpster enclosure is proposed. [Planner Comment 21] The Bell Road Property meets the hydraulic standards for operation of the storage and pumping facilities as part of the Commission waterworks system. A summary of the analysis that resulted in the selection of the Bell Road Property for these facilities is provided later in this Exhibit B. The PUD Standards Under The Lemont UDO The Bell Road Property consists of a single zoning lot which is owned by the Commission, in compliance with the requirement that a PUD be on a single zoning lot (Section 17.o8.03o.A of the UDO). The remaining PUD requirements of Section 17.o8.030.B-H do not apply due to the nature of the proposed development of the Property. The Commission proposes that the development be treated as a PUD. The proposed development of the facilities on the Bell Road Property is consistent with objectives of planned unit developments as stated in Section 17.o8.001.0 of the UDO, as follows:4 1. The proposed development of the Bell Road Property is consistent with the policies and goals of the UDO because it is a government -operated utility facility that is established as a special use in the R-1 District. 2. The development will provide a more desirable living environment for the neighborhood by returning 9.5 acres or about 65% of the property to a combination of natural grass as well as wetland plants in the low-lying area nearest to Bell Road, and natural plant growth in the detention basin areas located north and west of the building areas. These plants will increase the biological diversity on site, add environmental benefits by increasing infiltration and decreasing stormwater runoff, and protect the soil from erosion due to rainfall or blowing around on windy days during periods when no longer in agricultural production. This plan provides a special community benefit as it demonstrates a special sensitivity to the existing topography and drainage of the Property. 3. The proposed development is a creative approach to the design of these essential public service facilities. The western portion of the Property is at a grade that slopes up from the center of the Property to a grade approximately 15 feet higher than the center and eastern portion of the Property. The facilities will be placed on the southern portion of the Property, which is at a lower grade level with trees for screening. The development will create an environment of natural plantings that will enable the responsible drainage of stormwater while maintaining its current drainage pattern to the southwest corner of the Property. This design provides a special benefit by being sensitive to the topography and existing drainage of the Property. 4. The local economy will benefit from this development. Construction of the facilities will create jobs prior to start-up and commissioning of the water system, and the operation of the facilities will provide continued employment opportunities thereafter. These personnel are potential patrons of local Lemont businesses. 3 In addition, the Commission notes that any discussion of additional real estate exactions is a matter that would be taken up with the Village Board as part of an Intergovernmental Agreement. The Commission has modified the site design along the western property line which could allow for an alternative location for a pathway. This could be discussed if the parties are able to reach a mutual agreement. 4 Objectives 8, io and ii are not relevant to a non-residential use such as the facilities. 5. The proposed development will preserve and enhance the natural features of the Property, including the promotion of growth of wetland plants and other natural plants that grow well in damp and low-lying areas, as shown on the Landscape Plan in Exhibit L and the site renderings in Exhibit I. The addition of trees on the Property will also enhance the greenspace feel of the Property. 6. The proposed development will provide a substantial area of visual open space and natural plantings. This takes advantage of and enhances the existing landscape for visual enjoyment and atmospheric benefit of those residing in or traveling through the area. 7. The proposed development will facilitate the delivery of public services in the form of a public water supply system that will serve the Commission's members in a cost-effective manner, replacing groundwater well sources that will be insufficient to meet public needs by 2030. 8. The proposed development will reduce energy demand and consumption with the inclusion of clerestory windows, allowing natural light into the main pump room, and extensive use of LED lighting inside and out. In addition, a detailed process of pump selection will ensure optimal efficiency based on the system hydraulics and all facilities constructed under the program will include third -party commissioning of the electrical systems and controls to optimize performance. A quantitative summary of the key features of the development includes the following elements (see UDO Section 17.07): Property Area 14.75 acres (Min. 3 acres) Lot Width 596.14 ft. (Min. 150 ft.) Minimum Front Yard Setback To Gate: 67' To Storage Tank (initial phase): 374' To Storage Tank (final phase): 122' (Min 50 ft.) Minimum Rear Yard Setback To Generator Pad: 191' To Initial Building: 307' To Pump Station Expansion Area: 172' (Min 50 ft.) Maximum Building Height Building: 36-1" Storage Tanks: 130' (Max. 37 ft.) Driveway Width At Proposed ROW: 24' _ Total Square Footage Covered by Initial Phase: 24,865 sf (0.57 Ac) Structures (Buildings and Storage Tanks) Final Phase After Expansions: 51,505 sf (1.18 Ac) Total Square Footage Covered by Roads Initial Phase: 60,200 sf (1.38 Ac) and Other Impervious Surfaces Final Phase After Expansions: 61,352 (1.41 Ac) Total Square Footage of Commonly Commission will own and maintain 14 Acres Owned and Maintained Open Space following ROW dedication Number of Off -Street Parking Spaces 10 marked spaces, including 1 Accessible space, are provided for employee and Commission vehicles The proposed facilities will comply with all of these required elements other than deviation from the height of the storage tanks; a deviation from the UDO standard to allow the storage tank height is merited in this instance due to the required hydraulic design of the water system, as described in the Summary of Hydraulic Analysis section below. Renderings of the development at the initial and final buildout phases are included in Exhibit I. These demonstrate that there is very significant screening of the storage tanks and building when viewed from both the west and the north in both the initial and full buildout phases. Trees will be planted along the driveway north of the storage tanks and the building as well as along the west lot line and west of the southwest corner of the building, which provide visual buffering of the development when viewed from various angles. Planting along the south lot line is not practical due to the presence of the Village of Lemont's water and sewer easement along the south 20 feet of the Property. Details about the trees to be planted are included in the landscape plan in Exhibit L. In addition, the proposed development of the Property has been designed to provide special benefits to the community, pursuant to UDO Section 17.08.040, including (1) placement of the storage tanks along the southern portion of the Property, separated from existing residences, (2) providing significant open space around the building and storage tanks, including natural grass and wetlands and other natural plantings, (3) layout of the facilities with special sensitivity to the existing stormwater drainage pattern of the area, including retaining the low-lying wetlands area and providing two detention basins in the central/southwest quadrant of the Property and additional basins along Bell Road to accommodate off -site (roadway) drainage, and allow the stormwater to flow out at the southwest corner, which is consistent with the current drainage pattern, (4) protect the view from homes located to the west of the Property by retaining the higher grade elevations of the Property along the western lot line (particularly in the northwest quadrant which is up to 15 feet higher than the portion of the Property nearer to Bell Road) and adding trees along the western lot line, and (5) designing the building with use of glass and brick in natural colors that blend with the natural area and natural landscape design of development on the Property. The Special Use Standards Under the Lemont UDO The proposed development of the facilities on the Bell Road Property with a special use for Utilities is consistent with standards for a special use stated in Section 17.04.140.0 of the UDO, as follows: 1. The facilities are needed for the convenience of the public at this location. The design of the public water supply to the members of the Commission is based on hydraulic design principles to comply with state law requirements for water systems. The Summary of Hydraulic Analysis below explains why this Property provides the proper hydraulic conditions and is critical to the operation of the Commission's water supply system. 2. The facilities are designed, located and proposed to be operated so that the public health, safety and welfare will be protected. The placement of the facilities at lower grade level portions of the Property creates the least visual impact from the structures and is sensitive to the existing topography and drainage. This enhances the existing low-lying wetland areas and provides visual and greenspace benefits. The fencing and entry gate along Bell Road are placed to allow vehicles visiting the Property to be out of traffic on Bell Road while waiting to be admitted. The remaining fencing around the perimeter of the facilities is designed to prevent curious individuals from gaining access to the Commission's operating facilities. 3. The facilities will not cause substantial injury to the value of other property in the neighborhood in which it is located. The facilities are located on the southern portion of the Property, set back away from the existing homes in the Sun Hill Subdivision that back up to the Property. The outside lighting design will prevent spillover of light onto adjacent land and will be operated between dusk and dawn only at levels necessary for security purposes. The plantings are designed to enhance the area and create a natural greenspace look with an area of visual openness. 4. The facilities will not create excessive demands on Village services or impair the ability of the Village to maintain the peace and provide adequate protection for its citizens. The Commission facilities will be a very low intensity use, with a small number of staff on site and working in shifts over 24 hours a day, seven days per week. This will result in significantly less traffic and other outside activity than would be generated by the number of single-family homes that could be constructed on this site of almost 15 acres. The demand on Village services will be much lower than single-family residences and operations activities will be largely performed indoors. 5. The proposed use is consistent with the standards of the UDO for use for Utilities and as a PUD. This development is consistent with UDO standards for a special use for Utilities and meets the standards to qualify as a PUD. 6. Meets the applicable standards for PUDs in Section 17.08 of the UDO. Compliance of the development and the facilities with the applicable standards for a PUD is set out in detail in the section above entitled "The PUD Standards Under The Lemont UDO." Permits from Other Entities The Commission is working to obtain permits from other entities with jurisdiction, including the IEPA Notice of Intent for construction site stormwater discharge (NPDES) and IEPA construction permit for the water storage and pumping facility, Soil Erosion and Sediment Control plan review by the Will -South Cook Soil and Water Conservation District. Notice to the FAA of the proposed tank construction is required and will be provided. [Engineer comment 1.e] A pre -application meeting with MWRD was held on .April 29, 2024 to discuss the project and MWRD's role in permitting the proposed development. Based on those discussions, an ecological assessment and field the investigation of the property was done and the farmed wetland area delineated. Per Watershed Management Ordinance (WMO) requirements, the grading of the site maintains existing drainage patterns to ensure that areas that contributed runoff to the depressional area continue to do so. The detention basins are designed to accommodate proposed and future site impervious area runoff and limit discharge rates per Village requirements. [Engineer comment 1.e] The Landscape Plan in Exhibit L is designed to conform with the requirements of Section 17.20.030 of the UDO. The minimum tree caliper of 3 inches has been met along the frontage and the required number of plant units has been provided, as shown on Exhibit L. [Planner Comments 24-27] The Landscape Plan shows addition of supplemental screening along the north line of the Property behind Sun Hill Lot 4, which the Commission will install if desired by the owner of Lot 4. [Arborist Comment 13]5 Trees will be placed along the southern portion of the western Property line as this is where the facilities will be located and trees can serve as a visual buffer. No trees are proposed for the northern portion of the western Property line due to its higher elevation and the fact that no facilities are located on the northern portion of the Property.. [Arborist Comment 13] Planner Comment 23 and the Arborist Comments 2-7 note that submission of a tree preservation plan is required by the UDO or an exception to the PUD should be requested. The Commission requests an exception in the PUD for this requirement based on the existing conditions on the Property. Because the Property has been used as a farm for many years, there are no significant existing trees on the Property. There is a dense landscaped area along the northern line of the Property (except for one lot) consisting of bushes and shrubbery and some smaller trees. Most of this landscaped area is not located within the Property but on the lots located to the north in the s Village staff has inquired about the possibility of granting a water main easement to the Village along the north property line to connect to the fixture Village water tower to the west. The Commission is willing to discuss such a donation but notes that such an installation will likely impact any trees along the north property line. Sun Hill Subdivision. The Commission does not plan to remove any existing trees, bushes and shrubbery within the Property during construction of the facilities,6 as can be seen on the Landscape Plan. Therefore, a Tree Preservation Plan is not proposed pursuant to Section 17.20.130 of the UDO. Arborist Comments 9,1o,11 and 14 required addition of notes and details and plant list quantities, which are now shown on Exhibit L. In order to allow the improved wetland area to be a focal point of the site, a planting bed is not included along the Bell Road Frontage. [Arborist Comment 12] Given the scale of the site and the distance from vantage points to the west, north, and east, the design opts for trees around the detention basins, which will provide better screening and a more visible landscape presence around the detention areas. [Planner Comment 28] Trees and plantings near the driveway off Bell Road will be placed to not interfere with sight lines for ingress and egress. [Arborist Comment 151 Snow removal and storage areas are shown on Exhibit L. [Arborist Comment 8] A long-term maintenance plan is proposed and also included in Exhibit L. [Arborist Comment 16] Summary of Hydraulic Analysis The hydraulic design of the Commission waterworks system is based on constructing initial facilities to meet the 2050 Maximum Day Demands of the Members and, at a later time, expanding the system through the addition of pumping facilities to meet the higher Maximum Day Demands of the Members at their estimated community buildout. Design criteria such as minimum and maximum pressures (which are important to enable the water to travel through the pipe to its final users) within the system were used to identify the pipeline sizing, locations of facilities and pumping requirements for the Commission waterworks system in 205o and at buildout. The hydraulic analysis has determined that the initial Commission System be constructed with a water storage tank and pump station facility in the Lemont area along either 123rd Street, Bell Road or 135th Street between Route 45 and east of Parker Road (see map below). Together, the water storage tank and pump station at this facility will increase the water pressure to allow the water to maintain the required minimum pressures as it travels a distance of approximately 20 additional miles to the next facility. If there is not a facility constructed in this area, the water cannot be supplied to the Members at the minimum pressures required by IEPA. 6 There is one "scrub" tree along Bell Road in the area to be dedicated as part of the Bell Road right-of- way; it is anticipated that this tree will be removed during construction. Parcels in this area are primarily owned by the Forest Preserve District of Cook County (FPDCC). Based on initial discussions with FPDCC, construction on these parcels would not be allowed due to the presence of environmentally sensitive areas. The remaining parcels are either already developed, do not have sufficient size based on the presence of wetlands and water bodies, or are properties that the Village has advised it would rather see developed for other uses. The proposed parcel is the most viable option based on location, available acreage and future land use consistent with the Village's planning objectives for the area. Location of these facilities in a member community such as Romeoville would result in waterworks system pressures below the minimum requirements of IEPA. Other Impacts As described in the Traffic Study in Exhibit E and the Economic Impact Study in Exhibit G, the proposed development is anticipated to generate very minimal amount of vehicular traffic and have only a nominal impact on real estate tax revenue to the Village and other taxing bodies. The Commission is willing to dedicate a strip of land along the Bell Road frontage of the Property in an amount up to 5o feet in width for the future improvement of Bell Road. This ROW dedication will reduce the parcel size by approximately 0.7 acres. Based on discussion with Village staff, this will be accomplished via a plat of dedication rather than a plat of subdivision. Exhibit C Plat of Survey 1370904-1 Exhibit D Existing Site Conditions 1370904-1 wil u QW_ FLLI Lij 0 - ° - - Q- W to 9 _ - ZuoLjj . uoxm °m w & z `ln= o =3LL co Z z o J°O Ir Rcwt's r— LL Z oU o z Ln o - LL Q O- U` u u Exhibit E Overall Site Plan 10 1370904-1 0 e lo LU ? of aU, 0 Y p11 Z E v rn kt 8 5 $ 1 m b n 1 M k C - x a J. W.. a.,x. yaeo- as r _ ( 4 /" , ] �v IIMYlgV1 le N 4.s 1 i R y- •'� I � u a a 4 0 o i F 7 f ZW 7 IC •»- � T .'i' / a _aka 2 �V z B I_ o LL I L �jj 9 ) S + M I I� .a �.�. 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(����� . 6�:� \ . . 2©»� � .: y 2 \ . a.a.. �� =f\> � � � / e ¥5 % § 11 R - V- i J VC. i S. f i t y _ N I- 0 w W 0 0 3 w 0 z 0 0 c^, 1-f qt V : Exhibit G Elevation Plans 12 1370904-1 Z oc 9.Z g> 3 rZz �2 S Exhibit H Preliminary Engineering Plans 13 1370904-1 o 9 on 0)u u IL 01 z E-1 UJ O 9E ¢¢g EnLu z O U) z O Owl O 7 T MOP w E-LL? j0J >r¢ w t O w a¢LLz z O cr (D h k � F Y ki z o ► w i' ir T 3 7T- 110 w a. a z C] Exhibit I Landscaping 14 1370904-1 zHill r3 0La n a 0G,o s� o O u :;a c ubC> ,w4, ° 8g� S rc U F_ x IE� ZZW 6 W i ¢Q•[ U X 0 zO % z y�y 4 2 Q • � O QG c i e \ — z 9C p U zr— /, a'�LIJ uj ca a y z �L 13 fin'Ie z CL LOU ! ; e r o f LLI m t s p �$py L �? W p i3a8 � - Cl vi ri r LU Ij Y w ( ` L) € a$ r i J al X W ,�t—_--» M•.----w. PF---.. Y.l--••—�M1T39 ---•P. «. ---Y. «6 ----i k ' l° 1 � A,� r r E S 3Jee S 1G15��v,J` a� f 1 N U- 46 Exhibit J Photometrics 15 1370904-1 3 99 S 'S gill, 8__ aroa naa dip 3. V pp g r u 10l•�) 133HS WIHO.Wh ' Y $ X W u