Title
Vintage Crossings Drainage
History
In the summer of this year (2019), Village staff received complaints about flooding concerns from residents of the Vintage Crossing neighborhood. The complaint included water ponding in their backyards and the sump pumps constantly running.
In order to understand the issue and potential causes, Village staff evaluated the existing site conditions in the subdivisions of Vintage Crossing and Fawn Ridge by visiting the site and reviewing original development design documents from early 2000 related to the site grading and stormwater system.
Based on our analysis of available information and site observations, Village staff came to the conclusion that the original design of the backyards may have been modified by individual property owners. The modifications include changing the backyard grading, adding storage sheds, adding fences, and other work done in the public utility and drainage easement without proper permits or approvals from the Village. These changes and additions eliminated/impacted swales in many areas and/or obstructed the flow of stormwater which is causing water ponding and concerns for potential flooding.
Earlier this year, Villas of Tall Grass, a residential development, started construction on its site which is located immediately west of Vintage Crossing and north of Fawn Ridge subdivisions. As part of their stormwater management system, the developer built berms west of Vintage Crossing and north of Fawn Ridge subdivisions. Prior to the construction of Tall Grass berms, stormwater from Vintage Crossing and Fawn Ridge subdivisions was releasing into Tall Grass site. After construction of berms and absence/obstruction of swales in Vintage Crossing and Fawn Ridge subdivisions, stormwater is unable to find its way to the several inlets and detention pond designed to manage stormwater for these two subdivisions. Villas of Tall Grass site cannot be used as stormwater basin for the neighboring subdivisions. The Vintage Crossing and Fawn Ridge swales and grades must be reestablished to allow stormwater to flow as designed.
On October 9, 2019, the Village informed property owners via a certified letter about potential flooding issues in the two subdivisions. The Village invited all affected property owners to attend a meeting at the Village Hall on October 24, 2019 at 6:00 PM to discuss the issues and possible solutions. Two property owners attended this meeting. After the meeting, the Village conducted additional studies, including backyard grading surveys conducted by a licensed surveyor on November 12 and 13, 2019. Based on this grading survey, visual observations of backyards, and reviews of original development design documents, Village staff came to the conclusion that all affected properties (at varying levels) are in violation of Ordinance 6-409.E.16.c of the Village’s Land Development Code. The referenced ordinance states that, “No lot shall be allowed to divert, modify, or change grade elevations from an approved engineering drawing without approval from the Director of Engineering.”
The Village has been diligently exploring cost effective and least interruptive solutions for the above issue. The Village retained DesignTek Engineering, Inc., of Mokena, Illinois to study and prepare a drainage design that will allow stormwater to flow in the swale through Vintage Crossing and Fawn Ridge subdivisions and eliminate concerns for flooding. DesignTek submitted their design to the Village and staff agrees with their solution. The design will work as long as the backyard grades and swales are maintained and storm inlets are kept open.
To implement the designed solution at a lower cost with the least interruption, the engineering staff has been able to negotiate two concessions with the Villas of Tall Grass developer, Marth Construction (Marth). Marth has agreed to allow construction access from Tall Grass site and absorb construction spoils in their site without any cost to the property owners of Vintage Crossing and Fawn Ridge. However, they require that grading and swale work be completed by March 31, 2020 as Marth has plans to start backyard landscape work in their development in April 2020. After March 31, construction access from Tall Grass to Village Crossing and Fawn Ridge will not be available.
Staff is recommending that all affected property owners take advantage of Marth Construction’s offer and collectively pay for the solution. The two concessions (construction access and absorption of spoils) offer significant cost savings and convenience to property owners in terms of reduced construction costs, no to minimal damage to their front, side, and back yards, disposal of spoils, trucking and equipment costs, and other related costs/impact related with this solution. The Village is willing to act as a point of contact and liaison between the contractor and property owners, which offers additional savings to the property owners.
To implement the solution developed by the Village and its consultant, the property owners will be required to remove all items from the backyard drainage easement including sheds, fences, vegetable gardens, etc. After grading work is complete, property owners will also be responsible to repair backyards including landscaping, grass, etc. while maintaining the grades and swales in the drainage easement. All of these items will be completed by property owners at their expense.
Financial Impact
There is no financial impact to the Village as the Village will not participate financially to address flooding concerns/issue. However, staff will spend time to develop and facilitate the execution of a solution.
Recommended Action/Motion
For discussion only. When a final solution is developed and accepted by the property owners, staff will recommend an appropriate action/motion at a later date.