Removing the Runoff Water That Builds Up in the Backyard During a Storm

This is the backyard intake for a private storm sewer installed by an Oak Avenue resident. Run off from the elevated  mega properties on Maple Avenue means that the backyards on Oak Avenue have to accommodate twice as much water --  their own and the water from the house behind them on Maple. If the water is not removed quickly enough, the yard will fill up and the excess water starts to look for places to go, usually the basement via the window wells. There are several Oak Avenue houses with variations on this private storm sewer theme. This one may be one of the best for removing water quickly to the street.  Most intakes aren't this large -- 1' square -- so this one was effective enough to help drain three yards, until the June 26 storm, when the force of the water separated the pipe from the intake and now needs to be fixed/replaced.  Here's where the water comes out in the front yard [below]:

The owner of this house added several inches to the height of the window wells. The original window, which opened into the basement, was replaced with glass block to prevent backyard water combined with Maple Avenue runoff from rushing into the basement when the window wells were overwhelmed. 

This is another one of the elevated window wells with its cover on. The owner did the cement work himself. It can cost up to $500 or more to install new window wells with additional height.

Sunday, June 30, four days after the storm, the two in ground sumps installed several years ago at this house are still pumping excess ground water to the front yard. [The backyard has been too saturated to absorb sump pump water since 2007].  The pumps have been cycling non stop every three minutes. Did I mention non stop?

Taking It To The Village One Paragraph At A Time

In one paragraph of its response to Oak Avenue residents [see entire Village email in previous entry], the Village reached out with suggestions for improvements to help with flooding on Oak Avenue properties. Like we haven't already tried to put lipstick on this watersoaked pig for years. 

The Village suggests: A quick and small improvement would be to install a private storm sewer and/or a by-pass drainage swale within the rear and side yards of your property.  

An Oak Avenue resident replies:  We've been there. Already done that.  

In 2007 with the construction of 2411 and 2417 Maple Avenue and the resulting deluge of water, affected Oak Avenue residents installed private storm sewers, a 10'  x 4' French drain, basement sumps, and, in one case, constructed a berm to handle excess water, which suddenly inundated their backyards. Window wells were raised. Gutters were redirected. FYI -- Sump pumps are useless, when both the backyard AND the street always flood. There's no place to pump the water. As for a swale -- there WAS one between the Oak Avenue and Maple Avenue properties, which has disappeared. None of it has alleviated backyard, basement or street flooding, all of which seem to escalate with each new construction. Residents on the south side of Oak Avenue paid for a swale which does help with their excess water. 

Which begs the question -- why didn't the Village require private storm sewers and by-pass drainage swales in the rear and side yards of the huge new homes at 2411 and 2417 Maple Avenue?  We understand there are two tiny 18-inch catch basins in the lowest part of the backyard at 2417. Where does that water drain? Into Oak Avenue backyards and basements, apparently.  

The Village allowed the builders to raise the grade from two to four feet on those mega properties and increase the footprint to almost 50% in one case, with no regard for the environmental effect on the Oak Avenue backyards. The immediate result was three backyards suddenly so full of water that it rushed into window wells like Niagara Falls, knocking out furnaces, hot water heaters, washers/driers, and ruining thousands of dollars in personal property. Ground water is always high now. And now Oak Avenue sewers back up in basements regularly. This has happened repeatedly since those homes went up -- three times in 2013 alone. 

Here is a google Earth view of the two huge new homes on Maple Avenue whose construction immediately changed the landscape for the homes downhill on Oak Avenue. Even worse, the house two houses left of the big one that's smack dab in the upper middle of this picture, is about to be torn down and replaced. 

When we learned that the Village was about to approve the new building permit for this new house on Maple Avenue, we asked the Village not to let the builder raise the grade. The Village's reply was non committal. We've since learned that the Village approved a gutter in the rear of the new house that empties into the backyard. Not good news for the watersoaked backyards on Oak which will have to absorb that water. 

The Village reminds us: The Village has a cost-sharing program to help property owners with absorbing some of the costs involved for this private infrastructure.  

The Oak Avenue resident replies: We need a buried drainage pipe with catch basins at the back of each yard, running the length of the block between the properties. This would keep excess water out of Oak Avenue back yards, which is currently being pumped out to an already flooded Oak Avenue via the private storms sewers now in place. 

The drainage pipe to take the backyard runoff water out to Western Avenue instead of Oak would provide some, if not total relief to the overwhelmed Oak Avenue storm sewers. Since the Village caused this problem with its ineptitude, we propose a 90-10 cost sharing program which combines ALL the grant money allotted to the Oak Avenue AND Maple Avenue homeowners to pay for 90 percent of it. And the remaining 10% should be covered by the residents at 2411 and 2417 Maple Avenue. [We can dream, can't we?]

The Village adds a caveat: Please keep in mind these types of drainage conduits would function adequately in low or steady rain events but would not provide flooding protection during storm episodes that we experienced in April or yesterday; they are simply not intended to function in this manner.  

The Oak Avenue resident replies: Actually most of us didn't require these types of drainage conduits, even during short heavy rains, BEFORE the construction at 2417 and 2411 Maple Avenue. The problem is that Oak Avenue is having to absorb Maple Avenue water in much greater quantities since then, even though the Oak Avenue storm sewers are already maxed out. 

The Village goes on: However, private rear yard storm sewer are to provide assistance in draining the rear yards and avoid standing water from occurring 24-36 hours after the rain subsided.  

The Oak Avenue resident replies: Except for an earlier problem in the 1990's when the Village allowed the grade to be raised for the very first tear down on Oak Avenue at 2432, there has been no standing water problem on Oak Avenue. 

Water always drained on its own within 24-36 hours. Even during the 100-year floods in the 80's. When the new house at 2432 went up, eight backyards on Oak Avenue would flood after every rain. And the water wouldn't drain for as long as five weeks. 

The back yard at 2406 was completely destroyed by that standing water. The Village suggested a drainage pipe back then, but the residents would have to pay for it. The proposal was unanimously rejected, since the residents felt the Village had caused the problem. The Village found another solution and the problem went away -- until 2007, when the Village failed to remember Oak Avenue's history and repeated itself. 

And these problems are just the ones that have occurred on the north side of Oak Avenue in the 2400 block.

The Village Replies to Emails About Fixing the Flooding

The following is an example of one of the emails sent by residents of the 2400 block of Oak Avenue to the Village, after the June 26, 2013 flood -- followed by the Village's response. 

[To the Village from an Oak Avenue resident]

I know there have been several emails, pictures, and plans over the years to fix the issues around our block of 2400 Oak Ave.  But for the second time already this year, not to mention the several times over just the past couple of years, we are having severe flooding issues on this block.

The last flood in April caused significant home damage to several homes including mine.  As a resident, I do not enjoy waking up with anxiety every time it rains, wondering if I am going to have do deal with another flood in my house, the monetary and property loss, not being able to get down the street or have my kids use their backyard, because it is under a foot of water.  We are not in a flood zone and this is occurring too frequently.

This is all fixable. I've attached pictures again.  And I need to know what actions are being taken fix this, not what further evaluation is being done, it seems like this has been evaluated long enough.

  

Here is the Village's response to the emails. Over the next three entries, each paragraph of this letter will receive an extended reply from the administrator of this blog. 

[From the Village to Oak Avenue residents]

Thank you for sending your emails and enclosing the photographs of yesterday’s flooding event.  The Village understands your concerns as well as the frustrations you have experienced with the three most recent flooding events we encountered over the past two months.  Rain events such as these create a condition where intake and conveyance capacity of the storm sewer system that serves your neighborhood, and the downstream system as well, is exceeded.  You are not alone with these problems and the Village is making every effort towards trying relieving areas such as your neighborhood from stormwater flooding.  However, with rain events as yesterday’s there is great difficulties for the Village to provide enough protection to prevent or keep properties from flooding.  We received a total of 3.5-inches of rain over six-hour period (4 AM to 10 AM), with 1.65-inches alone in a 30-minute period (4:15 AM to 4:45 AM), which overloaded the Village’s storm sewer system and the local watercourses in which these systems discharge into.

A quick and small improvement would be to install a private storm sewer and/or a by-pass drainage swale within the rear and side yards of your property.  The Village has a cost-sharing program to help property owners with absorbing some of the costs involved for this private infrastructure.  Please keep in mind these types of drainage conduits would function adequately in low or steady rain events but would not provide flooding protection during storm episodes that we experienced in April or yesterday; they are simply not intended to function in this manner.  However, private rear yard storm sewer are to provide assistance in draining the rear yards and avoid standing water from occurring 24-36 hours after the rain subsided.  

We are still moving forward with stormwater projects within the Village and have completed two projects this year.  Our commitment and goal is to work on solutions for flooding throughout the Village as you may know, storm events of this type (hard and quick rainfall) seem to occur more frequently than in the past.  We have a neighborhood mailing being sent out today to indicate that the conceptual project (Western/Oak Project No. 20) in the Master Stormwater Plan that proposed approximately 2,000 linear feet of 4-diameter 0.5 acre-feet storage pipe in strategic locations does not produce noticeable benefits unless supplemented with approximately 4 acre-feet of additional storage.  The location(s) for this necessary additional storage still needs to be identified and acquired.  I have attached a copy of this letter to expedite this information to you.

I hope I have answered some of your questions or addressed your concerns; if you have interest in examining the potential for installation a private storm infrastructure please contact me to discuss further. . .

The Cherry Lane Underpass

While Oak Avenue residents have been cleaning up their back yards, front yards, and basements, there were other flooding issues around town. 

Perhaps the Cherry Lane underpass flooding can provide another barometer of the demands being put on the storm water infrastructure throughout the town of Northbrook. 

When the road under the viaduct at Cherry and Meadow flooded during the recent storm on June 26, 2013, we learned that over three and a half inches had fallen from 4 AM to 9 AM. That amount was touted by the village as an enormous load of water in a very short time. With so many larger homes eating up so much permeable land and so little improvement to the infrastructure to take storm water away, three inches of rain can overwhelm Northbrook sewers very quickly.  

What's interesting to note is that when the viaduct flooded in 1987, there was more than eight inches of rain. [See historic mention below]

1982, 1985 and 1987 were considered 100-year flood years, i.e., floods that only happen every 100 years. Northbrook got three of them in one decade. 

Here's some photos of the flooded Cherry Lane underpass in case you missed it. By the way, there's a brand new Honda CRV in that water somewhere. We should also mention that the water has already started to drain. It also looks like the water level reached the top of the 14' sign, based on the watermarks on the bridge. 

The watermark on the bridge indicate that the flooding was at least eighteen inches higher. And you still can't see any sign of the car that got its engine flooded out in a misguided attempt to navigate the underpass. 

This photo was taken from the bridge over the north branch of the Chicago River, Northbrook's namesake. The river is flowing from left to right. When the river breaches its banks, it spills over onto the underpass, which fills up. The watermarks on the road show how far the water has receded. Below you can see a waterless Cherry Lane underpass.

June 27, 2013 • The Day After

Just one picture of the reclamation trucks which showed up on the 2400 block of Oak Avenue after yesterday's rain.  You'd never know there was ever any flooding yesterday, judging from this photo, except for the telltale trucks. 

Here's a Service Master truck airing out somebody's flooded basement, in all likelihood. 

A few weeks ago a survey was sent out to the residents of the 2400 block of Oak Avenue about flooding on the block. There is a history of flooding going back to the 1950's. It has escalated by geometric leaps and bounds, since the teardowns began in the 1990's. 

Instead of just assuming that everyone knows there's flooding on Oak Avenue, the first question on the survey posed the obvious:

Do you think there is a flooding problem on the 2400 block of Oak Avenue?

If the respondent said NO, they were done with the survey. How hard could that be? If they said YES, they could skip the rest of the questions and be done with the survey, too. We weren't asking a lot. 

Each household along 2400 Oak Avenue received a copy of the survey. There were twelve questions, some with multiple parts. 

Unfortunately, the Oak Avenue Flood Survey Committee received a disappointing 38% response, despite promises to keep the surveys anonymous. Nationally, the average response to surveys like this is only 2%, but in such a small, concentrated sample, we had hoped for more. Perhaps if we had given away a car. Or free clean up after the next flood.

Ironically, today, after yesterday's water festival, we noticed any number of reclamation trucks in front of Oak Avenue houses on the 2400 block. All were were observed parked in front of homes that hadn't taken the time to respond to our survey. This makes us think that most people DO know there's a flooding problem on the block, but don't want to talk about it.

Ironic, also, that three of those houses were large homes built during the McMansion craze, which, arguably, has contributed to our storm water and sewer backup problems.

Two things: 1] apparently no house, no matter how new, enjoys immunity from the inadequate village infrastructure on the 2400 block of Oak Avenue and, 2] people are probably reluctant to admit they are victims. Resale value and all that.  

The lack of candor may also help to explain why Northbrook doesn't seem to feel there's any urgency to correct this village-wide flooding problem. Our street was slated for infrastructure improvements to start in May. But we've been told that the project is now on hold, based on a consultant's cost/benefit analysis. 

So that's why we started this blog, to help the village understand how adversely the flooding problem affects our day to day lives. This blog is a modern day update to deal with the latest flooding issue on Oak Avenue. The last big problem was in the 1990's, when eight backyards were flooded for weeks after the village allowed the grade to be raised on new construction, after the very first teardown on the block. 

At that time, the village expected the residents to rectify the problem themselves. With a huge financial outlay for each household. Despite the fact the village had caused the problem. After the neighborhood protested, the village found a way to solve it. Deja vu, all over again, as Yogi used to say. 

Those who do not remember the past are condemned to repeat it. Or should we say, the more things change, the more they stay the same. 

Meanwhile, we will post results of Oak Avenue Flooding Survey here in a week or two, if not before. 

Wed • June 26, 2013 • Situation Normal All Flooded Up

The 2400 block of Oak Avenue has had street flooding for as long as there have been houses on the street, from the late 1940s and early 1950s. During the 100 year floods of '82 and '85, before curbs, the water only reached up to the sidewalks. The addition of curbs in the eighties, which promised residents a respite from flood water changed almost nothing. And cost residents more than $1000 per home. 

Looking west for 1/2 mile on Oak Avenue. The water sinks to the lowest point on the 2400 block of the street. When curbs were added, additional grates were not.  There are only four grates on the 2400 block. At the lowest point, where all the water collects, there are just two grates to remove the excess water. This picture was taken next to one of the grates. The other one is directly across the street. The other two are located in the dry area, above, where they are virtually useless.  

Looking east for 1/2 mile on Oak Avenue. 

You'll notice a woman on the sidewalk, looking down at the camera, wondering how to get to the train. She made the mistake of using Oak Avenue as her route to the Milwaukee Road. We suggested that she just walk on the lawns, past the flooded sidewalks, since she was wearing sneakers and wouldn't ruin her shoes. 

This view after the water had drained is to show how small the grates are. Eight hours after the rain, that tiny opening can finally handle the water without backing up.

This is the second grate --  across the street from the one above. When the rains come, the street fills up with water, like a bathtub with a tiny plug. It's like trying to squeeze an 800 pound gorilla into a five pound bag. 

The UPS truck came barreling down the street, with no concern for flooding out his engine. Several residents on the block stayed home from work today, because they don't drive trucks and couldn't get out of their driveways without risking damage to their engines. Meetings with clients were re-scheduled. So were doctor and dentist appointments. Several kids missed day camp. 

Another private storm sewer removing water from a backyard. When it rains, this resident attaches a PVC pipe to the outtake to speed removal of the water from his backyard. The houses on Maple are on a higher grade and dump their water into the Oak Avenue backyards. 

Another view of Oak Avenue looking east. The stop sign is at Western Avenue. As rains go, this flooding is now the rule, not the exception. It doesn't take much. As a reminder, remember there are only two grates trying to absorb all this water. We should probably also mention that the infrastructure improvement scheduled to start in May was postponed for cost/benefit reasons. The village insists that the project has not been cancelled.  

This water is being pumped from a flooded back yard. The pump sits on top of a drain which extends all the way from the back yard to the front lawn. After heavy rains, the pump can be removing excess water for six or more hours. 

This is water-damaged new carpeting from the June 26 flood, which replaced what was lost in a similar flood earlier this year, which replaced carpeting lost in another flood last year. The financial losses in furnaces, hot water heaters, washers and driers, electronics, and furniture have been growing incrementally since the first new construction in the nineties at the start of the housing boom. Raising the grade for new housing has been a particular source of excess water. 

This photo is slightly out of focus. Taken this morning around 6 AM, it shows the extent of flooding in just one of the affected backyards. The increased backyard flooding began after two teardowns on Maple Avenue were replaced with much larger McMansions. The grade for the homes on Maple was already two feet higher than the properties on Oak Avenue. The new construction increased the grade to four feet. The size of the yards was also drastically reduced by additional footage from large, impermeable patios and driveways.