Plan Commission
Regular MeetingDeerfield, IL · February 9, 2017
Minutes
APPROVED
PLAN COMMISSION
VILLAGE OF DEERFIELD
The Plan Commission of the Village of Deerfield held a Public Hearing Meeting at 7:30
P.M. on February 9, 2017 at the Village Hall, 850 Waukegan Road, Deerfield, Illinois.
Present were: Mary Oppenheim, Chairperson
Bob Benton
Larry Berg
Al Bromberg
Jim Moyer
Absent were: Elaine Jacoby
Stuart Shayman
Also present: Jeff Ryckaert, Principal Planner
Dan Nakahara, Associate Planner
Public Comment on a Non-Agenda Item
No public comment on a non-agenda item
(1) Public Hearing on the Request for a Resubdivision of the Property at 1530
Woodland Drive and 1509 Wilmot Road (RedRock Development)
The petitioner provided proof of notification and the legal notice was published in the
Deerfield Review on January 19, 2017.
Lawrence Freedman, attorney, Ash, Anos, Freedman & Logan, L.L.C., commented that
the petitioners are requesting a resubdivision of the two lots at 1530 Woodland Drive
and 1509 Wilmot Road into three lots under the existing R-3 Zoning, in full compliance
with all subdivision and building codes, and are not seeking any variations. Mr.
Freedman commented that the petitioners held a neighborhood meeting to answer any
questions or concerns about the proposed resubdivision. He noted that everyone that
was on the mailing list for the Public Hearing notification also received an invitation to
the neighborhood meeting. Three neighbors attended the meeting.
Jason Doland, Doland Engineering, LLC., noted that the properties are situated at the
northeast corner of Woodland Drive and Wilmot Road and will be resubdivided into
three lots all within the R-3 Zoning District. The R-3 Zoning criteria require each lot to be
a minimum of 9,000 square feet; in which case the minimum size lot for the
resubdivided lots is going to be at least 12,000 square feet. Minimum lot width, as well
the bulk requirements in the zoning criteria have been met. The petitioners are asking to
waive installing sidewalks since it is not in character with the neighborhood. Mr. Doland
Public Hearing Meeting
February 9, 2017
Page 2
explained that the new homes built on the resubdivided lots would be required to follow
the larger front yard setback of 45 feet to conform to the average front yard setback for
the block. He noted that the plans have been adjusted accordingly so that there is
complete consistency with how they will look at the building permit phase.
Chairperson Oppenheim asked if the front yard setback was the only part of the plans
that have changed. Mr. Doland confirmed this, and commented that the petitioner’s goal
was to present plans that prove that these are viable, buildable lots, even under the
most restrictive conditions. The homes themselves are going to be custom homes.
Chairperson Oppenheim asked the petitioners to explain the updates that are going to
be made to the storm water system in order to ensure that there is adequate drainage.
Mr. Doland explained that the storm sewer main within Woodland Drive is in need of
systematic upgrades, as there are historic drainage issues within the neighborhood. The
developer, RedRock, has committed to financially partnering with the Village, in order to
upgrade the storm sewer main running east to west (in front of the subject property)
along the north side of Woodland Drive. The upgrade will not only provide more space
for storm water runoff created by the resubdivision, but it will also alleviate and improve
the existing storm water issues in the neighborhood. The petitioners are committed to
the partnership with the Village to improve the overall drainage for the entire
neighborhood.
Commissioner Bromberg commented that during their prefiling meeting, Bob Phillips,
Deputy Director of Public Works and Engineering made a comment that the new homes
for the proposed subdivision will tie into the water main and will not have underground
retention basins on each lot. He commented that the Plan Commission received a letter
from a neighbor that stated that new developments are required to have water detention
areas installed. He commented that this development is not being required to install the
water detention basins.
Mr. Doland explained that the topic of storm water detention or retention is about
buffering a downstream system so that it does not create degradation in the quality of
life in the public right-of-way. He noted that the Village commissioned the petitioners to
do a greater benefit to treat and improve the entire storm sewer main. Therefore, the
petitioner will be making a larger investment in the Village’s main to provide the
systematic benefit to all of the neighbors, rather than providing a smaller investment by
installing retention basins on the three lots. The Village proposed a financial partnership
with the petitioner to upgrade the storm sewer main, which ultimately benefits more
residents.
Chairperson Oppenheim asked if Village Code requires that new construction have
detention areas on each lot, or if the water can be drained directly into the sewer
system, as long as the storm water is not draining onto surrounding neighbor’s lots. Mr.
Phillips explained that the Village has a Net Zero Ordinance, and the Engineering
Department considers the drainage and grading for each property individually to
determine the best means to drain storm water from the property. Mr. Phillips
Public Hearing Meeting
February 9, 2017
Page 3
commented that in this situation by upgrading the main, the overall situation will be
improved, rather than just treating the symptoms. Chairperson Oppenheim asked if this
was within code. Mr. Phillips confirmed that this was within code.
Commissioner Bromberg asked about the trees that are being proposed to be removed
from the properties, and if the petitioners are going to replace those trees. Mr. Doland
commented that the Village has a tree ordinance specifically for tree mitigation, impact
fees and replacement values, and their proposed plans illustrate a worst-case scenario
for the number of trees that may be removed from the property. The homes are going to
be custom built, and ideally, the homeowners are going to preserve the majority of the
trees on the property. The plans identify all the trees on the entire property with red “x’s”
to create a visual of how the lots would look if all the trees were removed. Chairperson
Oppenheim advised that before the homes are built, the petitioners would be required to
meet the tree ordinance, so nothing would be removed without being approved by the
Village. Mr. Ryckaert clarified that the plans identify all of the trees on the property, and
the developer would still have to meet the Village’s code in regards to removing and
replacing trees.
Scott Bentkover, 1503 Woodland Drive, commented that he is in support of this project
and feels that it is going to beautify the neighborhood. Mr. Bentkover is concerned about
the drainage in the area. There has been tremendous flooding right across the street
from his house, where the water comes up out of the storm drain system and pools into
the street. Water from Woodland Park also floods that area. He commented that the
Village hired Bob Hansen, Daniel Creaney Company, to execute a drainage study of the
area. A plan was developed and approved by the Village, and was supposed to be put
out to bid earlier this year. However, now that this resubdivision is proposed and the
plans have changed. Mr. Bentkover was told by the Village’s Engineering Department
that the project wasn’t completely dismissed, but rather their focus was on an
investigation of enlarging the storm drain system running east/west on Woodland Drive.
Mr. Bentkover went back to Mr. Hansen, Daniel Creaney Company, and asked him if
the proposed upgrade to the storm water main on Woodland Drive would be able to
handle the capacity of the water that was coming up out of the storm drain system and
flooding the area. He noted that Mr. Hansen explained that the storm drain system is
overwhelmed because of all the new construction. The Woodland Park neighborhood
started flooding to this capacity due to all the new homes putting more water into the
storm drain system, and retaining less water on the property, therefore inundating the
storm drain system. Mr. Hansen also informed him that simply enlarging the storm drain
system on Woodland Drive would not solve the problem, and it is really a question of
the tributary of the entire area. The water backs up from the storm sewer at Wilmot
Road, and the water rises out of the storm sewer on Woodland whenever there is a
higher water pressure and elevation, so simply enlarging the pipe is not going to solve
the problem. Mr. Bentkover commented that he wants to ensure that the new project is
going to resolve the storm water flooding issues. The new proposed project does not
Public Hearing Meeting
February 9, 2017
Page 4
take into account the inundation from the park, and it doesn’t address the level of water
in the storm drain system; it just widens the pipe.
Chairperson Oppenheim commented that there are two different issues: Firstly, the
approval of this petition for the resubdivision is based on the water and the impact on
the system that will be created by this specific property. The petitioners are only liable
for making sure that the system is not overburdened by their specific property. There is
a proposal for an upgrade to the entire system that should handle the runoff from their
property, as well as improve the drainage for the entire neighborhood. The second issue
is whether or not the storm sewer upgrade will improve the other flooding issues on
Woodland Drive (such as the flood water from the park and the storm water back up
from the storm).
Mr. Phillips explained that the Village first met with Mr. Bentkover about this four years
ago, at which time the Village decided to initiate a study on the drainage issues in the
neighborhood. The Village hired the Daniel Creaney Company to conduct the study,
and came up with a recommendation over the course of a couple of years. The Village
budgeted for the project; but at that time the larger improvement for the storm main
upgrade wasn’t an option. The original solution was a little more complicated, and
involved directionally drilling a storm main between Mr. Bentkover’s house and the
house to the east of him. It also involved trenching a storm sewer all the way down
across the western side of Woodland Park and create a swale over the top with a series
of check dams that would tie into the Wilmot storm sewer way father south. The plan
was developed and budgeted into the Village’s construction plan for this year; however,
after discussions with RedRock about their proposed resubdivision, the Village saw an
opportunity for a bigger improvement to better fix the drainage and flooding issues in the
area.
Mr. Philips commented that having a storm main on Woodland Drive is much easier for
the Village to maintain rather than having a storm main run in between two homes and
through a park, along with the collateral damage that comes with installing that kind of
system and then later maintaining it. The Village decided to initiate a study with another
engineer. It is not uncommon for the Village to get two different opinions for large
projects such as this one. The Village has a second engineering consultant working on
a study on the capacity of the storm main on Wilmot Road. There is a section of the
Wilmot storm main that is undersized, and it could be a choke point, so the Village is
considering replacing that as well. The Village has budgeted for that upgrade; however,
moving forward with the project would depend on whether or not the engineer comes up
with a conclusion that a new storm sewer level could be adequately sited on Wilmot
Road, which would have to pass downstream.
Mr. Phillips commented that the Engineering Department’s intent is not to ignore the
drainage problem in the area, but to solve the problem in the most efficient way. The
drainage in the backyards are from the storm water coming across Woodland Park from
the swale along the northern edge of that property. He commented that the storm
Public Hearing Meeting
February 9, 2017
Page 5
sewer is oversized on Woodland Drive and many homes that are upstream of this area
are tied into it, and that storm sewer surcharge causes the water to spill over, go down
into the backyard and then across from the park into the swale, which exacerbates the
backyard issue. Mr. Phillips explained that the Village cannot fix all the backyard issues
in the Village because it is cost prohibitive. The Village’s intent is to make sure that the
homes aren’t flooded. Commissioner Bromberg asked how far along the study is. Mr.
Phillips responded that the Village initiated the study after their initial meeting with the
petitioner. All the survey fieldwork is done, and in the next three/four weeks the
consultant should have recommendations.
Commissioner Moyer asked if the Engineering Department is waiting to see what
happens after the first repair is done with RedRock. Mr. Phillips responded that the
Village will know which direction they want to go in once they get that drainage study
from their engineer. If there is a positive result then the Village will move forward with
the project. The Engineering Department is confident that the improvement to the storm
main on Woodland is the better improvement and will have a positive effect on the
neighborhood as a whole.
Chairperson Oppenheim asked if the Engineering Department felt that it would be a
significant upgrade to the storm sewer system in that area. Mr. Phillips commented that
the storm sewer would be upgraded from a twenty-four inch pipe to a thirty-six inch
pipe, which would essentially double capacity. Mr. Bentkover commented that during a
rain storm the water from the park is not coming off of the street, it’s truly coming off of
the park. So the street doesn’t flood the park, but rather the park inundates the homes
that are around the park. There may have originally been a swale in the park that has
since been built over. The park is a problem in and of itself, where several times a year
a river of storm water runs through the park between the northern border of the park
and the back of those properties. The properties are flooded by the run off from the
park, as well as by the overflow from the storm drain system, which completely covers
Mr. Bentkover’s entire property (including his driveway and garage).
Mr. Phillips commented that the Engineering Department is not as concerned about the
water running through Woodland Park because the houses in the area are substantially
higher than the park. He explained that Woodland Park is not draining into the
neighbors’ homes, but the water from street is, and the Village’s goal is to have the
street drain properly and not drain into homes. Mr. Bentkover commented that
topographical surveys show that the edge of Woodland Park is actually higher than his
house. Mr. Bentkover commented that he is glad that they were having this
conversation, and recognized that he is going to benefit from the storm sewer upgrade.
Commissioner Moyer commented that it sounds like the entire neighborhood is going to
benefit from the storm sewer upgrade, and if there are still issues than the Village is
going to make more modifications to better their situation. Mr. Doland commented that
the petitioner is committed to making the necessary improvements based on the study’s
Public Hearing Meeting
February 9, 2017
Page 6
findings. Mr. Bentkover commented that he appreciated the Village’s time on this
matter.
There being no further business to discuss a motion was made and seconded to close
the public hearing.
Respectfully Submitted,
Mary Glowacz
APPROVED
PLAN COMMISSION
VILLAGE OF DEERFIELD
The Plan Commission of the Village of Deerfield held a Workshop Meeting at 7:30 P.M.
on February 9, 2017 at the Village Hall, 850 Waukegan Road, Deerfield, Illinois.
Present were: Mary Oppenheim, Chairperson
Bob Benton
Larry Berg
Al Bromberg
Jim Moyer
Absent were: Elaine Jacoby
Stuart Shayman
Also present: Jeff Ryckaert, Principal Planner
Dan Nakahara, Associate Planner
(1a) Discussion of the 1530 Woodland Drive and 1509 Wilmot Road Resubdivision
Chairperson Oppenheim commented that the petition meets all of the code
requirements for an R-3 Zoning. Commissioner Moyer commented that his concern was
the drainage, but the petitioners are committed to improving drainage in the area, so he
is in favor of the petition. Commissioner Benton commented that it is delightful to hear
that the petitioner is cooperating and participating with the Village in improving the
situation. Chairperson Oppenheim commented that there is a waiver for a sidewalks but
does not see this as an issue because there are no sidewalks on the north side of
Woodland Drive to connect to. Chairperson Oppenheim commented that she agreed
that this resubdivision would certainly enhance the area.
Commissioner Bromberg motioned to approve the request for a Resubdivision of the
Property at 1530 Woodland Drive and 1509 Wilmot Road. Commissioner Benton
seconded the motion. The vote was as follows:
Ayes: (5) Bromberg, Jacoby, Moyer, Benton, Berg
Nays: (0) None
The motions passed and will be on the March 6th Village Board of Trustees Meeting
agenda.
There being no further business to discuss the meeting adjourned.
Respectfully Submitted,
Mary Glowacz
Agenda
PLAN COMMISSION
Village of Deerfield
Agenda
February 9, 2017
Deerfield Village Hall, Franz Council Chambers
Public Hearing and Workshop Meeting 7:30 p.m.
Public Comment on a Non-Agenda Item
PUBLIC HEARING
(1) Public Hearing on the Request for a Resubdivision of the Property at 1530
Woodland Drive and 1509 Wilmot Road (RedRock Development)
WORKSHOP MEETING
(1a) Discussion of the 1530 Woodland Drive and 1509 Wilmot Road Resubdivision
Document Approval
Items from the Commission
Items from the Staff
Designation of Representative for the next Board of Trustees Meeting
Adjournment
MEMORANDUM
TO: Plan Commission
FROM: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner
DATE: February 2, 2017
RE: Resubdivision of the Property at 1530 Woodland Drive and 1509 Wilmot Road
Subject Property
The subject property is located at the northeast corner of Wilmot Road and Woodland
Drive and consists of 1530 Woodland Drive and 1509 Wilmot Road. The properties are
zoned R-3 Single Family Residential District. The 1530 Woodland Drive property is
currently developed with one single family home and the 1509 Wilmot Road property is
a vacant lot. The subject properties have a combined 250.07 feet in width and 127.25
feet in depth on the west property line, and 183.12 feet in depth on the east property
line. The property is approximately 41,656 square feet in area (just under an acre in
size).
Surrounding Land Use and Zoning
The properties to the east, north and the propery to the south (across Woodland Drive)
are zoned R-3 Single Family Residential District. The property to the west (across
Wilmot Road) is unincorporated Lake County and developed with a Montessori school.
The surrounding properties to the north, south and east are developed with single-family
homes.
Proposed Plan
The petitioners are proposing to resubdivide the subject properties from two (2) lots into
three (3) buildable lots three fronting on Woodland Drive. Two of the new lots will be
interior lots, and one new lot (the westernmost lot) will be a corner lot. The existing
home on the 1530 Woodland Drive property will be torn down. A new house will be
constructed on each of the three new lots.
1
Zoning Conformance
Minimum Lot Area
Required: 9,000 s.f.
Proposed: Lot 1 (new corner lot): 15,553 s.f.
Lot 2 (new interior lot): 12,694 s.f.
Lot 3 (new interior lot): 13,409 s.f.
Lot Width
Required: 75’
Proposed: Lot 1: 100’
Lot 2: 75’
Lot 3: 75’
Lot Depth
Required: 110’
Proposed: Lot 1: 155’
Lot 2: 168’
Lot 3: 178’
Minimum Yards (For Future Buildings Constructed on the Lots)
Front Yard (along Woodland Drive)
Required: The R-3 District requirement is 25’. The Zoning Ordinance has a provision
that if 40% or more of the houses on a block have front yards of greater depth than
required for the zoning district in which they are located, new buildings shall not be
erected closer to the street than the average front yard established by the existing
buildings. There is an existing 40’ building line in place along Woodland Drive, and it
will be increased to 45 feet. The average front yard setback is 45’ and a 45’ building
line has been placed on the new plat of subdivision, and therefore a home has to be
setback 45’ from the front property line for all three lots.
Proposed: Lot 1: 45’
Lot 2: 45’
Lot 3: 45’
Note: A corner lot, by zoning ordinance definition, is the lot line having the shorter length
abutting street, which is Woodland Drive. Lot 1 is a corner lot.
2
Corner Side Yards (New Lot 1)
Required: Not less than 15’, but there is an existing 40’ building line that remains in
place.
Proposed: Lot 1: 40’ building line will remain in place.
Lot 2: Not applicable as lot 2 is not a corner lot.
Lot 3: Not applicable as lot 3 is not a corner lot.
Interior Side Yards
Required: Not less than 8’ on one side and a combined total of not less than 20’
for both side yards.
Proposed: Lot 1: As required when a new house is constructed.
Lot 2: As required when a new house is constructed.
Lot 3: As required when a new house is constructed.
Rear Yard
Required: 25’
Proposed: Lot 1: As required when a new house is constructed.
Lot 2: As required when a new house is constructed.
Lot 3: As required when a new house is constructed.
Bulk Requirements
Required: .40 FAR (floor area ratio), 35% maximum lot coverage, sideyard setback
plane, and 35’ maximum height.
Proposed: Lot 1: As required when a new house is constructed.
Lot 2: As required when a new house is constructed.
Lot 3: As required when a new house is constructed.
Sidewalks
Sidewalks (in the public right-of-way) are required by the Subdivision Code when a
property is subdivided. Sidewalks are not currently provided in the Woodland Drive
right-of-way and would be out of place with the character of the rest of the neighborhood
if provided. A waiver of the sidewalk along Woodland Drive will be needed. The
existing sidewalk in the Wilmot Road right-of-way will remain.
Stormwater Drainage and Utilities
The petitioners have submitted preliminary engineering plans showing how the
proposed storm water generated by the new development will be handled.
Village Engineering staff reviewed the engineering plans for the proposed 3-lot
subdivision and determined that the current storm sewer (running east-west) on the
3
north side of Woodland Drive is at capacity and will not be able to accommodate the
subdivision. Infrastructure improvements were being planned for this area. The
petitioner and Village staff held a meeting on January 3, 2017 and discussed a public-
private partnership to rebuild the section of the storm sewer that will service the 3-lot
subdivision. The petitioner is willing to partner with the Village to rebuild and share in
the cost of the section of the storm sewer that will service the 3-lot subdivision. The
section of storm sewer that will service the 3-lot subdivision extends approximately 260’
along Woodland Drive from the west property line of Lot 1 to the east property line of
Lot 3.
Tree Preservation
The Village’s tree ordinance applies to residentially zoned properties. Any tree over 8
inches in diameter at 4 ½ feet above the ground is considered to be a protected tree.
The petitioners would be required to replace (mitigate) the protected trees they remove.
The amount of tree replacement is dependent upon the species and condition of the
trees to be removed as outlined in the Village’s tree manual. The trees to be removed
are shown with an “X” on the preliminary engineering plan. The petitioner’s tree plan
preservation plan indicates that the total caliper inches of tree mitigation under the
conceptual plan for the three lots is 705 inches.
Prefiling Conference Minutes
The January 12, 2017 Plan Commission prefiling conference minutes are attached.
4
APPROVED
PLAN COMMISSION
VILLAGE OF DEERFIELD
The Plan Commission of the Village of Deerfield held a Workshop Meeting at 7:30 P.M.
on January 12, 2017 at the Village Hall, 850 Waukegan Road, Deerfield, Illinois.
Present were: Larry Berg, Chairperson Pro Tem
Al Bromberg
Elaine Jacoby
Jim Moyer
Stuart Shayman
Absent were: Mary Oppenheim, Chairperson
Bob Benton
Also present: Jeff Ryckaert, Principal Planner
Dan Nakahara, Associate Planner
(1a) Discussion of 711 Orchard Street
The Commissioners discussed their support of the petition amongst themselves.
Commissioner Shayman commented that the petition is consistent with the type of
business office use the Commissioners had previously discussed with the C-1 zoning
update going into that size tenant space in the Village Center.
Commissioner Jacoby motioned to approve the request for a Special Use for a
proposed accounting office to be located at 711 Orchard Street. Commissioner Moyer
seconded the motion. The vote was as follows:
Ayes: (5) Bromberg, Jacoby, Moyer, Shayman, Berg
Nays: (0) None
The motions passed and will be on the February 6th Village Board of Trustees Meeting
agenda.
(2) Prefiling Conference for a Resubdivision of the Property at 1530 Woodland
Drive and 1509 Wilmot Road
Lawrence Freedman, attorney, Ash, Anos, Freedman & Logan, L.L.C., commented that
the petitioners are requesting a resubdivision of the two lots at 1530 Woodland Drive
and 1509 Wilmot Road into three lots. He noted that the proposed plat of resubdivision
is in full compliance with all of the codes, ordinances and subdivision code, and no
variations are being sought. Jason Doland, Doland Engineering, LLC., commented that
the subdivision is located at the northeast corner of Woodland Drive and Wilmot Road.
Workshop Meeting
January 12, 2017
Page 2
The subdivision is currently devised of two lots that are being divided into three lots that
follow the R-3 Zoning standards. R-3 Zoning standards require a lot size of 9,000
square feet, and the proposed three lots are all going to be 12,000 plus square feet,
which exceeds the minimum required square footage. He noted that the lots meet the
R-3 Zoning standards and the intent is to have homes that are complimentary to the
surrounding neighborhood, built on each of the lots. The petitioners are working with the
Village’s Planning and Engineering Departments to ensure that the resubdivision is
done in an efficient manner. Commissioner Bromberg asked how long the 1509 Wilmot
Road lot has been vacant. Mr. Doland responded that, from his recollection, it has been
vacant for quite some time.
Commissioner Bromberg asked if the houses to be built on the site will be consistent
with the other homes in the neighborhood. Mr. Doland confirmed that they would be
consistent. Commissioner Jacoby asked what the proposed square footage for each of
the houses would be. Matt Pollack, President, Red Rock Custom Homes, confirmed that
the homes will be consistent with the neighborhood. He noted that Red Rock Custom
Homes have built the majority of the homes on the south side of Woodland Drive and
the new homes will be in the range of 4,000 to 4,800 square feet, including the garage.
The homes alone will be between the high 3,000 to the low 4,000 square foot range.
Chairman Pro Tem Berg asked if Red Rock has talked to staff about tree replacement
for the property. Mr. Pollack responded that they have started to work on the
engineering for the site, and tree replacement will be a part of their overall engineering
plans. Chairman Pro Tem Berg asked if the houses will be conforming in regards to
height, lot lines, setbacks and so forth. Mr. Pollack confirmed. Commissioner Bromberg
asked if the corner lot has different setback requirements. Mr. Pollack confirmed that the
corner lot has two front yard setbacks; one on the south and the other on the west. The
setback on the west side of Wilmot Road is 40 feet and the corner side yard of this lot
will keep this 40 foot building line.
The Commissioners discussed the front yard setbacks of the new lots. The average
front yard setback for the other homes on the block is 45 feet. Chairman Pro Tem Berg
pointed out that the petitioner’s materials reflected a front yard setback of 40 feet. Mr.
Doland noted that the average front yard setback was determined after they submitted
their plans and they will comply with the 45 feet setback and set the building line to 45
feet.
Commissioner Shayman asked if the petitioners could discuss the storm sewer situation
on Woodland Drive, and clarify if the storm water detention depicted in their materials
reflects the current storm sewer or a proposed updated storm sewer. Mr. Doland
explained that the detention chamber shown on the lots is what was originally proposed.
However, after discussing the storm sewer with the Village’s Engineering Department,
they determined that the storm water main in the street needs to be upgraded, and the
will share the cost with the Village of upgrading the storm sewer section serving the
three proposed lots. Commissioner Shayman asked if the developer is going to pay for
the new storm sewer upgrades. Mr. Doland confirmed that Red Rock will be paying for
Workshop Meeting
January 12, 2017
Page 3
part of the storm sewer in front of their property as a partnership with the Village, and
assured the Commissioners that the developer is going to collaborate with the Village to
ensure that the new storm sewer is put in prior to the construction of the homes.
Bob Phillips, Deputy Director of Public Works and Engineering, Village of Deerfield,
commented that the Village’s Engineering Department met with the petitioner last week,
and they have come to the conclusion that they’re going to work together to rebuild the
section of the storm sewer that will serve the proposed subdivision. They are going to
add capacity to the Village’s storm main that runs along Woodland Drive, and the
Village will be facilitating the work. This work will be incorporated as a part of a Village
capital improvements project. Over the last few years, the Village has considered
upgrading the storm sewer along Woodland Drive with all of the new development going
up in that area. The Engineering Department is also concerned about the overall
drainage in that area, since that storm main in the right of way is near capacity. Mr.
Phillips commented that adding capacity to the storm main would be a benefit to the
Village and especially that neighborhood, by improving the drainage in that area. He
noted that the cooperation between the petitioner and the Engineering Department has
been a positive. Chairman Pro Tem Berg asked if they were replacing the existing storm
water main. Mr. Phillips confirmed, and commented that the new storm main is going to
go in the same location as the existing and the new infrastructure is going to consist of a
larger pipe. He commented that the new homes for the proposed subdivision will tie
into the water main and will not have underground retention basins on each lot. The
Engineering Department looks at each individual residential building site, and
determines the drainage demands of each lot. Mr. Phillips commented that the new
houses are most likely going to have standard straight connections with the front sump
pumps and down spouts tying right into the new storm main, and the back down spouts
having a swale that drains to the south.
Commissioner Jacoby asked how long it takes to install a new storm sewer. Mr. Phillips
responded that the Engineering Department has discussed a time frame with the
petitioner. The Village’s Engineering Department’s projects are usually let in March and
April, and the new storm sewer would be included as one of the projects. Once the
Engineering is complete, and a contractor is selected, the work will begin around
July/August, and run into the end of the construction season around
September/October. The petitioner has confirmed that the summer would be a good
timeframe for them as well. Chairman Pro Tem Berg asked if they anticipate an overall
improvement in the drainage, even with the additional houses tying into the storm
sewer. Mr. Phillips responded that they expect an overall drainage improvement with
the upgrade of the storm sewer. The engineering plans for the project will include a
capacity analysis on the storm main along Wilmot Road, which the new storm main will
tie into. The engineering study is going to be done on in this area to ensure that
capacity is sufficient and that the pipe on Woodland can be effectively upsized.
Mr. Phillips commented that the Village’s Engineering Department is confident that
increasing the pipe size on the storm sewer is going to greatly improve drainage in the
Workshop Meeting
January 12, 2017
Page 4
area. Commissioner Moyer asked if the storm sewer upgrade was contingent upon the
petitioners receiving approval to move forward with their resubdivision. Mr. Phillips
confirmed that if the development doesn’t go through then the Engineering Department
is not going to move forward with the storm sewer upgrade this year, but if the
petitioners are granted approval to build the three houses, then they will partner up with
the petitioner and move forward with the improvement. Commissioner Shayman asked
if there would be modifications to the grading to keep the storm water runoff to the south
and west, in order to protect the neighbors to the north. Mr. Phillips commented that the
majority of the run off will be directed to the south, and once the grading is complete
and the down spouts are tied into the storm sewers the neighbors to the north should
not have any issues with the drainage runoff.
Commissioner Bromberg advised the petitioners that there was a similar subdivision
built in that area a couple of years ago, and many of the neighbors were upset about it
because the neighbors felt it was too dense for that area. Mr. Freedman commented
that it’s his understanding that the subdivision is not seeking a rezoning, map
amendment or any variations and meets all of the requirements. The petitioner would be
happy to meet with neighbors to discuss any of their concerns, but since the subdivision
meets the code there shouldn’t be any discretion in this petition being approved.
Commissioner Moyer commented that the biggest issue is the drainage, but the
petitioner and the Village already have a plan in place to improve the drainage situation.
Mr. Freedman commented that the Engineering Department has indicated that the new
storm sewer is going to improve the area as a whole, and that is contingent upon the
subdivision being approved and built. Commissioner Moyer commented that it was
indicated tonight that the existing storm sewer is at maximum capacity.
Mr. Ryckaert inquired if a sidewalk waiver is required along Woodland Drive. Chairman
Pro Tem Berg asked the petitioners to address their request for a sidewalk waiver on
Woodland Drive. Mr. Freedman commented that there is not currently a sidewalk on
Woodland Drive, so the petitioners are requesting a sidewalk waiver for the new
development, since the sidewalk would not have any other sidewalk to connect to on
Woodland Drive. Chairman Pro Tem Berg commented that the petition is conforming in
every aspect; however, like Commissioner Bromberg, he also recommends meeting
with neighbors prior to the Public Hearing. Mr. Freedman confirmed that the petitioners
would try and set up a neighbor meeting. Commissioner Shayman commented that his
main concern was the tree replacement, since trees will be lost. Commissioner
Bromberg commented that the real estate tax revenue should increase for these
properties once the new homes are built.
Village of Deerfield
2017 Zoning Ordinance Map
Subject Property
Scott K. Bentkover
1503 Woodland Drive
Deerfield, Illinois
60015
January 30, 2017
Deerfield Planning Commission
850 Waukegan Road
Deerfield, Illinois
60015
To Whom it may concern,
I am addressing the planning commission in hopes of bringing to light an upcoming project and how it
impacts both the water drainage around my home, as well those properties in the immediate vicinity
adjacent to my property. To give you some background, the intersection of Woodland Drive and
Oakwood has always been an area with poor drainage, however, the recent construction over the past
10 to 15 years has overwhelmed the capacity of the storm drain system even further to the point where
the city water has overflowed out of the storm drain system and flooding the adjacent properties. This
problem has been well documented by the city and even proven by a recent drainage study that was
performed for the city by the Daniel Creaney Company. The conclusion of the study was that an already
undersized and aged storm drain system was not able to handle the capacity of the new burdens placed
on it by all the new homes where specifically each home directs a much larger portion of storm water
into the storm sewer system, as opposed to remaining on the properties. Compounding this increasing
problem in the storm drain system was the lack of drainage of Woodland Park, directly behind our
homes. This too was impacted by several new homes built along the Northern border of the park where
any water that used to drain from the park into the back yards of those properties, had been directed
back into the park, which would then continue to flow in a Northwestern direction and end up on both
the back yards of my property, as well as the neighboring homes.
As a result of the conclusions of the Daniel Creaney Company study, the city hired their engineering
company to design a system for relief to this portion of Woodland Drive and Woodland Park. The plan
and budget were approved by the city, at the end of last year and put into the budget for the 2017 fiscal
year. This was very welcoming and appreciated beyond what you can imagine when the proper
processes were followed, and the city puts in motion the necessary steps to correct this staggering
problem. My family and neighbors cannot say enough how grateful we were to see this conclusion.
Now, finally in getting to the point of this letter. Fast forward to last week where we found out that Red
Rock Custom Homes, LLC has planned to divide two the properties of 1509 Wilmot Road and 1530
Woodland Drive into three buildable lots facing Woodland Drive. When I inquired with the city as to
how this would impact the drainage on our street, I was informed that the original relief project for our
neighborhood had been changed, and was now going to be handled by a cooperative of sorts between
the City of Deerfield and Red Rock Custom Homes, LLC. I was further informed that the original plan
would not be followed and no longer would any relief be planned for the water run-off from Woodland
Park, and that only a street storm drain system improvement was being investigated. Furthermore, my
understanding was that this new suggested direction would be to enlarge portions of the Woodland
Drive storm sewer lines and have them contribute into the Wilmot Road drainage system. Therefore, in
contrast to where the original approved relief plan was in essence a separate system which would both
accommodate the flooding in the street as well as the overflow from the park, now a new system which
simply enlarges the Woodland Drive storm sewer lines is being investigated. Which by the way, this
type of simple enlargement of the Woodland Drive storm drain lines was investigated by Bob Hansen of
Daniel Creaney Company, and he concluded that this by itself would not be near sufficient to resolve the
street flooding issues. Bob further stated that if an attempt were made to upgrade the storm sewer
system by enlarging the existing sewer lines, then it would be quite extensive running down both
Woodland Drive and all the way down Wilmot Road to the creek, requiring several million dollars to
adequately resolve this issue in a street only borne method. Please feel free to inquire with him
regarding this.
Another puzzling aspect of this project is that where typically any new home development in Deerfield
would be required to have specific water detention areas installed somewhere on the lot being
developed, Red Rock is being allowed to eliminate such areas as some sort of special allowance in lieu of
the contribution to enlarging the storm sewer lines on Woodland. Ultimately, the goal of any new
project should be to improve the surrounding neighborhood, which is suspect here. Furthermore, it
raises the question as to why would the city continually allow more construction to take place without
improving an ailing storm sewer infrastructure where in several areas already cannot capacitate the
water load?
In conclusion, I come to this Planning committee to appeal to their consideration of what is best for the
neighborhood and to view the facets of the original Woodland Drive Relief plan which now is possibly
being canceled and instead substituted for a street only plan which will provide less relief to significant
areas of need. I am asking that prior to the committee endorsing this new housing project, it should be
delayed until all avenues of flood relief have been investigated by the proper engineers. Thank you
kindly for your time and consideration to this heartfelt matter.
Sincerely,
Scott K. Bentkover
RED ROCK SUBDIVISION
PROPOSED 3 LOT SUBDIVISION
AT
WOODLAND ROAD AND WILMOT ROAD
DEERFIELD, ILLINOIS
C1 COVER SHEET
C2 TREE PRESERVATION PLAN
C3 UTILITY PLAN
C4 GRADING PLAN
-- SUBDIVISION PLAT
LOCATION MAP
SCALE: 1" = 20'
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