Drainage Improvements and Landscaping - A Distinction

Continuing a recent series of posts. This one includes a series of photos with explanations and some history; "Why is it taking so long?" It's also useful to know the "how" and the "why."

Note: I edited this as it was too long, split it into two posts. The auto scheduler will post the second part in a few days.

To accomplish drainage improvements does require Architecture, Maintenance and Projects to take on some landscaping chores. However, that is not considered landscaping, which is another domain and other board member responsibility. The drainage work includes mechanical and concrete too, but because we can't lay pipe, or alter the flow of water through berms or trees without removing soil, adding retaining walls to protect trees,  etc. it does require that we sculpt these areas and then do landscaping to restore them. I'd like to point out that this HOA has 84 building entrances. That's a lot of work and a lot has been accomplished since the fall of 2010. It is also true that this HOA is aging and some problems have accelerated in recent years.  Boards have had real difficulty keeping up.

After several attempts at completing these drainage projects it was determined that the use of grass mat was labor intensive. Easy to put down, but difficult to grow and prone to lots of weeds. Watering of all of this is done using maintenance personnel and is generally charged to maintenance anyway. So if maintenance is going to take the hit to get this done, why not do it right the first time? That's an example of flipping the status quo.

One thing to bear in mind is that sod doesn't always take the first time. This is especially true if it is put down in the heat of summer. Some additional landscaping repairs will be required to deal with sod that doesn't take. However, our maintenance does water it regularly. The problem is the sod. It is force fed and watered at the farm to grow rapidly. The change to a permanent location can be a shock for the grass. As far as I am concerned, once the sod is in place, the maintenance falls to landscaping and is no longer the responsibility of A, P &M (Architecture, Projects and Maintenance). At that time it is for the rest of the board to step up to the plate.

This post is to point out some examples of maintenance chores versus landscaping chores, so the readers recognize the difference when they see it on the property. First I'll provide some photos of drainage improvements and then a few photos of areas undergoing landscaping. Different board members are involved in the decision making and the leadership of these two areas. In fact, each board member has a specific area of responsibilities. With each area come decision making, the requirement for action and the results.

Here are a few photos of recent drainage improvement areas which include berm modifications, drainage piping, retaining walls, creation of swales, new soil and laying sod. We have a range of solutions to choose from and because the driveway and front area of each entrance is different, we can't use the "cookie cutter" approach some board members have preferred. That approach simply won't work. These photos don't include work areas in 2010-2013 and only one area from 2014 is shown below. These photos are about this year's accomplishments and realities. We now have dozens of areas that have been improved and it's taken four long, uphill years to get to this point. All of this to get water to run downhill; how ironic!

The drainage project will take a few more years and should be completed a year or so after the last roof is upgraded.  I hope there is a board in place that will get the job done. Some owners have noticed how problems have been compounding. It will take some additional effort to set things right. Who will do it?:

A modified berm and drainage pipe addition

A modified berm and new walk to improve drainage to the street

A modified berm with new walk to direct flow from the building to the street

Another modified berm with new walk to direct water flow from the building to the street

A modified berm with retaining wall and new walk added to direct water to street 

Another view of the entrance above. We prefer not to install retaining walls, but sometimes there is no other solution if we want to keep the healthy trees

A reworked berm and new walk to direct water to the street

A reworked berm with new walk and retaining wall to direct water to the street

A large berm where two trees died was removed and new walks to direct water to the street

A reworked area after a water main-fire hydrant replacement - more for Landscaping to do

A reworked berm and new walk to direct water to street

A retaining wall to allow cutting a swale to direct water to the street

Another view of the retaining wall in the photo above -Save those trees!

The following are a few photos of areas that are strictly landscaping. A, P & M were not involved. I would also add that with the completion of drainage improvements that the maintaining of grass, planting new trees, remedial work, etc. is entirely the responsibility of landscaping at this HOA:

a dead tree was removed from this location and sodded. Many more to do!

This is lawn repair

Plantings where a tree died. Did residents do this? Yes, they did, according to Management.

More to do - Landscaping now has the responsibility to take over

Scars left by the removal of trees - Landscaping required

Typical scar left by the removal of a tree - Landscaping required

Etc., etc., etc.