How Dry I Am

from Vision Magazine Winter 2015

by CACM-California Association of Community Managers

On a Wing (and a Prayer

Aerial photo showing extremely low water level in South Lake Tahoe reservoir.

By Dean Jackson, CCAM-HR

As California faces one of the worst droughts in memory, HOAs are feeling the pressure both financially and aesthetically. Now in its fourth year, the drought has brought about emergency water use legislation, leading to outdated or unenforceable architectural landscaping policies. At the same time water use surcharges (coupled with rising rates) are leading to some busted budgets in single metered communities.

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How Dry I am

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Picture if you will “Happy Lawns Community Association.” The long-time Board President, Daisy Greenleaf, through her diligent efforts in developing architectural standards for landscape, has brought about a lovely, colorful and uniform looking community. All lawns are neatly manicured and lushly green (or risk a fine). All trees, flowers and shrubs must be from an approved list, or must be approved with a variance (or risk a fine), and none of those unsightly cactus plants or river rock (or risk a fine). While we are at it, all driveways must be power washed periodically to keep up appearances (or risk a fine). Don’t get her started on the dirty cars parked in those driveways as the community manager has been asked to write many a letter.

Communities are successfully implementing landscape policies that, while they may be different than in the past, maintain a uniform and pleasing appearance, while saving water and obeying the law.

Unfortunately, we must rain (oh, I wish) on Ms. Greenleaf’s parade. While her motives, actions and ideas may have once been lauded, and certainly accomplished the desired results, they must be revisited in light of the drought. Well, as the saying goes … Brown is the new Green. With the advent of the new legislation, for the duration of a state or local government declared drought emergency, communities can no longer prohibit the use of drought tolerant plants or even artificial turf; communities can’t require that lawns be watered beyond the legal limit (no more than one or two nonconsecutive days, depending on the month, and not within 48 hours after measurable rainfall); and communities can’t require residents to power wash the exterior of their separate interest.

Ms. Greenleaf, for the foreseeable future (and after a stiff martini), must come to terms with the fact that “Happy Lawns Community Association” may become “Browning Lawns Community Association.” With a shift in focus and an open mind, the industrious leader can still put her skills in developing landscape architectural standards to work for the good of the community and the environment. She may need to learn to love cacti and river rocks, but the Board does have the power to develop a list of approved drought resistant plants, the removal of dead plants and weeds, and still require upkeep of the resident’s landscape. While a green lawn may

not be in the cards, the Board can approve a standard for the installation of artificial turf (appearance, color, density, height, permeability, potential toxins), and while a requirement for power washing may not be enforceable, a clean driveway can still be required, and accomplished through the use of a broom.

Communities are successfully implementing landscape policies that, while they may be different than in the past, maintain a uniform and pleasing appearance, while saving water and obeying the law. Nobody said that this would be easy, or necessarily inexpensive, but there are landscape consultants who can provide assistance.

Fortunately, we are entering an El Niño year. While many weather factors will play a role in determining how much rain we will get, there is a distinct possibility that this El Niño may rival the strongest in recent memory. So the good news is that it is likely that we will get significant rain that may improve the situation. The bad news is that California will need approximately 11 trillion gallons of water to replenish reservoir reserves and relieve the drought (about 1.5x the volume of Lake Mead, the largest reservoir in the United States). Receiving enough rain to capture that much water is very unlikely in the short term (and would likely cause other flooding and landslide issues – as well as the building of several arks), so El Niño will probably not banish the drought, though it may provide some relief.

Going forward, those of us in the community management industry may need to be creative working with boards of directors to achieve workable landscape policies while helping them understand that brown lawns can be beautiful in their own way. Those of us who manage single metered communities, while adhering to legal landscape and watering restrictions, may need to explore drought resistant landscape design and efficient irrigation equipment, while educating the residents in water conservation, and ultimately come to terms with the fact that the water bill will be going up. Daisy Greenleaf may have to find a new hobby or embrace a new reality, but at least now she can get to work on those portable basketball hoops.

Dean Jackson, CCAM-HR is the General Manager at Pacific Park Plaza Homeowners Association in Emeryville.