landscape drain

I’ve updated our post about drainage from March of this year.
We talk again about solutions to landscape drainage problems.
There is additional detail added including graphics that describe the drainage problems and solutions.
One of the solutions described below is a dry creek bed. It was a project of Gardeners’ Guild at Spring Lake Village.

1. Hardscape with Standing Water

Example of drain pipe clogged with tree roots

Includes patios, pavers, driveways, parking lots and steps.
If these areas have had standing water for some time it could be due to these issues listed below

Improper grading
Your hardscape may not have the proper slope and is directing water toward the building foundation. 

Blocked drains
Tree roots, leaves, mulch and other debris can blow into the drain from winds and rain

Corroded pipes
Over time, your drainage pipes deteriorate and will eventually collapse.

The Risks
Water can put your structure’s foundation at risk.
Storm water carries with it chemicals, debris, dirt, pesticides and other toxins.


Solutions for Standing Water 
Regrading.  Over time a property will settle.
Clear out drain grates and pipes (make a plan for their regular future maintenance)
Arrange gravel around the perimeter of drain grate to deter debris from blowing in.
On larger hardscaped commercial property areas more drains may be required.

2. Flooded Turf

Aeration process illustration

Above illustrates what aeration does

The culprit can be grading but a more likely offender is compacted soil.
Summer drought conditions and degraded soil will shrink pore space that normally accepts water and nutrients.
High foot traffic will also contribute to soil compaction. You can identify it by its hard surface.

Soil texture needs to be loose enough to allow water to pass through. Clay soil, common in the San Francisco Bay Area is the opposite!

The Risks
When water pools on top for a prolonged period, turfgrass will decline and rot.
You can observe it by smell – foul odor. 
You will also notice grey, red or orange spots and insects.

Solutions for Flooded Turf
Re-grading
Aeration. The soil is perforated which opens up its pores to allow nutrients and moisture. (See graphic above)
Build a dry creek bed.  It is a gully or a trench usually lined with stones and edged with plants to mimic the look of a stream.  They are beautiful and will help with drainage. See example below.

GGI dry creek bed project at Spring Lake Village, Santa Rosa

Dry creek bed under construction at Spring Lake Village Santa Rosa

3. Flooded Planter bed and other planted areas

 Example of flooded planter bed

A planted area or bed should be designed to allow the water to flow out and be distributed to other areas.  A proper slope needs to be calculated with a site level during the design process.

The Risk

Plant root damage will occur if soil is saturated for a prolonged period. When soil’s abililty to absorb water is tapped out it is considered saturated.

Solutions for Flooded Planter Beds

Re-grading will help with slope problem. Correcting this involves directing surface water to the lowest spot on the property which will empty into a drainage ditch, catch basin or well.
Good options include:
Creed beds (illustration above)
French drains
Bioswales. Increasingly popular and effective.  They are constructed to slow, collect infiltrate and filter stormwater.  They include a permeable storm bed. (See graphic below)

Bioswale illustration

4. Flooding Around Down Spouts

Solution to flooding around down spout

Example of re-directing down spout and into creek bed

This is a common problem.  In heavy rain down spouts can empty rainwater into the landscape.

The Risk

Your building’s foundation
Plant root damage, erosion and hardscape deterioration.

The Solution

A professional can re-direct the downspout.  A dry creek bed is an additional step to drive moisture away from your building.

Highway 37 and US 101 February 2017

The photo above is breathtaking reminder of the toll our rainy season has taken on San Francisco Bay Area residents.  El Niño surprised us with a ferocious encore performance. Many of our properties, roads and highways are still recovering.

Highway 37 is an extreme example of what happens when drainage fails.

Five feet of water flooded a 3-mile stretch of the highway after the heavy storms this winter.

Ditches on either side of the highway act effectively as drains, keeping water from flooding the road in a typical rainy season. But, this year, back to back storms prevented them from draining. Having no place to drain the overflow, efforts by Caltrans to pump the water out were stymied.    

An emergency solution included raising a portion of the roadway and fixing the drainage system by installing larger pipes, giving it greater capacity for moisture.  It seems to have worked. No unexpected weather has tested it yet, though.

Does your property have any areas of standing water, mulch that is washing away, soggy grass or mosquito problems? If so you probably have poor drainage that winter storms have exposed.

 


hardscape with standing water

Area 1

Hardscape

Includes patios, pavers, driveways, parking lots and steps.

If your hardscape has had standing water for sometime it could be due to these issues.

Improper grading. The photo on the right is an example of pooling water showing improper grading.

Blocked Drains  Debris, mulch or plant material could have gotten in from winds and rain.

The Risk

If the drainage problem is not resolved your structure’s foundation can be at risk.

Solution

  • Re-grading. Over time a property will settle.
  • Clear out drain grates and pipes. They should be maintained consistently. Laying down gravel around the perimeter of the drain grate can help in its maintenance.
  • Retaining wall. This can also resolve a slope problem.

 

Area 2

Turf

It can be also be improper grading.

But more likely it is compacted soil.

Previous drought conditions and/or degraded soil will shrink its pore space that normally allows water and nutrients. You can tell if soil is compacted because its surface is hardened.

Soil texture needs to be loose enough to allow water to pass through.  Clay soil, common in the San Francisco Bay Area, is the opposite.

The Risk

Water will pool on top and you will have soggy mess of plant material.  This is true of all plants.  They will decline and rot. 
You can observe this problem by its smell – foul odors.
By sight – grey, red or orange spots and insects.  

 

flooded turf

Solution

  • Re-grading can also help.
  • Aeration.  This is perforating the soil opening up its pores to allow nutrients and moisture.
  • Creek beds are another good solution.

Area 3

Planter Beds and All Planted Areas

A planted area should be designed to allow the water to flow out and be distributed to other areas.  Consider natural water flow.

A proper slope needs to be calculated with a site level during the design process.

The Risk

Plant root damage will occur if soil is saturated for a prolonged period. Soil is saturated when its ability to absorb is tapped out. 

flooded planter beds

Solution

  • If it is a slope problem, regrading will help.  Correcting a slope problem involves directing surface water to the lowest spot on the property which will empty into a drainage ditch, catch basin or well.
  • Creek beds, french drains and bioswales are great options!

Area 4

Gutter Spouts

A common problem.  If gutter down spouts are not properly installed they can empty rainwater into the landscape it will damage plant material and your hardscape.

The Risk

Your structure’s foundationPlant root damage, erosion and hardscape will be degraded.

flooded planter beds

Solution

  • Hire a professional to re-direct the spouts so the water goes downhill.

Hire a Professional

At the very least call one and discuss your drainage problems with them. 
Your plant material, trees, hardscape including driveways and your building’s foundation are too important.
Gardeners’ Guild has a construction division with many years of experience resolving all kinds of drainage problems.

Learn More About Drainage Systems

Descriptions of 5 Types of Drainage Systems

Pervious Paving – Pavers that will help with drainage and are sustainable!

faucet

San Francisco Bay Area – The California Department of Water Resources reminds us that it’s time to turn off your irrigation!

The rains we have had and forecasts for more are sufficient in the short term. Remember that trees, shrubs and flowers use less water in the winter.  One inch of rain is enough moisture to eliminate the need for irrigation in your landscape for at least a few weeks.

On the other hand, we don’t know for sure what the weather gods have in store much beyond this week’s forecasted drenching. Keep an eye out for your plants and water if you notice them looking drought stressed.

Check out the Department of Water Resources for more information.

 

waterrebateart

SFPUC

Local Regulations

  • 10% voluntary reduction in water use compared to 2013 – all SFPUC customers. 
  • 25% reduction of landscape watering lifted as of July 1, 2016
  • Revert wastewater flow factors back to their original adjustments, effective July 1, 2016.

Prohibited water activities (State Requirements)

  • Watering outdoor landscapes that causes runoff to sidewalks, streets, and hardscapes
  • Using a hose without a shut-off nozzle
  • No washing of driveways, sidewalks or hardscape; except as needed for health and safety or to meet City of San Francisco standards
  • Using drinking water for soil compaction, dust control, or other non-essential construction purposes if non-potable water is available.
  • Watering outdoor landscapes with potable water during and within forty-eight (48) hours after a rain event.
  • Watering with potable water of ornamental turf on public street medians; 
  • Inefficient irrigation of landscapes outside of new homes and buildings
  • Using drinking water in non-recirculating fountains or decorative water devices. 

SFPUC Watering Recommendations

For a typical San Francisco property, reducing watering to once or twice a week, and/or the amount time that watering occurs, will help ensure efficient water use while keeping plants alive.

For steeply sloped areas, watering should be done in multiple start times to avoid runoff. Watering for 5 minutes, turn off for an hour, and then water again for another 5 minutes results in better absorption than 10 minutes straight. Consider replacing grass or high water use plants with drought-tolerant species or converting to drip irrigation.

REBATE$

Residential turf replacement program

Residential Graywater systems

Large landscape improvement grants – this however, is for half acre minimum and has very specific guidelines (new) and applications are due October 22nd.*

*GGI note: this guidelines are lengthy and complex.  See SFPUC website for details.

The above was reprinted and summarized from SFPUC website.

MMWD

75% of their water supply comes from local reservoirs that, when full, provide only about two years of water.  They continue to ask customers to voluntarily conserve.

REBATE$

State of California Rebates

$2/square foot turf removal rebate for residential customers

They are continuing the following outdoor restrictions:

  • Using a garden hose without a shut-off nozzle
  • Landscape irrigation between the hours of 9:00 a.m. and 7:00 p.m.
  • Irrigating any ornamental landscape or turf areas more than three days in any week.
  • Applying potable water to outdoor landscapes during and within 48 hours after measurable rainfall.

Contact MMWD office with any questions (415) 945-1520.

EBMUD

Continuing Restrictions

The following outdoor watering restrictions are in effect.

  • Repair leaks 
  • Landscape watering that runs off on sidewalks, streets and hardscapes.
  • No washing of driveways and sidewalks; except as needed for health and safety.
  • Only hoses with shutoff nozzles are allowed.
  • Fountains or decorative water features must use recirculated water.
  • No irrigating ornamental turf on public street medians.
  • No watering of outdoor landscapes within 48 hours of rainfall.

For more information

REBATE$

Residential

Lawn Conversion & Irrigation Upgrade Rebates

Get up to $2,500 for converting lawns and upgrading irrigation equipment at single-family homes and multi-family residences of 4 units of less.

The Magic of Mulch 

Save water, beautify your garden, and enhance soil health with mulch.

Graywater Rebate

Get a rebate of up to $50 for purchase of a graywater system 3-way diverter valve.

HOAs

Lawn Conversion and Irrigation Upgrades

Multi-family properties: up to $20,000 for 5 units or more; up to $2,500 for 4 units or less (includes drip irrigation, high-efficiency nozzles, pressure regulators, submeters and lawn conversion.)

Commercial Properties

Up to $2,500 (single-family and multi-family residences of 4 units or less)
Up to $20,000 (commercial sites and multi-family residences of 5 or more units)

SANTA ROSA WATER AGENCY

June 14th voted to lift mandatory water restrictions

REBATE$

For turf conversion and/or improving the efficiency of your irrigation system
Graywater rebate program
Rainwater harvesting

For more information

SOLANO COUNTY WATER AGENCY

REBATE$
Smart Irrigation Controller Rebates
Install a qualifying smart controller to irrigate your existing landscape and you could receive up to $300, $700, or $1000 depending on the number of stations.

Go to: www.waterprograms.com/solano or call 855.512.1221 

Water-Efficient Landscaping Rebates
Replace your lawn with water-efficient landscaping and receive $1.00/square foot, up to $1000 maximum; see Turf Replacement Rebate Program and check out FAQs about the Landscape Rebate Program. Please read the terms and conditions before you remove your lawn. Contact 707.455.1113 or solanocash4grass@scwa2.com for details. 

Gardeners’ Guild works in the above areas including Napa, Sonoma County, Marin, San Francisco, East Bay and Solano County.

We have a dedicated irrigation division and can diagnose, repair, design an irrigation system. Our awards since the mid 1980’s demonstrate we’ve been ahead of the pack in our long term planning that water management would be one of the most important issues of our time.

Call us at 510-439-3700 or 415-457-0400

 

 

 

 

 

 

budgetart

If you are a Property Manager, you are likely knee-deep in budget season

Remember that landscaping can increase the value of a house from 5% to 12.7%.  On a $400,000 home 5.5% is $22,000; 12.7% adds $50,800.*  Conversely, a degraded or disorganized collection of plants detracts from a home or commercial building’s value.  Bob Vila says that the biggest mistake homeowners make is a lack of a coherent plan. Similar for commercial properties and residential communities.

With the long term in mind, make sure you have these 4 categories covered in your landscape budget for 2017.

Landscape management:

  • Allow for materials cost increases for items such plants, including annual color; mulch.
  • Mulch replenishment is important. It has a neat appearance and helps soil hold water.
  • Annual color replacement
  • Allowance for IPM (Integrated Pest Management) treatments
10784water_splash

Irrigation upgrades and repairs**

  • An irrigation system installed more than ten years ago may be wasting water and costing you money. Ensuring efficiency may mean replacing and repairing.
  • Smart (or weather based) irrigation controllers can also save up to 30% off your water bill.
  • Converting from spray to drip is something to consider for your budget.
  • State of the art precision spray nozzles can improve spray irrigation efficiency and save water too.

Large Tree Care

  • Routine pruning and fertilization are important for the health of your trees – an important part of your asset. Older trees may need more maintenance.  With proper care your trees will last many years.
  • A tree care plan will alleviate the stress of emergency tree work needs.

Landscape Improvements**

  • Turf care includes aeration and soil building or possibly overseeding.
  • Because of California’s ongoing drought and San Francisco Bay Area restrictions, you may consider converting turf to drought tolerant plants.
  • Consider converting annual color to more permanent perennial plant material.
  • The useful lifespan for large shrubs or small trees is approximately 7 to 10 years. When plants are past their useful lifespan they should be replaced with new plant material.

* Source: Hortculturalist Alex Niemiera of Virginia Tech researched the impact of landscaping on the value of a home. 

**Note: Depending on your location there could still be rebates available from your water district.