PROACTIVE CARE FOR OUR AGING INFRASTRUCTURE

As Dobson Ranch continues to mature, so does its vital infrastructure. Our lakes in particular are essential for safety, environmental health, and property values. However, like any other physical asset, they age and require consistent care to function correctly. Proactively maintaining this “aging infrastructure” is not just a task for the Board of Directors; it’s a shared responsibility that benefits every resident.

Without regular maintenance, our community’s buildings and common areas, including our water management systems, degrade over time. This deterioration can lead to significant problems, from diminished aesthetic appeal to serious safety hazards.

Lake 3 Gate Valve

The Vital Role of The Dobson Ranch Lakes

Our lakes were designed to be more than just picturesque bodies of water; they serve a purpose. They were engineered to handle stormwater and runoff for this side of the US60 (part of the City of Mesa’s Stormwater Management Plan) and to percolate water back into the underground aquifer. When properly maintained, these water bodies are more than just functional; they are also valuable amenities. Studies have shown that proximity to a well-maintained lake can increase a home’s value by up to 28 percent.

This year, our lakes reached unprecedented low levels because of unforeseen conditions in Lake 3. Last year when I started as the General Manager, appointed by City Property Management, I worked to make myself familiar with the amenities and reserve components of the association. One of the things that seemed odd to me was that there were very few components tied to the lakes and very little information available. There were, however, a few high-dollar components that referred to the “lakes’ edges” that we refer to as the safety shelf. Strangely, only Lakes 1, 7, and 8 had any funding considerations, and it was only partial.

I spent a lot of time looking for more information and looking at each lake. It became clear that there should have been funding for all of them since they are all constructed similarly. Each lake has a seawall with a shallow concrete shelf around the edge, and large concrete pipes called culverts that connect one lake to the next. Some lakes also have a “standbox” that contains large metal gates, which control water flow. The only real differences are in size and shape, so why weren’t the shelves, culverts, and additional structures included in the reserve study?

The Unseen Costs of Unforeseen Conditions

Why was only part of the picture in our reserve study? It’s not because it was being actively ignored or intentionally neglected, but because we had very little documentation on the construction of the lakes, and reserve study standards have changed.

Reserve Studies function as a, typically, 30 year road map for replacing expensive components with reasonably estimated life spans. This lead to components that were anticipated to last more than 30 years being left off of reserve studies until they fell within the 30 year funding plan. This way of doing things changed following the tragic partial condominium collapse in Surfside, Florida in 2021 with reserve study providers implementing changes to best practices in 2023 and 2024.

“To be better prepared in the future we have begun working on preventive maintenance programs, not just for the lakes, but all of our large amenities.”

Concrete can last upwards of 100 years, so it's not inconceivable to assume our lake shelves, culverts, and standboxes have three to five more decades in them, but they needed to be accounted for under the new standards. I began searching for plans and building permits, but came up empty handed. Even the city couldn't locate copies, so I started looking into lake and reservoir construction.This led to me finding the only company in the southwest that builds (and rebuilds) lakes as large as ours. They were able to meet with me and look at the seawall and safety shelves at some of the lakes. While the seawall seemed to be in good condition, we could see deep cracks in the shelf in multiple lakes. These cracks became even more apparent when the water levels dropped below the shelf line this summer.

The staff here has noticed that over the last few years, especially during the summer, it has taken more and more water to keep the lakes full. This is due to the long stretches of 110 degree temperatures, lack of rain, and additional seepage of water through the cracks in the shelf. What we are seeing now is deferred maintenance and a lacking drought contingency plan catching up with us.When maintenance is deferred, our assets can quickly become liabilities. The financial impact of deferring maintenance is significant. Corrective maintenance is far more expensive than preventive care and we've seen that this year with our valve repair project. Even more so when there are components missing from the equation like the safety shelves and the culverts paired with a lack of specialized repair vendors.Research indicates that the cost of corrective maintenance can be 30 or more times the cumulative cost of preventive actions. To be better prepared in the future we have begun working on preventive maintenance programs, not just for the lakes, but all of our large amenities.Some common lake and stormwater system issues that arise from neglect are as follows, along with the steps we're taking to ensure minimized impact when issues occur.* Clogging: Debris and sediment can block inlets and outlets, leading to low flow rates and blockages.We purchased an underwater drone to regularly inspect the culverts that connect the lakes and partnered with a stormwater system maintenance company to clean our common area drainage systems.* Poor Water Quality: An accumulation of nutrients from runoff can lead to algae blooms, unpleasant odors, breed pests and create conditions that are harmful to fish and wildlife.We already contract with a professional lake management company to prevent these issues, but we have the flexibility to increase monitoring if needed and are keeping a stockpile of treatment chemicals on hand.* Structural Failure: Neglecting inspections of critical components like the seawall, safety shelf, culverts, and gate valves can lead to serious problems that threaten public safety and require expensive corrective actions. For example, a damaged gate valve can get stuck and cause the lake to flood while preventing water from reaching the rest of the lakes downstream, similar to what happened with the Lake 3 gate valve earlier this year.

This is another reason we purchased our drone and have partnered with a vendor who offers the specialized diving and fabrication services we need to build and repair our control gates.Partnering in PreservationEnsuring our lakes remain healthy and functional requires a community-wide effort. While we develop and refine our maintenance practices, homeowners also play a crucial role. You can contribute by:* Being Observant: Report anything unusual in the lakes, or changes in water level or quality, to management.* Proper Disposal: Avoid dumping grass clippings, leaves, or other waste into storm drains or directly into our lakes, as this contributes to clogging and nutrient pollution.* Responsible Landscaping: Minimize the use of fertilizers and pesticides, as these can wash into our stormwater systems. Do not plant trees or shrubs with invasive roots like oleanders close to the seawall if you have a home on the lake.What Does the Future HoldWith water scarcity continuing to be a hot topic in Arizona, and the cost of properly funding our reserves outpacing our capped assessment increases, we need to consider all of our options. I have been working diligently with the board to ensure every angle is being considered. Our board president Brad, and I are working with governmental agencies and outside groups to explore options for our water infrastructure and I hope to have more updates in the near future.By working together, we can ensure that our community's lakes continue to be the valuable assets they were designed to be, enhancing our quality of life and protecting our property values for years to come.