Marymoor Trails
Board of Directors Meeting
July 25, 2022

The Marymoor Trails Board of Directors convened Monday July 25, 2022 at 6:01pm via Zoom. Attending were: Michael Niksa, President; Josh Gibson, Treasurer; Van Chesnutt, Landscape; Linda O’Hara, Secretary; and Tim Hollingshead, Morris Management. Also attending was Jehan Bharucha of Improcon, Project Manager.

Homeowners’ Forum

We’ve received feedback that homeowners would like to see notes reflecting Board discussion of issues they have raised during the month by email or calls to Tim. We have typically not included these in meeting notes. Going forward, however, we will summarize these items in Homeowners’ Forum, even if individuals did not attend the meeting in person. We want to ensure everyone knows their concerns have been discussed and addressed.

• Homeowner in Bldg. J requests permission to plant two trees near their patio, which have to this point been in containers. No objections. Approved by the Board.
• Homeowner in Bldg. N reports patio sliding door needs repair. It has been sliding increasingly poorly over several months. Tim will have Rose Hill Glass come out and take a look at it.  It is possible that rollers need to be replaced.
• Homeowner in Bldg. N reports bathroom flushing sounds from adjacent unit. She thinks the insulation in the wall has rotted and deteriorated over time. The Board discussed this in some depth. We do not know what to attribute this to; however, the resident to whom the sound might be attributed was very ill at that time, and we understand has since recovered. No other units have reported sounds from bathrooms as a problem.

Buildings Update

The meeting started with Jehan Bharucha, Project Manager – Improcon updating the Board on several issues.

• Electrical Issues Impacting Unit I-131 – This unit has been experiencing intermittent unexplained power outages for over a month. Other units in Bldg. I report no issues. Jehan has been asked to manage this, as this is beyond the expertise of Tim and the Board. The first electrical contractor Jehan contacted refused to do anything short of replacing a whole 350-foot line. This would be extremely expensive. Jehan is not sure with the data we have received that there is a compelling need to replace the whole line. There may just be a 20-foot section that has been damaged by water or critters. Jehan is working with Prime Electric and they have contacted PSE. Testing will be done as soon as possible. There is a big earth bank to the north of Unit I-131. If the break is just in that area, will not require asphalt to be cut open. If in another area, we must have a professional excavator, and the City of Redmond will get involved with exacting standards of how earth is to be put back. Unless the Board objects, Jehan recommends we let Prime Electric take the lead.
• Asphalt Work – Related to the above, Van proposed that since the electrical line asphalt work is within our property, we take advantage of that opportunity to have Bodine do asphalt repair work at that same time. Bodine will be doing work on asphalt which will potentially result in holes in front of Bldgs. J-K and there is also a hole from previous work in front of Bldg. M. Jehan agrees, he will check with Bodine to see if they can be the excavation subcontractor. Van will connect Gary at Bodine and Jehan. Tim will contact the owner of Unit I-131 and let him know we are proceeding as expeditiously as possible.
• Roofing Repair in Building E. This is to repair roofing and possible substrate in one unit. We finally got the roofing permit in hand today with everything signed off. The contractor is fully committed and has submitted all of his paperwork. Providing submittals for the architect to approve; awaiting a firm start date. Jehan says this unit will give us valuable information about the condition of underlying roof integrity across all units, which will help us estimate roofing costs in future years. We will know what’s in good condition and what truly needs to be replaced. Estimated time to complete Unit E-120 roofing project is 3 weeks from when roofer receives approval to proceed.
• Piling Around Bldg. B – Jehan reported that test holes were drilled to determine how far it is from the bottom of the footing to the top of the dirt.  This will determine the depth of the pin piling. It varies from 7 feet to 3 feet.  The original estimate from the structural engineer was 18-24 inches – so it is much deeper than that. Structural engineers are now discussing lateral piles to support the foundation as they excavate from the outside. This would raise the cost. Jehan will meet tomorrow to hopefully eliminate that as a necessity. Until that is resolved we don’t have a permit with the City of Redmond because we don’t have a plan to get approved.  Jehan asks the board do we want to wait for final details to file permits? We could be looking at 4-6 months for the City to get back to us. The Board will go with whatever Tim and Jehan recommend regarding permits, but we possibly could incur more fees if there is a modification to plans. The Board agrees – motion to approve submitting to City of Redmond, approved unanimously. Concurrently with this process Jehan continues refining the cost numbers. The City of Redmond may want a few things done differently. There will be a higher level of fine tuning the cost figures, based on real quotes, not estimates. The original builder, Schneider Homes, apparently did the right thing by making deep foundations, and that is now what  will be costing us more cost to address. The issue with Bldg. B is the foundation was built deep but with poor quality fill.
• Building Siding — Michael is in regular contact with Alex, son of Gene the Handyman. While Alex does siding touch-up across all units, he is patching during the walk-around. Van reports two boards are coming loose on Unit M-147, just inside the back gate above the deck.  Michael will text Alex. Just needs a couple of screws to probably take care of it.

Landscape Update

Van reports no major issues for Landscaping.

• There will be a new drain installed at Unit K-142, an end unit, which had water pooling at the end of the front walkway. This has been scheduled to not interfere with the Garage Sale.
• Another drain issue in Bldg. J will be addressed.
• Michael reports new smart controllers have been installed on our sprinklers.. The new controllers monitor rain fall and how much water is being used, and what needs more water. Already we are saving 20%-25% of water across the property. The Board asks that if people see areas that are significantly over-watered or under-watered, please let email Tim and he will get the information to Michael.
• A handful of sprinklers have been identified needing repair. We appreciate the input of owners who brought this to our attention.
• Michael wants Premiere Landscaping to bid for a flow meter on each major zone – our property will require 2 flow meters. Will cost about $1000 for both. Van and Michael will discuss.

Treasurer’s Report

Josh reports we are spending lots of money on insurance. That is causing chaos between checking account and the replacement fund. We are not putting away money like we used to. We customarily have put $7000 a month to reserves. This month was only $500 positive. Until final costs are known, we will not have a range for special assessment.

Management Report

• Fire Damage in Bldg. J — We are having some issues with City of Redmond regarding the fire in Unit J-135. Morris Management has a special property manager overseeing the projects. Repairs and construction are all ready to move, but permits from the City of Redmond are taking forever. Residents in Bldg. J impacted by the fire have been told we are waiting from City of Redmond. Tim is concerned that this is going to go past the time insurance will pay for them to be outside of their unit.
• Fire Alarm Panel Inspections – These are contracted with TYCO – Johnson Controls. Tim has contacted them about regular inspections which are done annually. Have not heard anything back on that yet.
• Cement Curb Repairs — Curbing repairs were done around the property by Cedar Creek Contractors.

Next Meeting

• Monday August 22, 2022 at 6pm via Zoom. We typically do not meet in August. However, we have many issues to address. The Board and Tim agree, we can meet if Jehan has numbers.
• The next regularly scheduled meeting after that is Monday September 19, 2022 at 6:00pm via Zoom