Marymoor Trails
Board of Directors Meeting
Monday, April 16, 2018

The meeting convened at 6:30PM at the residence of Van Chesnutt, M-147.  Attending were: Michael Niksa, President; Van Chesnutt, Landscape; Linda O’Hara, Secretary; Josh Gibson, Treasurer; and Tim Hollingshead, Morris Management.

There were no residents for Homeowners Forum.

Treasurer’s Report

Josh gave us a comprehensive review of finances for the first quarter.  We are already over budget year-to-date maintenance-wise, due to two Landscaping payments in January, due to no payment made in December 2017. In March we spent $5000 on landscaping, and $2400 on drainage.  For Administrative and Management expenses, we will run $600 under budget every month – our charges are $4800, where we budgeted $5300 per month.

 

We have a new company for the reserve study — we are hoping for a more accurate and a more reasonable reserve study. Tim will notify the entire board when the walk-around is scheduled.

 

Buildings

Routine maintenance for buildings has been on hold.  It has been raining, and maintenance season has not yet cranked up. Michael will engage with Gene at AMG when the rains subside for the spring walk-around.

 

Michael has been reporting minor issues on rain gutters as he sees them. Residents should report any issues with rain gutters to Tim Hollingshead at Morris Management to be referred to the vendor for warranty service.

 

We’re actively working with Casa Bonita to identify what needs to be painted this year and get on the calendar earlier than previous years.

 

Bldg G fire alarm — TYCO is still working on permits with City of Redmond.

 

 

Building B

Building B has settling issues. The Board is doing a substantial investigation of the settling of Building B that has caused damage to units located in that building.  As the board does not have expertise in dealing with this type of issue, Improcon, a project manager who does, has been hired.  One of the first steps in the investigation was preliminary soils analysis to determine the cause of the problem.  This work was done by Nelson Geotechnical Associates and revealed that the ground beneath the building is primarily fill soils on top of the glacial till and it has been compacting since construction in 1990.  Uneven settling is causing foundation cracks, windows and doors that are difficult to open.

 

While we do not know the full extent of the work to be done at this time, it will be a substantial project.  We do not have recourse to Schneider Homes, the original builder, as per Washington Law the statute of limitations is 6 years.  These homes are nearly 30 years old.

 

The Board will delegate to the project manager Improcon to engage an engineering firm to outline courses of action for remediation and a contractor to perform the work.  Residents can expect to see work being done around Bldg B for many months as we address this issue.

 

We are still in the early stage of investigation and costs are not known at this time.  This is not something we could have planned for. We know it will be expensive to fix. We believe we will require a special assessment at some point to cover this expense, but we do not know how much or when that will be. We emphasize that right now we do not have any firm numbers and the investigation is ongoing. The next step is to develop a remediation plan and then get bids to get the work done.  This will take a few months.

 

As work progresses and more is known, we will advise all homeowners.

 

Homeowners are encouraged to sign up for updates that will be posted to the Marymoor Trails website https://marymoortrails.com/.

 

 

Landscape

In late April or early May, Davey Tree will fertilize all trees behind L-M-N and the large gum in front of I-J.  Says the tree in front of Bldg N is fine, previous work done was the right thing to do.  There are some trees behind N and on the hill, all will get fertilized.  The cost is estimated to be:: $462.

 

Bodine Construction will be working on the drains around Buildings M and N the week of April 30, 2018.  Work will not necessarily begin right on Monday, but residents are advised to expect activity around units that week.  Bodine will clean out roots and repair a pipe separation.  There is going to be some disruption when they fix a crushed pipe in front of Bldg N, under the asphalt.  .

 

Van would like to have Gene power wash all the curbs, to remove moss that has accumulated.  Michael estimates this to be less than $1000 and will put it on the summer maintenance list.

 

Tree Canopy:  Michael has been in contact with the City of Redmond regarding their “Tree Canopy Project”.  Overall, they are working on the strategic plan in 2018, with funding planned for 2019-2020 to increase the Redmond tree canopy.  This project could provide trees at substantially subsidized cost for our property.

 

Insurance

Tim Hollingshead did excellent proactive research to save our Association some money on our insurance.  Our normal insurance (non-earthquake) umbrella package has been ~$30,000 per year.  Earthquake is an additional $15,000.  Renewal for both comes up early May.  Tim researched another insurance company who has given good quotes for other properties he manages — our development fits perfectly with the type of property they prefer to insure.    The premium is $16,000 annually, for better coverage than what we have been getting.  Earthquake quote not immediately available – Tim will get us a quote on that as well.

 

Tim requested permission to switch our insurance to the new insurer.  After carefully reviewing the options, the Board unanimously approved Tim to execute this change.

 

Next Meeting:  May 21, 2018 @ 6:30PM at Michael’s Unit E-120.