Marymoor Trails
Board of Directors Meeting
June 28, 2021

The Marymoor Trails Board of Directors meeting convened on Monday June 28, 2021, at 10:00AM via Zoom.  Attending: Michael Niksa, President; Josh Gibson, Treasurer; Van Chesnutt, Landscaping; Linda O’Hara, Secretary; Tim Hollingshead, Morris Management; plus a special in-person report from Jehan Bharucha, Project Manager from Improcon.

Homeowners Forum

None

Treasurer’s Report

There are a couple of small issues flagged by Josh:

• Drainage costs skyrocketed from $1400 to $4100 — was this a double billing? Transposed digits? It turns out there were two checks to Bodine Engineering written into drainage, rather than the proper GL code. 
• There was a huge amount of fire safety monitoring in May. Tim says this is due to TYCO’s erratic billing – he must keep manually getting hold of TYCO.
• Josh and Michael will review the Reserve Study.
• Josh would like Morris Management to break out the costs for individual projects.
• Account balances May 31, 2021 — $19,500.44 in Operating (checking) and $413,897.92 in Reserve (savings).

Buildings Report

Jehan Bharucha, Project Manager – Improcon attended the meeting and provided a detailed report regarding multiple building issues. These include Bldg. B foundation issues, and roof of Bldgs. E and M.

Roofing – Bldgs. E and M

The roofs of Bldgs. E and M are the more pressing and more affordable issue.  We finally got the drawings and the project manual from Jim Reilly of Certa, who was contracted by Jehan. Jehan has also contacted two roofers, and they are available. However, Jehan says the scope of this work is complicated enough that we cannot leave this in the hands of the roofers – they just want to install shingles and get out. He recommends we work with General Contractors and get bids from McLeod and McBride.  Next step is a pre-bid conference with Jehan and the general contractors on July 9 at 10:00am.  They will go over the scope of work, clarify issues, and review the drawings from Jim Reilly of Certa.

Jehan will try to get a third general contractor on board for an additional bid. Depending on pricing at the pre-bid meeting, Jehan may need to bring in roofers. Given the complexity of the venting and sheathing, Jehan leans to having a general contractor do the work rather than a roofer, and Jim Reilly agrees. No permit applied for yet. This will be done when the bid is received.  City of Redmond will take 4 months.

Josh asks is there any harm to kicking off the permitting process with the City of Redmond now, even though we do not know the pricing. Are we willing to sanction the yet unknown funds and the permit fees, and the final fees can be quite substantial – like $10,000. Jehan says sometimes the City of Redmond surprises us and they look at roofing through a different lens. This involves sheathing and they must be onsite. The permit intake will require them to review the drawings.

On top of the architect, City of Redmond may require a structural engineer to bring 1989 buildings up to code when the roofing is replaced. Could require a structural analysis. The roof member forms a part of the structural integrity which gives resilience in an earthquake. 

Michael reports that a roofing inspection showed that roofs of Bldgs. C, D and I were not as critical as drone shots led us to believe. Jehan advocates replacing siding above the roofline with HardiePlank, a brand name for fiber cement siding rather than cedar. There is no direct link between the roofline and the siding below. We need a permit from the City of Redmond to address the roof of Bldgs. E and M. Michael motions to approve applying for a roofing permit from City of Redmond. Jehan says we should expect a long process. Josh seconds the motion, unanimously passed.

Bldg. B Foundation

Jehan then addressed pin piling, a way of stabilizing the foundation of Bldg. B. Ideally all units should be done in Bldg. B.  Of the 4 units in Bldg. B, Unit #108 is the one that is impacted the most. Plan is to do pin piling around the entire building, and pin piling under the party wall between Units #108 and #107 without lifting the building, which can cause problems with foundation and cracking. Remove floor slab in Unit #108 in its entirety and put in a new structural slab that is reinforced and supported on the two ends in all directions. Will require some disruption in Unit #107 but not as much as in Unit #108. Occupants of Unit #108 will have to vacate the entire basement.

Cost of doing engineering is $7500 plus another $1000 if the City of Redmond approves work based on the site plan and does not require a full topographical survey, due to the elevation of the foundation changing. We do not know what the construction phase would cost. This would require a special inspection from a firm like Geotech; we might be able to include their services being present during the piling process. Every single pile must be approved.

This will be an expensive project. Due to the nature of the current construction market and the fact that we are at the very beginning stages, we currently do not know how expensive this will be.  Ballpark estimates currently have a wide range. One of the things that will be added is pin piling under the deck posts. Our project will require extensive work on the inside, an entire bathroom and bedroom and living room and staircase area, and access from the back is exceedingly difficult. Bringing excavation equipment will be impossible due to the slope; will have to be done by hand.  When it comes time, we will get a contractor to look at the design drawings, define it in specifics. A lot is unknown currently. At this time, we are only guessing what this will take.

We will do the most affected areas first. In the future we may need to do more work on this building. Owner of #106 has sent us photos of cracking in the drywall but does not want massive work if it is going to be a bigger expense and inconvenience. We have proposed a fixed dollar amount for them to retain their own contractor; Jehan approves this idea.

Moved and seconded to move ahead with value engineering on #108 and #107 and the rest of the building. At this point work is approved. Board authorizes Jehan to proceed up to $10,000.

This entire project is generally a 2–3-year process, not happening right away. There is a chance of more damage while this happens. It is a lengthy process due to funding and permitting.

Bldg. A – Unit #104

Van would like issues in Unit #A-104 to be discussed with Jehan. The owner of Unit #A-104 has observed bubbles that have formed under the linoleum sheet on the floor of the lower bathroom. When this bubble was opened, some liquid came out. It was like water, probably because of the slab that is underneath. Van sent photos to Steve Bodine. Bodine thought that the problem might be a ground spring that is coming up. Van is scheduled to meet with Bodine regarding this on July 28. Bodine will send documents to Van, Tim and Jehan to review.

Springs are a common occurrence in Puget Sound. Underneath the topsoil is millions of years old glacial till, heavily compressed by the weight of glaciers. Water follows the top of the glacial till right under the topsoil. Need to understand it and provide a path of least resistance for the water to get out.

Van and Bodine will discuss options and we will discuss at the next meeting. If we are paying anybody, it is better to pay an engineering firm if needed.  Bodine will be great at this point.

Buildings – other

Unit #M-150 wants to install air conditioning. Van recommends this be done the same as Unit #L-146 which is the same layout, which will make no concern about air conditioner noise. This is straightforward, has been done before, does not require tearing out a lot of bushes. Van pointed him to #L-146 as the model. Approved for back corner.

No maintenance updates from Gene the Handyman.  Gene has ordered the Trex decking for repair of rotted wood on several decks. The supplies have not yet shown up.  Michael will follow up with Gene on status when this heat spell has passed.

Landscaping

Unit #A-104 worked with the sprinkler people, got drip irrigation, and is pleased with it.  All at their expense.

Chimney cleaning has not gotten back to us – Tim needs to call back. Tim will call chimney cleaning. Dryer vent cleaning is scheduled for August 23.

Residents in Bldg. J have been advised that drainage work will be done, advised of date, as this will block access while work is being done.

Next Meeting

The next meeting is scheduled for Monday July 19, 2021.  There is no meeting currently scheduled in August. Following that, we meet Monday September 20. 2021.