FAQ's on Construction

Please share with your neighbors.

IMPORTANT INFORMATION FOR ALL RESIDENTS

Sammamish Waterway Condominiums Restoration Project

FAQ’s (Frequently Asked Questions) for Tenants and Owner Occupied units.

What’s going on here?
The Sammamish Waterway Restoration Project involves a complete removal and replacement of siding on all 6 buildings in the complex. The project includes repairing the damaged siding, new roofing, and installation of new windows, sliding glass doors, new deck surfaces and new aluminum railings.

Will I be able to live in my unit?
Yes. The planned repairs should not impact the livability of the condominiums units. There will be the need to be diligent while walking around the exterior, but the interior of units will be impacted very little. Exterior construction work will be occurring from 7:00am-4:00pm, Mon-Fri and with notice, an occasional Saturday.

Will access be needed to the interior of my unit?
Yes. During the construction project it will be necessary to have interior access for the purposes of installing the new windows, for needed repairs found during the demolition process and completing the final cosmetic repairs.

I’m a tenant, not an owner, am I required to allow this access and under what authority?
Yes. All rental and lease agreements as well as the Washington State Landlord Tenant Act, include provisions for homeowners to gain access to their property for repairs. In addition the Sammamish Waterway Condominium Rules and Regulations include such a provision allowing the community as a whole to require the owners to enforce this legal authority and gain this access. Tenants/Residents who do not cooperate with access will simply force landlords and the condo association to utilize the available legal means of access. Costs of this process would be passed on to owners and thereby tenants.

I’m not opposed to this idea, just tell me what provisions for protecting my security and property will be taken?
All workers working around and entering the condominiums during construction are licensed, bonded and insured. They all wear ID tags indicating their authorized presence here. This construction company was chosen in part for their excellent reputation and skill at working in a community that is being lived in while under construction. When gaining access to your unit, care will be taken and advance notice will be given.

When and How is the access going to be needed for my unit?
Each resident at SWC (owners and tenants) will receive information by mail and posted at the community about the commencement of work at your building. Once work begins at your building, access to your unit may be needed until completion of the work. The best way to coordinate access and with the least inconvenience to residents is to provide a key to your condo. A secure, coded system to hold unit keys has been established by the contractor. Keys are stored in a secure location and ONLY accessible to the primary contractor. The site superintendant is Jacob and the Foreman is Chris, both with Eggert Strand Hunt Construction. When actual access to your unit is needed, you will receive another notice giving you advance warning of a 2-4 day window of time where access is going to be needed. This access will be at random times during the work day and it will be impossible to give exact times. The nature of this repair project means an unpredictable process at times; addressing discovered conditions, schedule impacts based upon weather and work progress are common.

What if I don’t want to provide a key to my unit?
Then it will be necessary for you to be at home during the entire period you were notified that access might be needed. This would typically be a 2-4 day period of time. If you are not at home to provide access when it’s needed, and delays in the work at your unit/building result, the condominium association and therefore the owner will likely incur costs.

What else do I need to do?
When you are notified that construction will begin on your building, it will be necessary for you to remove all items off your patio/deck; this includes satellite dishes, BBQ’s, plants, and items hanging on the exterior of the building or attached to the railings; this includes wreaths and other décor items. (Items left on decks will be deemed abandoned and may result in charges for their removal.) Once the siding removal process begins at your building it will be necessary to screw your sliding door shut; you will no longer have access to your deck. This is not only done for safety reasons but also because some of the decks have been found to have considerable decay at support areas. Your window blinds will ultimately need to be removed so workers can operate around the window opening. An easy privacy measure you can take is to tape paper over the glass portions of the windows. The paper allows them to remove the windows for repair work and still gives you privacy in the mean time, protecting your blinds. One owner reports that Staples sells rolls of white paper which is perfect. One roll did a 1Br + Den unit. Please watch for notices by mail and at your door for important instructions.

The windows are being replaced? How will this work effect me?
The actual windows will only be removed for short periods of time. The current window will be removed and put back in a couple times before the new one will be installed. This is done to inspect for damage and prepare for the new windows. At no time will the window be left out unless actual work is occurring. The units will always be secure (windows back in) at the end of the work day.

Who can I talk to with general questions and concerns?
General Construction Questions/Concerns & After Hours Construction Emergency:
Jeanne Quackenbush, construction liaison.
jeanneq@eggertstrandhunt.com 206-715-5028

Who do I contact during the day with urgent questions and concerns?
Urgent Construction Concerns M-F, 7am-4pm. On Site Construction Superintendant
Jacob Hagemier, Construction Trailer, behind Bldg #2

Who do I contact with general Condo Association questions?
Unit owners should contact RCA Management, Rich Redelfs
206-542-3300 rich@rcamgmt.com

Tenants should contact their landlord.

When will this work be complete?
The actual completion will vary from building to building. Please check the online construction schedule for updates. At this time the entire project is scheduled to be done in June.

Minutes-Board of Directors Meeting Oct 20th, 2009

SAMMAMISH WATERWAY CONDOMINIUM ASSOCIATION
BOARD OF DIRECTORS MEETING MINUTES
OCTOBER 20, 2009
6:30 PM


1. Call Meeting to Order – 6:33pm
· Attendance: Erik Noyd, Mary Allen, Kent Hutchings, Tom Smith,
· Property Management: Rich Redelfs

2. Approval of Previous Board Meeting Minutes – September 22, 2009
· Erik moved to approve the meeting minutes, Tom seconded.

3. Comments or Questions from Homeowners
A. Request for Late Charge Waiver – Michael Lavin, #3205
· Board felt sufficient explanation of due date was provided and did not approve a late charge waiver.
B. Allan Fritz’ request that payments be reduced from 180 payments to 177 payments
· The board discussed the concern but determined that the installment plan is not adjustable. Collecting the loan payments from owners in August was handled in a deliberate manner to ensure proper funding for this project to secure all of the owner’s investment.

4. Financial Report
A. Financial Statement Review
a. CDARS Investments & Replacement Reserve Accounts
b. Email from CPA regarding Bank Balances & FDIC Coverage
C. CPA indicated that it is not uncommon for businesses to be above the FDIC limit for a short period of time.
D. Erik moves that we close the WaFed account and transfer the funds to the appropriate Foundation Accounts. Mary seconded the motion. Rich will send paperwork to close the WaFed Account.
B. Delinquency Update ; Four Accounts > 30 Days Past Due As of Oct. 20, 2009:
a. Two Accounts Assigned to Collection Attorney: #’s 1302 & 5301
b. Two Accounts Balances > 30 Days Past Due: #’s 2205 & 5106

5. Property Maintenance Report
A. Skylight Leaks with Temporary Cover – #5306 #6303 & #6306
B. Roof Maintenance – Maintco
C. Lighting Maintenance – Jones Lighting
· Jones Lighting has been contacted for the following issues:
a. Building 2 Flood Lights (Front & Back)
b. Building 2 Storage Room Lights
c. Building 2 Photo Cell
d. Building 3 Bad Fixture @ 7358
e. Building 3 Aluminum Post Light @ Mailbox
f. Building 4 Bad Fixtures @ 7268 & 7280
g. First Floor Patio Lights
D. Loose Step Four Steps Down from #15828 @ Building 5 – Tom Smith
· Completed by Tom Smith
E. Janitorial – Alta Building Services
F. Fallen Tree Limb Between Building #’s 2 & 3 – Condo Commercial
· Confirmed that this was taken away
G. Dryer Vent Cleaning Final Follow Up Notices – Vent Masters
· Follow up letter will go to the owners
a. No Entry Into 1 Unit due to contractor error (they will follow up): # 2105
b. No Entry Into 5 Units: #’s 1302 (Denied Entry 3X), 4303, 5301, 6103 & 6105
H. Storage Room Security- Rich will meet with a security company.

6. Committee Reports – Volunteers Needed!!!
A. Landscaping
· No Update
B. Rules Enforcement
· No Update
C. Community Website
· No Update
D. Design/Color Committee
· 6 boards, each building displayed. There will be 2 choices.

7. Old Business
A. Restoration Plan
a. Association Loan – Foundation Bank
· Asking if the default interest rate can be less than 18%. Pending the feedback from Foundation Bank, we are ready to sign the documents. Will be signed first.
b. Contractor Proposal – Eggert Strand Hunt Construction
· Ready to sign and has been for 10 days. Will be signed last.
c. Project Management & Reserve Study Proposal – Morrison Hershfield
· Telephone call with Skylur with Morrison Hershfield on the last element of the contract that the attorney recommended. We now have a final contract with them. Will be signed second.
d. Cable Upgrade – Subcontractor?
· No update
e. Electrical Outlets/Covers & Other Potential Change Orders?
· No update
f. Window Upgrade Options
· No update
g. Building Permits – City of Redmond
· We have permits in possession and they have been paid for.
h. Permit for Trail Use – King County Parks & Recreation Division
· We have permits in possession. We have added King County Parks as an additional insured.
i. Additional Insurance for Trail Use – CAU
j. Potential Rebate for Window Upgrade – ECOS/PSE
· Skylur with Morrison Hershfield is following up with this.
B. Annual Fire Alarm Inspection Scheduled for Nov. 14 – FPI
· Notice will be included with the notice for the owners meeting.
C. Parking Spot Number Installation Completed
· Reimbursement for 10 hrs x $35 = $350. Erik moved to approve. Kent seconded the motion.

Tabled Until After Restoration Project:
D. Review Signage in Common Area
E. Resident Manager Job Description
F. Trail Maintenance
G. Other?

8. New Business
A. Annual Non-Profit Corporation Report (Need Signature) – Secretary of State
· Signatures were collected at the board meeting
B. Parking Enforcement & Violation Forms
· Send a warning violation to the owner for space 10, 11, 3 & 16. CC the renter.
· Resident information update. Issue 3 visitor permits per unit, must be displayed in the window of any visitor space.
C. Roof Leak @ #6302 – Maintco
· Repaired
D. Review 2010 Budget Draft #1
E. Owners Informational Meeting Scheduled for November 5
· A letter will be sent to homeowners.
F. Insurance
· Are we adequately covered?
o Directors & Officers Liability and General Liability can be increased from $5M to $6M for $58 and $300 year, respectively. Mary makes a motion to approve this increase. Kent seconded the motion.
o Look into coverage for Ordinance or Law Coverage & Increased Cost of construction. $4Million is $2k a year additional per category.
G. Apparent Water Leak in front of Building 5 within the sprinkler system.
· Rich will take a look at this tonight to investigate

9. Set Date, Time, & Location of Next Meeting – December 8, 2009 6:30pm LWSD(Tentative) Dec 1 & Dec 15 are back up dates.

10. Adjourn – 8:40pm

December Regular Monthly Board Meeting

Conducting the regular business of the SWC Association. Tuesday December 8th, 2009. To be held at 6:30pm at LWSD meeting room. Property owners are encouraged call Rich Redelfs, RCA Management at (206) 542-3300, the day of any meeting to confirm that there have been no changes to day/time. Meeting locations, times and dates do occasionally change.

Building 1 Window Upgrade Requests

The following units in Building 1 have delivered requests for changes to the standard windows:
1105

Building 2 Window Upgrade Requests

The following units in Building 2 have delivered requests for changes to the standard windows:
2101, 2302, 2304 & 2306

Building 3 Window Upgrade Requests

The following units in Building 3 have delivered requests for changes to the standard windows:
3104 & 3106

Building 4 Window Upgrade Requests

The following units in Building 4 have delivered requests for changes to the standard windows:
4206

Building 5 Window Upgrade Requests

The following units in Building 5 have delivered requests for changes to the standard windows:
5201 & 5205

Building 6 Window Upgrade Requests

The following units in Building 6 have delivered requests for changes to the standard windows:
6104, 6105, 6205, 6301, 6304

Urgent! Window Upgrade Options

Time Sensitive- Action Required!

RE: WINDOW UPGRADE OPTIONS-Mailing sent 11/9/09 to buildings 1-5.

Dear Sammamish Waterway Unit Owners,

Some Unit Owners had previously expressed a desire to upgrade their new windows either for greater energy efficiency, noise reduction or security. The time has come for owners to determine what option they wish, if any. Unfortunately, the decision needs to be made quickly.

Unit Owners in Building 6 were contacted over the weekend and must commit to any upgrade on or before Wednesday, Nov 11th. Unit Owners in Buildings 1-5 must commit on or before Thursday, Nov. 19th.

We apologize for the short notice. We would have liked to have given more time, however, the circumstances did not allow it. Signed, owner commitments not received by the due date will not be accepted. The commitment may be delivered to RCA Management (email/fax or regular mail) or to Construction Superintendent Jacob Hagemier in the on-site construction office.

Our new windows are going to be wonderful, just as they are, without any “upgrades”. They will already include the following energy features: argon gas filled and “lowE”. The difference in comfort and sound reduction going from our old aluminum to our new vinyl windows is going to be noticeable. If however, you’d like to enhance them more, then these options are available for a short time.

1. $1.50 per square foot. Added energy efficiency by adding a larger air space between the panes. Standard windows are a .33 energy factor, upgraded windows are a .30. In some windows this may have the added effect of also allowing the unit owner to take a partial federal tax deduction (applies to owner occupied units). This federal credit also applies to only the sliding windows & the non opening windows. The federal credit does not apply to the sliding doors or garden windows, although the energy improvement can be made to any window or sliding door.
2. $16.00 per square foot. The second option is a noise reducing and improved security window which is accomplished with a thicker, laminated glass. No specific guarantees or degrees of improvement have been given. Adding this option will eliminate the federal tax credit, although the reduction in energy efficiency is less than 3%. This feature may be added to any window or sliding door.

Please keep in mind the following; when measuring a window, the window is the entire unit, corner to corner, not the individual panes of glass or just glass. The technical description is the “rough opening” the entire window sits in. If it is a garden style window, it will be the overall dimensions of the vertical portion + the angled portion. The upgrade prices are per square foot. When measuring we recommend adding 2-3 inches to each dimension for accurate overall calculations. Make your measurements to estimate the total square feet of window and round up to the next whole number. Your cost calculations will need to be made on your own based upon the information provided here. The actual cost could vary somewhat depending on your measurements. Once the windows are ordered, the cost for your upgrades will be assessed to your account and you will be provided a remittance slip by Sammamish Waterway Condominium Association for the actual cost of upgrading the windows in your unit. This is completely separate from the special assessment. Failure to pay your window upgrade cost is no different than failure to pay regular monthly dues or special assessment installments. Sammamish Waterway C.A. reserves all rights to collect upgrade costs in the same manner as monthly dues. Upgrades are the owner’s responsibility in the event of future breakage.
Any or all windows may be upgraded, no minimum. You may do all as option 1 or option 2 or a mixture of both, however each window may only get one of the two options. Remember, apply one upgrade option to each window, not both.

The appearance of the window will remain effectively the same, regardless of the upgrades chosen. The window brand/details can be viewed online at:

http://www.plygemwindows.com/new_insulate.html

No other changes may be made. The window frames are white. Please review, complete and return the enclosed “Upgrade Option” form by Thursday, November 19. Confirmation of which units submitted forms will be posted on www.swcondos.blogspot.com.

For Sammamish Waterway

Erik Noyd, President SWC Board of Directors

Viewing Location for Color Schemes

The architectural drawings which depict the two color schemes are being displayed until about Nov 22nd in the windows of the Coldwell Banker real estate office in Redmond. The best time to see them is during the daylight hours. Stop by if you wish to get an idea of how the two color choices will look. Then reply to the survey which will be sent out shortly. The address is 8862 161st Ave NE #103. It's located next to the Bartell's Drugstore at Bella Botega.

Color Committee Proposals for Exterior Colors

The SWC color committee has just completed the creation of two color scheme options for consideration by the owners in SWC, as directed by the Board of Directors. The committee began by determining what the City of Redmond Design Review Board’s requirements would be. Our new colors were subject to their approval and we could no longer have one color for the entire community. Next, we hired a color consultant who has experience in creating color combinations for condo communities. We met on-site to review the unique architectural elements of SWC as well as had numerous meetings involving multiple combinations of color choices, narrowing the list. Lastly, we used the design resources of a local firm to place the colors on architectural renderings of the buildings-making final adjustments to the colors. The result is two color schemes. Each of the two schemes features 3 different body colors, each to be used on two of the 6 buildings. Every building would have one main body color, a coordinating accent color and separate trim color. The entire community would have the same door and window trim as well as front door colors. Specific colors have not been assigned to individual buildings, so you’ll want to think of the community as a whole, rather than “what color is my building?” The two color schemes being presented reflect the attempt to create a look which provides a fresh update and as broad an appeal as possible.

The color committee and board members will present the colors in the pre-construction meeting to be held at Lake Washington School District meeting room on Nov 5th, 7PM. At the meeting, there will be displays of the buildings showing the different colors. Please bear in mind that PC monitors always display the colors differently and are not a reliable way to see true color tones.


Option 1



































________________________________________________________________
Option 2

Construction to Begin

With a collective sigh of relief, the Sammamish Waterway Board of Directors is delighted to announce that all necessary elements of our construction project; loan, project management and construction agreements, have been signed. As early as Monday Nov 2nd, there will be construction activity at building #6. Please watch for on site information such as parking space restrictions and building activity notices.

It is very important that you respond to requests for information as well as take steps to cooperate with the contractors. Residents of buildings #5 & 6 should immediately remove all personal items from the exterior of their units, including hanging or mounted items.

On Thursday, Nov 5th at 7pm, the SWC is holding an informational, pre-construction meeting. Please plan on attending. Location: LWSD- Redmond Town Center.

Minutes-Board of Directors Meeting Sept 22nd, 2009

SAMMAMISH WATERWAY CONDOMINIUM ASSOCIATION
BOARD OF DIRECTORS MEETING MINUTES –
SEPTEMBER 22, 2009
6:30 PM



1. Call Meeting to Order – at 6:32pm at LWSD
· Board Members: Tom Smith, Erik Noyd, Kent Hutchings, Mary Allen
· Property Management: Rich Redelfs

2. Approval of Previous Board Meeting Minutes – August 25, 2009, & July 23, 2009.
· Tom made a motion to approve both the Aug 25, 2009 and July 23, 2009 minutes. Kent seconded. All approved.

3. Comments or Questions from Homeowners
A. Noise Complaint – Cecelia Liu, #5206.
· Owner’s tenant has identified noise goes past 11pm. Have not received any complaints from other neighbors. The board will write a letter to the alleged violator to remind of the rules that specifically addresses the problems. If noise issues a rise again, owner is advised to call the police.
B. Hard Surface Flooring Request – Grace de la Pena, #3203
a. Storage Room is below #3203
· All board members approved.

4. Financial Report
A. Financial Statement Review
a. CDARS Investments & Replacement Reserve Accounts
· Rich to check balances and email the board the exact balance. Will make a determination on how much to remove from the Special Assessment and Replacement Reserve to a CDAR. Note: The renewal date of the second CDAR will be staggered by 2 weeks from the original CDAR renewal date- to ensure funds availability.
b. Special Assessment Installment Coupon Books Ordered for 10/2009-12/2010
· Rich will order coupon books for roughly 40 owners (owners who are paying monthly and not through an electronic payment).
B. Delinquency Update ; As of August 25, 2009:
a. Eight Significant Balances > 15 Days Past Due & < 30 Days Past Due
b. Two Significant Balances > 30 Days Past Due
· Rich sent monthly delinquency review. Of the 9 letters for >15 & <30>30 days past due, have not paid Aug or Sept.

5. Property Maintenance Report
A. Skylight Leaks with Temporary Cover – #5306 #6303 & #6306
B. Lighting Maintenance – Jones Lighting
a. Building 2 Flood Lights (1 Front & 2 Back) –
· Jones Lighting will standardize the size
b. Building 2 Storage Room Lights
c. Building 2 Photo Cell—
· 1st & 2nd floor on B2, lights are on all the time. 3rd floor aren’t. Jones Lighting will address this issue.
d. Building 3 Bad Fixture @ 7358 –
· Light at front door is broken.
e. Building 3 Aluminum Post Light @ Mailbox –
· One light on pole, doesn’t exist in the other buildings. Ask Jones Lighting to remove this.
f. Building 4 Bad Fixtures @ 7268 & 7280 –
· Determine if it is the first floor only that requires special bulb. Next step, proactively send a letter to affected owners and tell them it rotates 90 degrees and pulls out. Also, give bulb type and local vendors that sell them.
g. First Floor Patio Lights -
C. Loose Step Four Steps Down from #15828 @ Building 5 –
· Tom will look to see if he can repair this.
D. Janitorial – Alta Building Services –
· No update
E. Fertilization This Week – Condo Commercial –
· Fertilization this week
F. Dryer Vent Cleaning Final Follow Up Visit Performed 8/13/09 – Vent Masters
a. 80 Units Cleaned in May, 16/22 Remaining Cleaned on Aug. 13
b. No Entry Into 1 Unit due to contractor error (they will follow up): # 2105
c. No Entry Into 5 Units: #’s 1302 (Denied Entry 3X), 4303, 5301, 6103 & 6105
d. Connection is broken in wall behind dryer Repaired by Owner: # 2305
e. ‘Vent pipe is broken/fallen in attic’ repaired in 5 Units: #’s 3301, 3302, 4305, 5304 (vent termination in odd place – OK), 5306
· Rich will follow up with the owners per the minutes from August 15, 2009

6. Committee Reports – Volunteers Needed!!!
A. Landscaping
· No update
B. Rules Enforcement
· No update
C. Community Website-
· No update
D. Design/Color Committee-
· The committee has met at Core Design. Compared the print out to the swatches. The committee will have Core Design print up display boards and will present the colors to the board at the next meeting.

7. Old Business
A. Restoration Plan
a. Association Loan – Foundation Bank –
· 10 items were identified by Strichartz Office to have changed by Foundation Bank. Erik will follow up with Matt Padilla and determine what is critical to change.
b. Contractor Proposal – Eggert Strand Hunt Construction –
· Working to finalize contract, getting very close.
c. Project Management & Reserve Study Proposal – Morrison Hershfield –
· Working to finalize contract, getting very close.
d. Cable Upgrade – Subcontractor?-
· Working with TR Eggert
e. Electrical Outlets/Covers & Other Potential Change Orders? –
· No new update
f. Approved Permit Notification & Invoices – City of Redmond –
· Skylur recommends that we get the permit. Rich will send checks to get the permits.
g. Permit for Trail Use – King County Parks & Recreation Division –
· Fee to use the trail. Rich will send necessary checks to pay this.
B. Review Signage in Common Area – Tabled Until After Major Project –
· No update
C. Resident Manager Job Description – Tabled Until After Major Project–
· No update
D. Draft Assessment Collection Policy – Law Offices of James L. Strichartz–
· No update
E. Trail Maintenance – New Gravel & ‘No Trespassing’ Signage –
· No update
a. Landwork Enterprises Bid Proposal:

Stated ½” or ¾” Not available in Red Cinder
1” Red Cinder Unpacked – $4,700
5/8” Crushed Unpacked $3,000
(Packed is an additional $750)
Brush Hog on Blackberries (Same Price as Last Time): $1,200

F. Parking Spot Numbers – Substantially Completed –
· Noted many cars that never move.
· White Jeep is not operational. .- Kent will post a notice
· Trailer near building 5.- Kent will post a notice
· Rich will update the triplicate form with the RCA Address. Board will review
G. Invoice for Pipe Leak & Water Damage in #1106 – Maintco –
· Owner is paying.
H. Other?

8. New Business
A. Building 6 Storage Room Break-in
· Will get recommendation from a security company. Change locks – board member has a key that opens all 6 storage units. Unit owners only have access to their own building’s unit. Add deadbolt. Possibly a self closing door.
· Rich will send a note to the owners.
B. Other? –
· Annual fire alarm inspection. FPI tentatively scheduled an inspection for Oct 17. We will continue with this date. Ask to document the rationale for any need repairs or replacements.

9. Set Date, Time, & Location of Next Meeting
· Tuesday Oct 20, 2009 at 6:30pm at LWSD. – tentative based on space availability

10. Adjourn
· 8:19 pm. Kent moved to adjorn. Tom seconded

October Regular Monthly Board Meeting

Conducting the regular business of the SWC Association. Tuesday October 20th, 2009. To be held at 6:30pm at LWSD meeting room. Property owners are encouraged call Rich Redelfs, RCA Management at (206) 542-3300, the day of any meeting to confirm that there have been no changes to day/time. Meeting locations, times and dates do occasionally change.

Sept 28th, 2009 Update

The Board of Directors is presently working out the final details of the language of the Loan Documents, and the Contracts with Eggert Strand Hunt Construction and Morrison Hershfield, using the recommendations of the Association's attorney and our judgements about what keeps the community's interests in mind in a legal sense and in our interest to move ahead with the project. While the changes and issues raised during discussions with the Attorney have been inconvenient as they have delayed signing our agreements, they are leaving us in a stronger position with documents that accurately reflect our expectations and goals, while protecting our shared assets, our homes. All loan terms remain unchanged and the project cost remains unchanged. It has simply been the start of construction which has been delayed. We have recently made payment for our building permits as well as secured access for construction materials/equipment on the trail side of the community rom King County, in an effort to reduce the parking impact for all of us. Lastly, the color committee hopes to have specific recommendations for the Board within a week. Once received we can schedule an information meeting to coincide with the construction meeting to present these color schemes for community input. Everyone is anxious to begin and remains committed to getting it right.

Minutes-Board of Directors Meeting Aug 25th, 2009

SAMMAMISH WATERWAY CONDOMINIUM ASSOCIATION
BOARD OF DIRECTORS MEETING MINUTES – Approved
AUGUST 25, 2009
6:30 PM



1. Call Meeting to Order- Meeting called to order 6:40pm
Attendees: Thomas Smith, Erik Noyd, Mary Allen, Kent, Rich Redelfs (RCA Management)

2. Election of Officers– N/A

3. Approval of Previous Board Meeting Minutes – July 23, 2009 Mary – to resend a copy of the previous minutes to owners

4. Comments or Questions from Homeowners

· Lori
o Curious about start dates of construction
§ Process on loan is completed and being reviewed through attorney.
§ Working with attorney to finalize contract with TR Eggert.
§ Contractor mobilization on site will be an additional time prior to start. Owners will be notified as progress occurs
· Allen
o Curious about an update with colors
§ Color committee has a meeting scheduled with designer Monday of next week
o Project Updates. Curious if there we would receive updates throughout the progress indicating if we were on budget. This will be revisited after building 6 is completed.
o Homeowner thought that cement slabs on ground floor units would be replaced. This is not in scope for the construction project. Follow up will occur regarding this owner’s individual unit and investigation on the need for a repair outside of the construction project. Board indicated that this is not in the scope of work.
o Building 2 – Light repair follow up. There will be a contractor sent to resolve this issue.


5. Financial Report
A. Financial Statement Review
a. CDARS Investments & Replacement Reserve Accounts
B. Delinquency Update ; As of August 25, 2009:
a. Six Significant Balances > 15 Days Past Due
b. Zero Significant Balances > 30 Days Past Due
1. All but 6 homeowners have made their payment either in the form of a complete payment, lump sum payment or minimum payment.
ii. Of the 6, Rich has heard from 2 owners that they are planning on making the payment
1. Special Assessment funds received for August were higher than anticipated – over $1.5 million in special assessment payments made
2. Move funds to CDARs to ensure we have FDIC – CD purchased last Tuesday for 1.2 million
3. Washington Federal – 2 accounts, should we close these?
a. Rich will follow up with a CPA and make a recommendation to the board regarding the best course of action to ensure the right balance of efficiency and due diligence.


6. Property Maintenance Report
A. Skylight Leaks with Temporary Cover – #5306 #6303 & #6306– no action
B. Lighting Maintenance
a. Building 2 Lighting- Rich is going have Jones Lighting Maintenance follow up with outstanding light issues.
C. Janitorial – Alta Building Services- no update
D. Carport Lighting Fixtures Blown – Condo Commercial– no update
E. Dryer Vent Cleaning Follow Up Visit on August 13 – Vent Masters
a. 80 Units Cleaned in May, 16/22 Remaining Cleaned on Aug. 13
b. No Entry Into 1 Unit due to contractor error (they will follow up): # 2105
c. No Entry Into 5 Units: #’s 1302 (Denied Entry 3X), 4303, 5301, 6103 & 6105
d. Connection is broken in wall behind dryer Repaired by Owner: # 2305
e. Vent pipe is broken/fallen in attic repaired in 5 Units: #’s 3301, 3302, 4305, 5304 (vent termination in odd place – OK), 5306
a. 5 units did not provide access
b. Check the authority of the declaration. Motion: Send a notice to the owner to set up an individual appointment at owner’s expense. If they do not provide proof of this action occurin within 30 days of notice, there is a $50 each month penalty.
i. Motion (Eric), Second (Tom)
F. Storm Drain Cleaning Completed – Davidson Macri Sweeping, Inc. – no update

7. Committee Reports – Volunteers Needed!!!
A. Landscaping – No Update
B. Rules Enforcement- Wait until there is a schedule with the contractor and remind homeowners to remove items
C. Community Website– No Action
D. Design/Color Committee
a. Hired CORE to create renderings
b. Color committee will narrow down a color scheme and seek input from the community. Final approval made by board vote

8. Old Business
A. Restoration Plan
c. Association Loan – Foundation Bank - Loan is ready for signature, reviewing through lawyer
d. Contractor Proposal – Eggert Strand Hunt Construction Under legal review
e. Project Management & Reserve Study – Morrison Hershfield Under review
f. Cable Upgrade – Subcontractor? TR Eggert was going to follow up with the subcontractor
g. Electrical Outlets/Covers & Other Potential Change Orders? Communicate with the contractor that we would like to replace items (such as outlet covers)
h. Approved Permit Notification & Invoices – City of Redmond Ready for pick up as soon as we are willing to write a check. We are waiting to pay for the permit until we are closer to signing the contract with the construction company.
B. Review Signage in Common Area – Tabled Until After Major Project– No Update/ Tabled
C. Resident Manager Job Description – Tabled Until After Major Project– No Update/ Tabled
D. Draft Assessment Collection Policy – Law Offices of James L. Strichartz Unanimous agreement to use Strichartz original assessment collection policy.
E. Trail Maintenance – New Gravel & ‘No Trespassing’ Signage– Tabled until after construction
a. Landwork Enterprises Bid Proposal:

Stated ½” or ¾” Not available in Red Cinder – Tabled until after construction
1” Red Cinder Unpacked – $4,700– Tabled until after construction
5/8” Crushed Unpacked $3,000
(Packed is an additional $750)
Brush Hog on Blackberries (Same Price as Last Time): $1,200– Tabled until after construction

F. Parking Spot Numbers Tom to install parking signs. Ask them to screw in the signs, flush with the bottom of the back of the beam.
G. Tow Contract Updated – Shannon Towing– added 5 board members to paperwork
H. Other?
I. Kent to follow up with Skylar to see if the city would be ok with us access the back of our condo to place a job trailer during the project duration


9. New Business
A. Invoice for Pipe Leak & Water Damage in #1106 – Maintco - Include a 60 day grace period until there is delinquency.
a. The board discussed this is the owner’s responsibility. Motion: Kent moves that we put the fault on the owner, Tom seconded the motion
a) Other?
a. Noted that owner Brad Williamson raised a concern with property management regarding the handling of his payment of the special assessment. We had a discussion as to the actions by property manager responsibilities, determined that the issue was handled appropriately.


10. Set Date, Time, & Location of Next Meeting September 22, 2009 6:30 LWSD tentative.

11. Adjourn 8:04pm

Minutes-Board of Directors Meeting July 23, 2009

SAMMAMISH WATERWAY CONDOMINIUM ASSOCIATION
BOARD OF DIRECTORS MEETING MINUTES-Approved
JULY 23, 2009
6:30 PM



1. Call Meeting to Order – 6:45pm present were Thomas Smith, Robert ‘Njord’ Folgadalen, Erik Noyd, Mary Allen, Rich Redelfs (RCA Management)

2. Election of Officers – This item was removed because this was covered in the last meeting.

3. Approval of Previous Board Meeting Minutes – May 28, 2009 - Erik motioned to approve, Njord seconded the motion. No objections, no abstentions.

4. Comments or Questions from Homeowners
A. Follow Up Request for Repair to Exterior Door Frame – #2101 – The board deemed that this is an owner responsible item since it is an enhancement. Rich will send a final letter to the owner to communicate this decision.
B. Follow Up Request to Address Water Damage – #6104 – This issue was resolved with the owner. No action needed by the board.
C. Request regarding Electrical Switch to Garbage Disposal – #6104 – This issue was resolved with the owner. No action needed by the board.
D. Request to Replace Carpet with Laminate Flooring – #6102 – Moved to New Business.
E. Request For Association to Replace All 102 Front Doors – #1105 – The board deemed that it is not necessary to replace front doors. However, we will request that TR Eggert repair damages as needed prior to painting them during the construction project.
F. Request for Relief of Monthly Dues for 1-2 Years – #1105 - The board deemed that it is not prudent to reduce fees prior or throughout the duration of the construction project. The board will re-evaluate a reduction to monthly HOA dues after the construction and landscaping project is completed –and- after a reserve study has been completed.
G. Concern Regarding Special Assessment Options – #4301 -The board continues to hold the stance that any owner that would like to make payments in addition to their scheduled payment structure is subject to an administration fee. This fee allows the board to make this option available while protecting homeowners who do not opt in to this option.
H. Parking Issue at Building #5 – Rich has followed up with the owner to verify if this issue still exists. Rich will send a letter with parking assignments to all tenants and owners of building five to ensure everyone knows their proper space. It was not deemed necessary to send a letter to all owners and tenants throughout Sammamish Waterway, as the complaint has been isolated to building 5.

5. Financial Report
A. Financial Statement Review
a. Insurance Reserve Check – Need Signatures
b. Replacement Reserve Checks (2) – Need Signatures
c. 2008 Audit & Tax Return – Need Signatures
B. Delinquency Update ; As of July 23, 2009:
a. One Balance > 30 Days
b. Zero Balances > 30 Days 60 days

6. Property Maintenance Report
A. Skylight Leaks with Temporary Cover – #5306 #6303 & #6306
B. Lighting Maintenance – Sun Lighting/Alta Building Services – Njord to follow up with Rich with the light bulb type used in the exterior of the buildings so that the association can acquire bulbs to keep on hand.
C. Janitorial – Alta Building Services – TV and bike in the walkway of the north stairwell in building 2. Rich to put a note on the bike indicating that it should be moved or else will be considered trash and disposed of. TV is considered garbage and will be disposed
D. Carport Lighting Fixtures Need Cleaning – Condo Commercial – Fixtures will be blown clean at the same time the parking lots are cleaned. This will be done free of charge by the vendor.
E. Dryer Vent Cleaning Visits on May 2 & 9 – Vent Masters
a. 80 Units Cleaned
b. Follow Up Visit Scheduled for Thursday, August 13 8:00 AM – 4:00 PM for 29 Units Listed Below – Rich will send a notice on 7/24/09 to owners.
c. No Entry Into 22 Units: #’s 1102, 1302, 2105, 2106, 2301, 2303, 3104, 3203, 3204, 3206, 3303, 4303, 5104, 5105, 5301, 5303, 6101, 6103, 6105, 6203, 6204 & 6305
d. Connection is broken in wall behind dryer in 1 Unit: # 2305
e. Vent pipe is broken/fallen in attic in 5 Units: #’s 3301, 3302, 4305, 5304 & 5306
F. Pipe Leak & Water Damage in #1106 – Maintco – Maintco found that damage was caused by the owner and the owner will be covering costs.
G. Roof Leak in #6304 & Water Damage in #6204 – Maintco. Sheetrock will be repaired in unit 6204.
H. Irrigation Leak – Condo Commercial – This will be repaired by 7/24/09
I. Storm Drain Cleaning – Davidson Macri Sweeping, Inc. – The City of Redmond recommended cleaning of storm drains – so work was performed to this recommendation.

7. Committee Reports – Volunteers Needed!!!
A. Landscaping
B. Rules Enforcement
C. Community Website
D. Design/Color Committee –See new business

8. Old Business
A. Restoration Plan
a. Association Loan – $2.7 million has been proposed by Foundation Bank. Bank has asked for association insurance carrier, SWC Tax ID Number, list of board members and the representative board member that will sign for the loan.
b. Review Updated Draft Special Assessment – The August first due date will still stand under normal collection conditions if the loan is approved prior to July 28. On the date of approval, Rich will send out notices to all owners that payment is due on Aug 1 with a grace period to Aug 15. If the loan is approved between July 29 and July 31, payment will be due Aug 1st but the grace period will have a onetime extension that is equal to the number of days past July 28. If loan approval has not been finalized by August 1st, the due date will be moved to September 1, 2009. These terms were approved by the board and an updated document will reflect this. This motion was made by Njord and was seconded by Mary.
c. Cable Upgrade – Verizon - Investigating the option of having cable, satellite connectivity installed during the construction project. Continuing to work with TR Eggert on this possibility.
d. Electrical Outlets/Covers –Items such as outlet covers that have not been included on the plan will be considered for replacement so that the exterior of the building looks new following the completion of the project. All items will be reviewed and based on total cost will be evaluated on a case by case basis by the board.
e. Reserve Study – Morrison Hershfield
B. Review Signage in Common Area – Tabled Until After Major Project
C. Resident Manager Job Description – Tabled Until After Major Project
D. Trail Maintenance – New Gravel & ‘No Trespassing’ Signage
a. Landwork Enterprises Bid Proposal: Board agreed to table this work until after the construction project

Stated ½” or ¾” Not available in Red Cinder
1” Red Cinder Unpacked – $4,700
5/8” Crushed Unpacked $3,000
(Packed is an additional $750)
Brush Hog on Blackberries (Same Price as Last Time): $1,200

E. Parking Spot Numbers – 5”x6” placards will be produced through fast signs and screwed to the carports.

9. New Business
A. Update Tow Contract – Shannon Towing
B. Construction Trailer – Rich will check with Skylur from Morrison Hershfield to see if the city had objections to allowing TR Eggert access to the trail behind the condos to park their work trailer and other possible construction related materials.
C. Color Committee- The board has approved the expense of $4-6k to get renderings of the buildings completed with a mock up of color selections
D. Request to Replace Carpet with Laminate Flooring – #6102 – This issue has been approved by the board. - Erik motioned to approve, Njord seconded the motion. No objections, no abstentions.
E. Review of Contract with TR Eggert –
a. Statement of Work (SOW) should include verbiage on managing inclimate weather
b. SOW should include work days and work hours.
c. Owners are responsible for all costs related to relocation in the event that the owner deems the unit is uninhabitable. Owners should be advised to contact their personal insurance policy if they are interested in coverage.
d. Identify if TR Eggert holds a performance bond
e. Ensure due diligence is taken to ensure owners and tenants have appropriate notice prior to entry throughout the duration of the construction project.
F. Use collection form drafted by Strichartz’s Office under the condition that any mention of using Strichartz’s Office as part of the collection process is omitted. If collections intervention is needed, the board would like to keep the mitigating 3rd party neutral and would like the collection form to reflect this.

10. Set Date, Time, & Location of Next Meeting – The next meeting is tentatively set for August 25, 2009 at 6:30pm at Lake Washington School District.

11. Adjourn

August 2009 Regular Board Meeting

Conducting the regular business of the SWC Association. Tuesday August 25th, 2009. To be held at 6:30pm at LWSD meeting room. Property owners are encouraged call Rich Redelfs, RCA Management at (206) 542-3300, the day of any meeting to confirm that there have been no changes to day/time. Meeting locations, times and dates do occasionally change.

Restoration Plan Update 8/12/09

As previously indicated in the community wide mailing, the SWC loan by Foundation Bank was approved. At this time owners are sending in their special assessment payments, either in full, in part or just their first month's payment under the option provided. As previously described in informational meetings, once the expected funds have been received to bridge the difference between the loan and project cost, the Board will proceed with signing the construction contract (currently under attorney review/revision). SWC has received the required permit approval by the City of Redmond and will pay for the permits once the above has been completed. Once all of the above pieces are in place we'll have a clearer idea of the specific timing of construction commencement. Suffice it to say, everyone is anxious to begin, but we are not going to move ahead until all elements are in place. As previously indicated, a mailing will be sent in advance of any construction with advisory and general information.

Renderings of the buildings which will depict the colors scheme ideas intended for community wide input, are currently being prepared and will be mailed or otherwise presented to the community once they are done (2 weeks +/-).

Construction Loan Approved

Sammamish Waterway HOA has received word today (7/29/09) that Foundation Bank has approved our 15 year loan, for $2,700,000 as we had originally requested. Details will be mailed to owners immediately. Please watch for very important mailings including requests for updated contact information for all SWC residents (owners and tenants).

July 2009 Regular Board Meeting

Conducting the regular business of the SWC Association. Thursday July 23rd, 2009. To be held at 7:00pm at LWSD meeting room. Property owners are encouraged call Rich Redelfs, RCA Management at (206) 542-3300, the day of any meeting to confirm that there have been no changes to day/time. Meeting locations, times and dates do occasionally change.

Restoration Plan Update 7/1/09

As of today, the Foundation Bank is still in their ‘review’ process and has not granted final approval the Association’s 15-Year Term Loan. The loan committee meets once per week, on Tuesdays. We have been assured that the committee will review our file next week, this however, means a delay.

The Special Assessment, approved by the Sammamish Waterway Board of Directors on May 28, 2009, had a due date which was conditioned on the approval of the loan. Therefore, the Association has postponed the Special Assessment. The new Special Assessment due date will not be announced until it receives loan approval.

For anyone who has already mailed their special assessment, in full or in part, these checks will be held, without deposit, until a new due date is announced and the loan is approved. Alternatively, if you wish to have your check returned, please contact Richard Redelfs with RCA Management.

With hopes that the loan review process is nearly complete and our belief that the loan will eventually be approved, the Association is proceeding with the Preconstruction Informational Meeting scheduled for Monday, July 13 at 7:00 PM at the Lake Washington School District Building. The meeting will be hosted by the Board of Directors, representatives of Eggert Strand Hunt Construction and Morrison Hershfield (Project Manager.) The primary purpose of this meeting will be to provide Owners with a general overview of the project and to address any Owner questions and concerns. If Foundation Bank has not provided us approval by that time, a representative from the Bank will be in attendance as well to provide an update.

Special Meeting of Association 11/12/08

SAMMAMISH WATERWAY CONDOMINIUM ASSOCIATION
SPECIAL OWNERS MEETING MINUTES – APPROVED
(BUILDING RESTORATION PLAN & HOMEOWNER VOTE)
NOVEMBER 12, 2008
6:30 PM



1. Call Meeting to Order – Meeting called to order at 6:45pm. Present were Board Members Robert Folgadalen, Kent Hutchings, Derek Moore & Erik Noyd; Community Association Manager Richard Redelfs; Skylur Haggart and Sam Packard of Morrison Hershfield, Project Managers; Jim Strichartz-Association Attorney; and Charlie Swenson, Arnie Quackenbush and Jeanne Quackenbush with Eggert Strand Hunt Construction.

2. A Quorum Was established. 73/102 Units were represented either In-Person or By-Proxy.

3. Proof of Notice of Meeting was presented.

4. Presentation by Board with questions from Owners, 6:45pm-8:20pm
A. Robert Folgadalen, Board President- Establishing protocol for evening.
B. Erik Noyd, Board Member- Discussed via overhead presentation the 4 primary things which the Board learned were of concern by homeowners from the surveys sent out to owners from the last Meeting of the Association. Acknowledgement that these were not the only concerns, but they were the most frequently mentioned. Answers provided were typically given by the person most familiar with that element; i.e. legal, construction, project management, or the board’s process.
1. Financing- Surveys indicated that if payments for special assessment could be reduced by 40% they would be “affordable”. The 40% reduction was an approximation of the reduction in monthly payments for an association loan where the amortization period was extended from 7 years as originally proposed to 15 years. Owner asked for clarification about calculations made; explained by Erik Noyd. In response to this the vote to support the restoration plan was modified to indicate that the Board of Directors would not sign a contract with the contractor unless the association was able to obtain financing, for those owners unable to pay from their own funds, for a loan period of less than 15 years. Additionally, a cap of a 3% increase in the base bid for the project was approved. Fielded additional questions from owners.
2. Condition of Buildings- Numerous owners expressed in the survey that they questioned the necessity of the project. Skylur Haggart of Morrison Hershfield again reviewed the results of the envelope study presented to the association during the annual meeting in 2007 & 2008. Presentation depicted the extensive decay and construction defects discovered. Reminder that all owners have an obligation to share in the repair costs for defects found in any building. Fielded additional questions from owners.
3. “Too many items being changed”- Surveys indicated that many felt the project encompassed too many things, asked for us to identify areas that could be delayed or find an effective way to stagger the project. Pros and cons of completing some but not all items. Estimate of additional cost for staggered approach to repair is $1.5 million. Concerns about additional decay occurring. Difficulty in obtaining financing for such an approach. Fielded additional questions from owners.
4. Economic Concerns- SWC has squeezed the life from the materials used in original construction. While we would like to avoid the project in this uncertain time, the urgency of repairs dictate action is required soon. The most cost effective way to make the repairs is to do them all at once. Using an experienced professional is the way to get the job done right. Property values will be impacted until repairs are complete. Discussed prospect of presenting the projects to contractors for re-bid. Advice given by attorney and Morrison Hershfield indicated that contractors specializing in projects such as this were not seeing their business diminish during the present economic conditions and were therefore not likely to reduce their bids. Reminder that “present contractor” was second to lowest bid among 5 by hundreds of thousands of dollars. Costs have in fact increased since original bid was presented. Fielded additional questions from owners.

5. Vote on Restoration Plan by Owners, 8:20pm-8:35pm
A. Announcement that a vote would now be taken for the project. Votes were collected by Richard Redelfs.

6. Votes Tallied, 8:45pm- Richard Redelfs, Derek Moore assisted by an owner tallied the votes and reported that the restoration plan passed with a vote of support by 61% of the owners. 16% voted no and 23% abstained from voting.

7. Meeting Adjourned, 9:00pm

Special Meeting of Association 9/30/08

SAMMAMISH WATERWAY CONDOMINIUM ASSOCIATION
SPECIAL MEETING OF THE ASSOCIATION-
PRESENTATION OF BUILDING REHAB PROJECT
QUESTION AND ANSWER SESSION.
AMMENDMENT TO DECLARATION FOR ASSOCIATION FINANCE AUTHORITY & VOTES
MEETING MINUTES – APPROVED
Sept 30, 2008
6:30 PM



1. Call Meeting to Order – Meeting called to order at 6:35pm. Present were Board Members Robert Folgadalen, Kent Hutchings, Derek Moore, Erik Noyd & Thomas Smith; Community Association Manager Richard Redelfs; Skylur Haggart and Sam Packard of Morrison Hershfield, Project Managers; Jim Strichartz-Association Attorney; and Charlie Swenson, Arnie Quackenbush and Jeanne Quackenbush with Eggert Strand Hunt Construction.

2. Established Quorum; 82 units represented in person and 5 additional by proxy.

3. Presentation by Board, 6:35pm-7:00pm
A. Robert Folgadalen, Board President- Introduction of all persons present to homeowners. Establishing protocol for evening.
B. Robert Folgadalen, Board President- Summary of process since entire association learned about results of Envelope Study in Feb. 2007; developing contract for design work by MH, developing a plan for effected areas, reviewing design drawings, assembling contractors for bids, interviewing contractors, meeting on site to discuss scope of work, MH reviewing bids, reviewing recommendation of contractor, review of proposal, meet with contractor, review project, discuss possible options for scaling back plan or altering materials to reduce cost, review of new proposal, meeting with attorney for considerations, developing communication with association.
C. Erik Noyd-Board Member; presents photos of another community which has physical elements similar to what SWC would have.

4. Questions from Owners, 7:00pm-8:20pm
A. Robert Folgadalen, Board President- Moderates an open question and answer session with owners. Questions about project elements, legal issues, design features, logistical questions, changes to Declaration for authority to obtain financing received from owners. Nature of questions often determined who answered; contractor, architect, lawyer, board members or property manager. Every effort was made to allow as many persons a chance to speak as possible.
B. Board agreed that the vote for financing elements be held first. Ten minutes of focused questions on this point, prior to voting.

5. Vote held regarding Changes to Declaration, 8:30pm- to allow association the authority to obtain financing for repairs secured by future collected assessments. Votes counted by property manager while discussion continued regarding actual repair project. Change to Declaration passes and announced at meeting.

6. Resume discussion regarding building repairs and vote held, 8:35-8:55pm
A. Wrapping up question period.
B. Vote held for Building Envelope Repair Project. Ballots collected and sorted by Rich Redelfs, Property Manager.
C. Room/Building closes at 9:00pm, so insufficient time to tally votes during meeting. Board members agree to publish vote as soon as vote confirmed.

7. Meeting Adjourned, 9:00pm

2008 Annual Meeting Minutes-Approved

SAMMAMISH WATERWAY
CONDOMINIUM ASSOCIATION
ANNUAL MEETING MINUTES – APPROVED
WEDNESDAY, APRIL 2, 2008
7:00 PM



CALL TO ORDER – 7:14 PM
INTRODUCTIONS
ROLL CALL
ESTABLISH A QUORUM (40%) – A Quorum was established. 48/102 owners were represented in-person or by-proxy.

PRESENT PROOF OF NOTICE OF MEETING – Mailed 2/29/08

PRESENTATION – DRAFT DECLARATION AMENDMENT
JAMES L. STRICHARTZ, ATTORNEY

APPROVAL OF 2007 ANNUAL MEETING MINUTES – A motion was made, seconded and passed unanimously to approve the 2007 Annual Meeting Minutes

REPORTS OF OFFICERS
PRESIDENT’S REPORT – ACCOMPLISHMENTS IN 2007
TREASURER’S REPORT – YEAR 2007 SUMMARY

ELECTIONS – TWO OPENINGS
TWO 2-YEAR TERMS; Board Members Robert “Njord” Folgadalen, Erik Noyd and Thomas Smith have one year remaining on their terms. The terms of Kent Hutchings and Derek Moore are expiring. Motions were made and seconded to nominate Kent Hutchings and Derek Moore. There were no other nominations. A motion was made, seconded and passed unanimously to elect the slate as nominated.

UNFINISHED BUSINESS – None

NEW BUSINESS
Jim Strichartz provided an overview of the draft High Risk Components Declaration Amendment and answered questions from homeowners.

ADJOURNMENT – Meeting adjourned at approximately 8:55 p.m.

May 2009 Regular Board Meeting

Thursday May 28th, 2009. To be held at 6:30pm at LWSD meeting room. Property owners should always call Rich Redelfs, RCA Management at (206) 542-3300, the day of any meeting to confirm that there have been no changes to day/time. Meeting locations, times and dates do occasionally change.

Notice of Annual Meeting of Association- 5/13/09

A second annual meeting has been scheduled for May 13th, 2009. For anyone not in attendance at the annual meeting held the night of April 7th, a second annual meeting is being held because it was accurately pointed out by a homeowner in attendance, that insufficient notice (only about 14 days) was given prior to the meeting. The result of the insufficient notice is that it rendered the meeting held that night "unofficial". Our property manager expresed his apologies for his oversight, indicating that other association bylaws required less time. It is not the Board or Property manager's intent to give the minium amount of notice, only to provide for possible changes or revisions that may become necessary. SWC bylaws state that the annual owner's meeting be 30 days or longer from notice to homeowners.

Scheduling challenges as well as the desire to hold the next meeting ASAP, resulted in choosing this new date. Notice of the meeting date was mailed to all owners on Friday, April 10th, 2009. On May 13th we hope to quickly review the agenda for the meeting held on April 7th, 2009. It is the Board's hope that we can quickly approve the same information, conduct elections of Board members and then make use of the time for continued updates with the Restoration Project.

As with all Annual Meetings of the HOA, a quarum will need to be established, requiring the presence by proxy or in person of 40% of the HOA. Please attend or send your proxy!

3/18/09 Board Meeting Minutes

SAMMAMISH WATERWAY CONDOMINIUM ASSOCIATION
BOARD OF DIRECTORS MEETING MINUTES
MARCH 18, 2009
6:30 PM

1. Board Vice President, Tom Smith Called Meeting to Order 6:36pm. Present were Thomas Smith, Erik Noyd, Kent Hutchings, Rich Redelfs (RCA Management), and several homeowners.

2. Approval of Previous Board Meeting Minutes from January 27, 2009, postponed till next meeting as the minutes were unavailable.

3. Comments or Questions from Homeowners
A. Request to Add Hard Surface Flooring – #2102 . This unit is a ground floor unit, so no neighbor below to seek approval from. Erik made motion to approve request, seconded by Tom, supported unanimously.
B. Request for Deck & Window Cleaning. Discussion about the fact that the community wants to enjoy clean windows and decks, but both would be changed under the repair plan. Suggestion made that windows are relatively inexpensive to clean, difficult for owners to do, and clean ones widely enjoyed. Motion made by Tom to clean windows in May and delay deck cleaning. Seconded by Kent, supported unanimously.
C. Comment from owner about building and carport lights remaining on during the day time and the incomplete repairs to the trail lights on building #2. See property maintenance below.

4. Financial Report
A. Financial Statement Review
a. Insurance Reserve Checks-Signed by Board Members
b. Replacement Reserve Checks (2) – Signed
c. 2008 Audit Engagement Letter – Signed
B. Delinquency Update
a. Zero Accounts > 30 Days Past Due; as of March 18, 2009. Thanks to all owners who continue to pay dues in a timely manner. SWC has a much lower number of late or delinquent units recently than a 102 unit complex might typically have.
b. Three Accounts Past Due for March 1 Payment; as of March 18, 2009

5. Property Maintenance Report
A. Skylight Leaks – #5306 & #6306. Temporary repairs are holding and will remain unchanged till permanent roofing changes/repair are made.
B. Landscaping – Condo Commercial- Discussion about landscape contractors duty relative to garbage clean up being limited to grounds.
C. Lighting Maintenance – Sun Lighting/Alta Building Services. In spite of a recent visit by the prior electrician completing warranty repair work, it would seem the repair to lighting on building #2 is still not complete. Direction given to Rich that he should seek final remedy within a week from Sun Lighting and if remaining incomplete, hire new company to repair.
D. Janitorial – ALTA
a. Carport Lighting Fixtures Need Cleaning. Confirmation that ALTA should also be cleaning up the dumpster areas during each visit. Care taken by residents to confirm that all garbage is INSIDE the dumpsters and that nothing is left in the garbage area. Follow up of this being done will be made.
E. Dumpster Enclosure Damage @ Building 4. Discussion about the broader need to rebuild all dumpster areas to properly enclose the dumpsters. This will be done during construction. The door to the building #4 dumpster has been removed as the wall supporting it is failing. This is a temporary measure meant only to suffice till permanent changes can be made.
F. Dryer Vent Cleaning Scheduled for May 2 & 9 – Vent Masters. Coordination with resident will be required as interior access to dryers is needed. A plan of action based upon contractors access needs and coordination plan is underway.

6. Committee Reports – Volunteers Needed!!!
A. Landscaping No Changes
B. Rules Enforcement. No Changes
C. Community Website. No Changes
D. Design/Color Committee. Color committee is working with construction consultant to provide better visual aids for the community to have color ideas developed by Designer presented at next opportunity to owners.

7. Old Business
A. Restoration Plan
a. Restoration Plan (Approved on November 12th, 2008)- Discussion of the more pressing and evident need for the association to request a cost update from the bidders for the restoration project, from the 3 most qualified and appealing contractor candidates. Unanimous agreement by the board members to have Rich direct Morrison Hershfield to seek this cost update. Suggestion made that if a “Plan B” needs to be proposed to the owners for approval, that a key element of obtaining their support of a project which simply has the same scope, but for which shorter term financing is obtained, owners will want to know that every effort has been made to lower construction costs. Especially given the state of the economic conditions.
b. Association Funding/Search for 15-Year Term. Rich Redelfs reported that he had another meeting with a local lender who seems the most likely of those he has spoken with to consider 15 year term financing. If 15 year financing is obtained, then the previously approved restoration project could begin. Although odds are not in our favor, the effort seemed to provide some hope of success.
c. Cable Upgrade – Verizon – No action
d. Building Design Bid Proposal – Connections Construction- Color options developed for consideration when the time comes.
B. Review Signage in Common Area – Tabled Until After Major Project
C. Resident Manager Job Description – Tabled Until After Major Project
E. Cleaning & Maintenance Bid Proposals – ALTA
F. Car Impound on December 15 Due to Alarm Sounding for >16 Hours
a. Judge Ruled SWC Improperly Impounded car during Court Hearing on January 29, 2009 – SWC Association had expense of about $1500 for this court decision. Although City of Redmond Police suggested towing, the towing company offered no alternative solution, and the auto owner was not reachable due to being out of town, the judge decided the towing was not the correct action and that the car should have been forcibly opened and had the battery disconnected.
b. Owner Reimbursed for Impound and Storage Expense $1500+/-

8. New Business
A. Trail Maintenance – New Gravel & ‘No Trespassing’ Signage to be arranged for.
B. Parking Spot Numbering & Stenciling. Since the parking lot will be recoated relatively soon after building repairs, the suggestion was made and approved to have numbers made for the parking spaces which can be installed above each spot on the carports.
C. Review Association’s Impound Policy. Resident vehicles improperly parked in numbered spaces (i.e. violation of rules due to being non-operational, such as expired tabs) will result in a violation letter being sent to the unit owner. Every effort will be made to notify an owner before towing a vehicle in violation as it is not the main mission of the association to tow cars. However, clear violations and unresponsive residents will result in towing. It remains difficult to enforce open space parking. Residents are reminded that; open space parking is limited to 48 hours, covered areas are not intended for storage of cars not regularly used, especially if additional cars are in site belonging to the same resident. Board members do watch for violations but appreciate any information provided by residents.
D. Bird/Duck feeding. It is a violation of rules to have bird feeders. Feeding birds of any kind provides an additional lure to rodents and other problem critters. Please don’t feed them.
E. Chimney fire reported in building 6. No additional damage reported. Property manager will seek bids from contractor previously hired to inspect and clean chimneys.
F. Crushed downspout and hanging gutters. Property manager will have inexpensive contractor repair worst instances of damage so as to maintain proper operation till widespread replacement is done.
G. Surface damage reported to parking lot by building 6. Contractor pressure washed surface to remove debris staining asphalt. This resulted in minor surface damage. No further action taken at this time.

9. Next Board meeting following annual meeting 4/7/2009.

10. Meeting adjourned 8:21 pm.

1/27/09 Board Meeting Minutes

SAMMAMISH WATERWAY CONDOMINIUM ASSOCIATION
BOARD OF DIRECTORS MEETING MINUTES- JANUARY 27, 2009
6:30 PM


1. Call Meeting to Order - Meeting called to order at 6:37pm by VP Tom Smith, Derek Moore, Tom Smith, Kent Hutchings, Rich Redelfs in attendance.

2. Approval of Previous Board Meeting Minutes – November 25, 2008 – Approved. December meeting notes to be approved at later date.

3. Comments or Questions from Homeowners
A. Request for Waiver of Late Charge – Kathy Saltz, #6302 – Board voted to deny the request for waiver of late fee. The policy regarding due dates is quite clear and multiple options exist to help avoid late fees.

4. Questions from owner - Latest status of restoration project? - No updates on project. Will be discussed by board during course of meeting.
Entrance light out at 5205 (15820) – Board made note of outage and will investigate.
How do owners find out about board meeting dates? - Check the blog, try to post to bulletin board, or contact Rich.

5. Financial Report - No exceptions regarding to report against budget.
A. Financial Statement Review
a. Insurance Reserve Check – Need Signatures
b. 2008 Audit
B. Delinquency Update
a. Zero Accounts > 30 Days Past Due; as of January 27, 2009
b. Three Accounts Past Due for January 1 Payment; as of January 27, 2009

6. Property Maintenance Report
A. Skylight Leak – #5306 - Temporarily tarped, holding till major renovation.
B. Fire Alarm Trouble Issue at Building 1 on January 26 – FPI
C. Landscaping – Condo Commercial - No updates on landscaping, no major damage from snowstorm.
D. Lighting Maintenance – Sun Lighting- W. Lake Samm pole light fixed; couple more need repair. Outstanding light issues at building 2 which needs to be addressed. Rich will be working with Njord to identify the bulb types so spares can be ordered.
E. Janitorial – ALTA
a. Carport Lighting Fixtures Need Cleaning - RCA will follow-up with Alta on carport lighting fixtures.
F. Skylight Leak @ #6306/15858 – Maintco Construction – Resolved.
G. Plumbing Leak @ #5204/15818 – Resolved.
H. Snow Removal on Roofs – Maintco Construction – Completed as precaution.
I. Dryer Vent Cleaning – Vent Masters – Not scheduled yet; will complete in Spring 2009.

7. Committee Reports – Volunteers Needed!!!
A. Landscaping - Tabled
B. Rules Enforcement - Tabled
C. Community Website - Tabled
D. Design/Color Committee - Design\Color - Erik met with 2 owners and a design consultant. Hired to give us proposals on design\color to present to the community for input once a direction is defined.

8. Old Business
A. Restoration Plan
a. Restoration Plan Approved on November 12
b. Association Funding Search
i. Able to obtain an informal offer of 10yr financing, but it has been challenging to get a lender to commit to 15yr financing due to economic conditions. Loan limits not high enough, reduced loan limits. No current prospects, but RCA actively continuing to secure a loan.
ii. CA Banc re-confirmed offer of considering a 15yr loan after a trial period (would require a temporary increase in HOA dues of 250%), but after conferring with attorney would not be advisable.
iii. Considering in-person proposal to Foundation Bank to convince them to approve a 15yr loan. Confirmed to meet with them in the 1st two weeks in Feb.
iv. Plan is to continue to secure 15yr loan terms over the next 30 days. If 15yr term cannot be secured, board will reconvene and determine next steps. Involve attorney for advice.
c. Cable Upgrade – Verizon – Will consider with project renovations.
B. Review Signage in Common Area – Tabled Until After Major Project
C. Resident Manager Job Description – Tabled Until After Major Project
E. Blackberry Bushes - On hold until spring due to snow pushing them back.

9. New Business
A. Cleaning & Maintenance Bid Proposals – ALTA
a. Pressure washing - 1st floors and between buildings ($480), with 2nd/3rd floors = $885. Scheduled for April 1st (1st floor only). Include garage pads.
b. $80 per month for lighting maintenance. Does not include polelights. Will ask to include carports.
B. Building Design Bid Proposal – Connections Construction
C. Car Impound on December 15 Due to Alarm Sounding for >16 Hours
a. Court Hearing January 29, 2009 @ 8:45 AM -
D. Other?

10. Set Date, Time, & Location of Next Meeting - Scheduled for Feb 24th., 6:30pm at LWSD.

11. Adjourn – Meeting adjourned at 8:30 pm

March 2009 Regular Board Meeting

March 18th, 2009. To be held at 6:30pm at LWSD meeting room. Property owners should always call Rich Redelfs, RCA Management at (206) 542-3300, the day of any meeting to confirm that there have been no changes to day/time. Meeting locations, times and dates do occasionally change.

Feb Meeting Postponed

Meeting Postponed- New date TBD soon.

Cleaning Wall Heaters

The electric wall heaters in our units tend to collect dust, lint and dirt. This will reduce their efficiency and can cause failure as well as pose a possible hazzard. To clean, turn the power off to the heaters at the electrical panel, remove the covers and vacuum the interior on a regular basis.

11/25/08 Meeting Minutes

SAMMAMISH WATERWAY CONDOMINIUM ASSOCIATION
BOARD OF DIRECTORS MEETING MINUTES -Approved
NOVEMBER 25, 2008
6:30 PM-LWSD Meeting Room


1. Called Meeting to Order 6:33pm. Present: Board Members-Thomas Smith, Erik Noyd & Kent Hutchings. Property Manager-Rich Redelfs, RCA Management and 5 homeowners

2. Approval of Previous Board Meeting Minutes – October 9, 2008- Approved

3. Comments or Questions from Homeowners
A. Request for Pressure Washing of Deck & New Storage Door Hardware, Bldg #4- Delayed/declined washing request as surface will be replaced during construction. Completing at this time, off season, would be redundant.- Board members have recently accessed storage space. Apparently the lock hardware is not great but it does lock and is usable. If unit owners have difficulty opening, they should request new key from Property Manager.
B. Owner raised possibility of having mortgage lender attend 12/3/08 informational meeting. Discussion about having information available at meeting. Concerns expressed about any implied representation of the lender’s qualifications by association. Suggestion made that contact information and additional materials may be provided during meeting.
C. Owner asked about status of association financing for restoration project. No current offers for 15 year loans with 15 year terms. Continued optimism that they will be forthcoming. Lenders have clearly been far more cautious about the loans they make. Reminder that individuals will be far better off securing their own loans (lower payment & tax advantage options) rather than replying on association financing. Hopefully more info will be available for the informational meeting 12/3/08.
D. Owner asked about how payments for project financing by owners would impact him if not made. Essentially how is the loan secured and how he’s protected. Explanation of how payments are made and what obligations individual owners have.. Payments which are to be made by owners for their unit’s share of the restoration project, are due on a payment schedule which will be provided well in advance of the final due date(s). Once the association loan is in place and unit owners payments are to be made, failure to make any payment(s) by owners would result in the same consequences as failure to make the regular association dues payments; for example-late fees, fines, interest, collection charges, attorney’s fees and ultimately foreclosure for non payment. These steps, while they may seem drastic, are necessary to protect all owners from excessive costs from anyone not paying their share.
E. Owner asked if there are any repair projects which are delayed because we are awaiting the restoration project. The most immediately pressing project(s) are associated with roofing leaks which have been an ongoing source of problems. At this time patch repairs are made when leaks are discovered. There are pressing roof repairs needed on building #6. Top floor units are advised to monitor for any signs of leaks.

4. Financial Report
A. Financial Statement Review
a. CDs – Venture Bank & WA Fed- Motion made to cash CD and place funds in reserve account.
b. Insurance Reserve Check – Need Signature- Signed by Kent
c. 2007 Audit- Completed; copies distributed to Board Members
d. A motion was made by Erik and seconded by Kent for the board to approve a reclassification of $18,144.71 in 2008 Replacement Reserve Expenses to Operating/General Repair & Maintenance. To comply with the new legislation that was passed into law effective June 12, 2008; the Replacement Reserve needs to be reimbursed for these repair costs.
B. Delinquency Update – One Account > 30 Days Past Due as of 10/09/08
a. Dorothy Leigh, #2205 – $670 Past Due- Recommend monitor for response before transfer to collection attorney.

5. Property Maintenance Report
A. Skylight Leak – #5306 Temporary fix made.
B. Fire Alarm – FPI The association’s contract with the fire alarm company currently under contract is up for renewal soon. The board has been disappointed in FPI’s fees beyond the regular contract. In order to obtain new monitoring bids it will be necessary to know how many heat detectors people have in their particular floor units. At this time we know the number in 2 BR floorplans and 1+Den floorplans. Request that owners of studios and 1BR units provide information on detectors. Each unit will have numerous heat detectors (domed shape, little to no venting) Check closets and laundry too. Reminder that heat detectors are connected to the entire building’s fire alarm system. Do not touch/paint/tamper with heat detectors. Smoke detectors are not connected to the building’s fire system. Please check/replace smoke detector batteries 2X a year.
a. Annual Fire Extinguisher Service Performed
C. Landscaping – Condo Commercial
D. Lighting Maintenance – Sun Lighting: Spot lights on North side facing path Bldg 2, West side facing parking lot. West side of building 1 are not working. Board members walked the community at night recently and identified which lights were not working. Specialty bulbs ordered directly from supplier, and will be installed soon.
E. Janitorial – ALTA
a. Debris Cleaned Underneath Stairs- Complete minor touch up of paint.
b. Carport Lighting Fixtures Need Cleaning- Tom indicated he would attempt to clean with blower. Tom to locate replacement bulbs for storage space. These are voluntary efforts and not a part of the Board’s responsibility. Anyone wishing to help out is welcome!
F. Roof Leak @ #1304 – Maintco Construction-repaired
G. Roof Leak @ #5301 – Maintco Construction-actively being addressed.
H. Roofs & Gutters Cleaned – Maintco Construction-completed
I. Plumbing Leak @ #4103 – Maintco Construction-repaired
J. Dryer Vent Cleaned # #2101 – Vent Masters-completed

6. Committee Reports – Volunteers Needed!!!
A. Landscaping
B. Rules Enforcement
C. Design/Color Committee- Group of 4 owners intend to assist in organizing color options for community input.

7. Old Business
A. Restoration Plan
a. Restoration Plan Approved on November 12th, 2008, by 61% of owners
b. Association Funding Search continues
c. Informational Meeting on December 3 – Lake Washington School District
B. Review Signage in Common Area – Tabled Until After Major Project
a. Building 5 Handicap Sign`- installed by Kent.
D. Resident Manager Job Description – Tabled Until After Major Project
E. Cable Upgrade – Verizon Fiber Optic- Continued interest in pursuing this item- would have to be coordinated with exterior construction.
F. Blackberry Bushes- Kent applied for permit to complete cutting.
G. Community Website- Volunteers to build web site needed.
H. Other?

8. New Business
A. Annual Nonprofit Corporation Report – Secretary of State
B. Draft 2009 Budget Review- Motion made to approve 2009 budget. 1.9% increase in HOA dues. Copies & details going to all owners by mail.
C. Other? -Vent Masters bid to clean all building(s) dryer vents. Motion made to accept dryer vent bid by Kent seconded by Tom. This is a useful, safety improving and energy efficient step impacting everyone. Scheduling will be announced. Interior access to laundry areas will be needed to complete this task. Likely to be done on a Saturday. Will advise when scheduled.

9. Set Date, Time, & Location of Next Meeting –Due to holidays, TBD

10. Motion to adjourn made at 8:15PM.

Regular Board Meeting, Feb 2009

Meeting Postponed Due to unavailability of 2 board members.

Feb 24th, 2009. To be held at 6:30pm at LWSD meeting room. Property owners should always call Rich Redelfs, RCA Management at (206) 542-3300, the day of any meeting to confirm that there have been no changes to day/time. Meeting locations, times and dates do occasionally change.

Restoration Plan Update 1/13/09

The Board and Property Manager continue to pursue financing options which will meet the requirements of the approved restoration plan. The plan is temporarily on hold until progress is made in this area. We remain confident that a solution will be found. The necessity of the project has not changed. The owners who have volunteered to participate in a "color committee" to assemble some exterior color options, which would then be presented to the owners for input, continues to move forward with developing color schemes. Any significant updates will be mailed to owners.

Regular Board Meeting, Jan 2009

Jan 27th, 2009. To be held at 6:30pm at LWSD meeting room. Property owners should always call Rich Redelfs, RCA Management at (206) 542-3300, the day of any meeting to confirm that there have been no changes to day/time. Meeting locations, times and dates do occasionally change.