The original design of the grouped bath/kitchen and dryer vents at SWC presented several problems for the Construction Company and Architect to overcome. In most cases these three vents exit the building near the front door ways. In some cases they vent elsewhere. The following influenced a solution:
The prior design was not allowed to be reused (City of Redmond Prohibited It). This originally included a single large "hood" and a single screen over all. Screens are not permitted over dryer ducts.
The original builder at SWC grouped three large ducts into a 12" space where it should have needed 14" or more. The result is all ducts are deformed to an oval shape. This could not be changed without major reconstruction involving the interior of all units.
We wanted a solution that kept the exterior size of the hood as small as possible.
There is no "off the shelf" solution, so any fix had to be built.
The present design is the 2nd or 3rd in a couple of solutions. The present fix includes a protective rain hood with rubber flaps to cover the opening(s). These flaps are supposed to lay closed when the fan is not operating and open when the fan/dryer is turned on. An owner has indicated that the flap is not swinging open enough, allowing moist air from the dryer to re-enter his bath vent. A modification of the present design is planned and will be tested. A dividing element between the different exhaust openings will be installed so as to direct any vented air outwards. Additionally, the "flaps" will be divided so as to be more easily opened by vent air.
Thursday, July 29, 2010
Wednesday, July 21, 2010
Board Of Directors Meeting Minutes - May 12th 2010
SAMMAMISH WATERWAY CONDOMINIUM ASSOCIATION
BOARD OF DIRECTORS MEETING MINUTES --Approved
MAY 12, 2010
6:30 PM
1. Call Meeting to Order – 6:40pm. Erik Noyd, Tom Smith, Mary Allen, Derek Moore, Rich Redelfs and Nathan Andrews from RCA Management
2. Approval of Previous Board Meeting Minutes – Derek Moore made a motion to approve. Tom Smith seconded.
A. April 14, 2010 & March 11, 2010 (Abbreviated)
3. Comments or Questions from Homeowners
A. Request for Late Charge Waiver – #1103. Derek Moore made a motion to waive. Erik seconded.
B. Owners indicated that doors to units were left unlocked. ESH said that it would not happen again.
C. Owner, Dorothy, sent mail to the board with complaints. Mary to send Rich the correspondence from Dorothy.
4. Financial Report
A. Financial Statement Review
a. Insurance Payment – Need Signatures – completed at the board meeting 5/12/10
b. CDARS Investments & Renewals
c. Payment Application #6 Paid May 10 – Eggert Strand Hunt/Morrison Hershfield
d. S.A. Balance as of May 12 = $15,257.01
e. Restoration Project Loan Balance as of May 12 = $500,000.00
a. Rich will provide a construction budget update for the next meeting
B. Delinquency Update; Seven Accounts > 60 Days Past Due As of April 30
#1302 – $4,502.13; IN COLLECTIONS
#2205 – $5,023.28; IN COLLECTIONS (Review Attorney Recommendation)
#2303 – $2,852.06; IN COLLECTIONS
#4303 – $518.64; B Letter Mailed Certified & First Class Mail on April 20
#5101 – $843.40; B Letter Mailed Certified & First Class Mail on April 20
#5106 – $3,717.10; IN COLLECTIONS (Review Attorney Recommendation)
#5301 – $2,501.80; IN COLLECTIONS
Proposal from 5106 is denied. Move forward with attorney recommendation for 2205 & 5106.
5. Property Maintenance Report
A. Lighting Maintenance – Jones Lighting - Repairs have been completed.
B. Janitorial – Alta Building Services - Rich to send a note to Alta asking for them to shovel debris around the dumpsters.
a. Dump Run performed on May 3
C. Pest Control – Sprague Pest Solutions – No Update
D. Parking Violations – Expired Registration Tabs In Parking Space #’s 1, 3 & 16 –
a. #1 – will get notice of towing, plan to tow on Monday if car is still there
b. #3 –car is sold
c. #16 –whitevan – will get notice of towing, plan to tow on Monday if car is still there
E. Stair Treads – A homeowner complained about a loose step on the second floor of building 2. ESH will provide a solution for loose stairs.
F. 2010 Resident Information Form Update – 86/102 Received as of 05/06/10
a. 16 Fine Letters Mailed on May 6 to Unit #’s 1104, 1201, 1203, 1302, 2205, 2303, 2305, 3201, 3304, 4203, 4303, 5106, 5201, 5301, 5305 & 6301
b. #’s 2205, 2305 & 3304 Received Since May 6
c. Will follow up again at the beginning of June
6. Committee Reports – Volunteers Needed!!!
A. Landscaping – tabled
a. Committee could recommend particular issues including drainage and lighting.
b. Landscape designer (Will investigate companies including Core Design).
B. Rules Enforcement- tabled
C. Community Website- Derek will put together a Sharepoint site.
D. Design/Color Committee – Erik sent a copy of an email to put a lot of pain on the building due to the richness of the colors.
7. Old Business
A. Restoration Project – Eggert Strand Hunt Construction(ESH)/Morrison Hershfield (MH)
a. Rebate for Window Upgrade Estimated at $62,910 – ECOS/PSE
b. Carports, Mailbox Hutches & Dumpster Enclosure Replacement Bid Proposal – ESH TBD
c. Additional Services Request Bid Proposal – Morrison Hershfield - This was approved by the board via email.
d. $1,354.34 Permit Fee for Carport Roof Replacement – City of Redmond
B. Fire Alarm Troubleshooting & Repair – FPI.
a. Maintenance Assessment for #6104 = $280.00 + WSST (9.5%) = $306.60 – Rich will send a notification to Mary Allen to pay this invoice
b. Fire Alarm for Damaged Heat Detector @ #3304 on May 10
c. Building 1 Lost Communication May 3, Proposal for Radio Communicator.
d. We will fix the connection through FPI with a 1 month commitment, with a month to month commitment.
C. Parking Enforcement & Violation Forms
a. Parking Rules Amendments Mail rules to all owners along with instructions.
D. Proposed Declaration Amendment –Mary and Erik to meet to sign on Friday
E. Storage Locker Damage – Dan Posluns, #3106 & Amit Velingkar, #5303 – Requests for repairs to storage doors.
F. Screen Doors & Security Doors – Dark Brown, Charcoal or Black and in good working condition, subject to approval by the board.
G. Crawlspaces – Wu Construction & Sprague Pest Control
a. Buildings 1 & 3 Serviced by Sprague on 4/5 & 4/12 – No Activity & Sanitized
b. Building 2 Sump Pump Replaced by Wu Construction - Installed
H. Storage Room Hardware Replacement – Bulger Safe & Lock. Rich to follow up with a mailing with parking pass and new keys.
I. New Towing/Impound Contract – Mac Towing- Rich to send agreement over.
a. New Mac Towing Signage - Derek will deliver the signs to Kent for installation
J. Review Signage in Common Area
a. Sammamish Waterway Entrance Signs –about 20-25k for both signs
b. Parking Signs
Tabled Until After Restoration Project:
K. Resident Manager Job Description
L. Trail Maintenance
M. Other?
8. New Business
A. Construction Liason
When the construction project first began the board was aware the contractors and construction company would require input from the association, however did not realize the true time and energy required due to the size and scope of the project. . Erik spent copious amounts of time, up to 15 hours per week, attending weekly construction meetings, reviewing onsite work, leading a discussion with PSE to include a much more sizable rebate for installing energy efficient windows, etc.. These were all required activities to ensure a successful project completion which fell outside the role of any board member duties. Erik asked the board to re-evaluate the position as a potential paid position given the time involved.
The board carefully considered this suggestion and the duties of this role. The board consulted an attorney, who carefully reviewed the community bylaws. The board, after considering legal advice and reviewing the role duties aggreed to the Erik's suggested rate of $80 an hour. His estimate of weekly time going forward was in the range of 6-8 hrs a week. Effective April 14th, the construction liasion became a paid position. All time spent prior to April 14 was and is considered volunteer work. The board president abstained from any voting related to the hiring of the construction liaison, as he was also applying for the position, to avoid any perceived conflict of interest. (see attachment A)
B. Building 6 Mailbox No sign of vandalism it is the belief that the mail man left it open unintentionally. Rich will look into the cost of the mail box stands. Erik will look into getting out of the mailbox portion of the ESH contract
C. Illegal Alteration – Cat Door Installed Through Siding @ #7414. ESH will repair the inside and bill the owner. Will send a warning letter that they are not allowed to penetrate the building.
D. Other? Rich to get a bid for reseal, curbs and painting
9. Set Date, Time, & Location of Next Meeting – June ? & July 14
10. Adjourn – 8:33PM
Attachment A – the board asked Erik for a description of services performed as construction liason
April 2010
Erik Noyd
My Background:
24 years experience in contract negotiation, project management, some experience with construction and I’ve attended several hundred home inspections so I’m familiar with materials
and terminology used in construction.
My Skills:
I am computer savvy, accessible by email and voice mail 7 days a week. I am generally available
on short notice with a flexible schedule. I have strong communication skills and am generally
quite observant.
Efforts completed to date:
I’ve been a key board member in communication with Jim Strickhartz (our attorney), Morrison
Hershfield (our architect) and ESH (general contractor), since early in 2009. I began attending
construction meetings on site, every Tuesday on Nov 10th, 2009. Since November I averaged
10‐15 hours per week spent in on site meetings, telephone calls and email correspondence
directly related to just the communication about the project and advocating SWC’s interests.
This time was separate from that in my role as HOA president. The amount of time spent during the early phases was higher than it is today as there were many things encountered in the early
stages that had to be addressed and required SWC input and decisions.
During this time I have been a part of many dozens of individual “issues”. Addressing concerns
posed by homeowners and tenants, presenting options to the board based upon the recommendations and on site observations, asking lots and lots of questions of Morrison
Hershfield and Eggert Strand Hunt. Advocating the energy rebate we were entitled to in the
face of frankly an incompetent PSE provider that could not seem to get it right. (My digging and
documentation enabled us to quadruple our PSE rebate to $60,000 from their initial proposal.) I discovered a superior window manufacturer to the one proposed by the contractor. This firm
could provide all our windows instead of each condo having two different brands. The superior
windows allowed all unit owners to enjoy a superior energy feature for free, where it would
have cost money before. Investigated indoor air quality issues and advocated for “fresh air
vents” in frames. I met with Verizon reps and cable contractors on site to plan for future FIOS
installation. I have been a part of reviewing 52 “Requests for Information” (RFI’s) which fell
outside of the items planned for within our project as described. Generally due to situations
encountered during construction, these resulted in actions taken by the contractor and/or SWC.
I have also reviewed 39 requests for proposals made to ESH. ESH prepared a proposal to deal
with a new issue or as a result of the request for alternative solutions.
As a SWC Hired Liaison:
I’d keep doing what I’ve been doing. I would propose to keep a log, writing down my time and
the general purpose of any time spent. I would define my role as follows: as spokesperson for
the Board and SWC; conveying our wishes; asking questions I feel need to be asked as well as
conveying those the Board or other owners raise; bringing those things that require a board
decision to the board; attending all construction meetings; requesting the options available
when presented with a question/concern; reporting to the board; maintaining a binder of all
meeting minutes, proposal request, progress logs, and pertinent documents.
My proposal would include, within my hourly fee, all hard costs on my end, such as car and cell
phone. I am also assuming I'd be an independent contractor and therefore be receiving a 1099
and needing to pay federal income taxes and self employment tax (15.3%) on the amount
earned. I would bill for my travel time and actual time spent conducting myself as Board Liaison.
I would expect that the time spent would run between 6‐8 hours a week. (It has slowed a bit
from before‐thankfully). I would also see the role terminating as soon as the weekly
construction meetings end.
I'd charge $80 per hour.
BOARD OF DIRECTORS MEETING MINUTES --Approved
MAY 12, 2010
6:30 PM
1. Call Meeting to Order – 6:40pm. Erik Noyd, Tom Smith, Mary Allen, Derek Moore, Rich Redelfs and Nathan Andrews from RCA Management
2. Approval of Previous Board Meeting Minutes – Derek Moore made a motion to approve. Tom Smith seconded.
A. April 14, 2010 & March 11, 2010 (Abbreviated)
3. Comments or Questions from Homeowners
A. Request for Late Charge Waiver – #1103. Derek Moore made a motion to waive. Erik seconded.
B. Owners indicated that doors to units were left unlocked. ESH said that it would not happen again.
C. Owner, Dorothy, sent mail to the board with complaints. Mary to send Rich the correspondence from Dorothy.
4. Financial Report
A. Financial Statement Review
a. Insurance Payment – Need Signatures – completed at the board meeting 5/12/10
b. CDARS Investments & Renewals
c. Payment Application #6 Paid May 10 – Eggert Strand Hunt/Morrison Hershfield
d. S.A. Balance as of May 12 = $15,257.01
e. Restoration Project Loan Balance as of May 12 = $500,000.00
a. Rich will provide a construction budget update for the next meeting
B. Delinquency Update; Seven Accounts > 60 Days Past Due As of April 30
#1302 – $4,502.13; IN COLLECTIONS
#2205 – $5,023.28; IN COLLECTIONS (Review Attorney Recommendation)
#2303 – $2,852.06; IN COLLECTIONS
#4303 – $518.64; B Letter Mailed Certified & First Class Mail on April 20
#5101 – $843.40; B Letter Mailed Certified & First Class Mail on April 20
#5106 – $3,717.10; IN COLLECTIONS (Review Attorney Recommendation)
#5301 – $2,501.80; IN COLLECTIONS
Proposal from 5106 is denied. Move forward with attorney recommendation for 2205 & 5106.
5. Property Maintenance Report
A. Lighting Maintenance – Jones Lighting - Repairs have been completed.
B. Janitorial – Alta Building Services - Rich to send a note to Alta asking for them to shovel debris around the dumpsters.
a. Dump Run performed on May 3
C. Pest Control – Sprague Pest Solutions – No Update
D. Parking Violations – Expired Registration Tabs In Parking Space #’s 1, 3 & 16 –
a. #1 – will get notice of towing, plan to tow on Monday if car is still there
b. #3 –car is sold
c. #16 –whitevan – will get notice of towing, plan to tow on Monday if car is still there
E. Stair Treads – A homeowner complained about a loose step on the second floor of building 2. ESH will provide a solution for loose stairs.
F. 2010 Resident Information Form Update – 86/102 Received as of 05/06/10
a. 16 Fine Letters Mailed on May 6 to Unit #’s 1104, 1201, 1203, 1302, 2205, 2303, 2305, 3201, 3304, 4203, 4303, 5106, 5201, 5301, 5305 & 6301
b. #’s 2205, 2305 & 3304 Received Since May 6
c. Will follow up again at the beginning of June
6. Committee Reports – Volunteers Needed!!!
A. Landscaping – tabled
a. Committee could recommend particular issues including drainage and lighting.
b. Landscape designer (Will investigate companies including Core Design).
B. Rules Enforcement- tabled
C. Community Website- Derek will put together a Sharepoint site.
D. Design/Color Committee – Erik sent a copy of an email to put a lot of pain on the building due to the richness of the colors.
7. Old Business
A. Restoration Project – Eggert Strand Hunt Construction(ESH)/Morrison Hershfield (MH)
a. Rebate for Window Upgrade Estimated at $62,910 – ECOS/PSE
b. Carports, Mailbox Hutches & Dumpster Enclosure Replacement Bid Proposal – ESH TBD
c. Additional Services Request Bid Proposal – Morrison Hershfield - This was approved by the board via email.
d. $1,354.34 Permit Fee for Carport Roof Replacement – City of Redmond
B. Fire Alarm Troubleshooting & Repair – FPI.
a. Maintenance Assessment for #6104 = $280.00 + WSST (9.5%) = $306.60 – Rich will send a notification to Mary Allen to pay this invoice
b. Fire Alarm for Damaged Heat Detector @ #3304 on May 10
c. Building 1 Lost Communication May 3, Proposal for Radio Communicator.
d. We will fix the connection through FPI with a 1 month commitment, with a month to month commitment.
C. Parking Enforcement & Violation Forms
a. Parking Rules Amendments Mail rules to all owners along with instructions.
D. Proposed Declaration Amendment –Mary and Erik to meet to sign on Friday
E. Storage Locker Damage – Dan Posluns, #3106 & Amit Velingkar, #5303 – Requests for repairs to storage doors.
F. Screen Doors & Security Doors – Dark Brown, Charcoal or Black and in good working condition, subject to approval by the board.
G. Crawlspaces – Wu Construction & Sprague Pest Control
a. Buildings 1 & 3 Serviced by Sprague on 4/5 & 4/12 – No Activity & Sanitized
b. Building 2 Sump Pump Replaced by Wu Construction - Installed
H. Storage Room Hardware Replacement – Bulger Safe & Lock. Rich to follow up with a mailing with parking pass and new keys.
I. New Towing/Impound Contract – Mac Towing- Rich to send agreement over.
a. New Mac Towing Signage - Derek will deliver the signs to Kent for installation
J. Review Signage in Common Area
a. Sammamish Waterway Entrance Signs –about 20-25k for both signs
b. Parking Signs
Tabled Until After Restoration Project:
K. Resident Manager Job Description
L. Trail Maintenance
M. Other?
8. New Business
A. Construction Liason
When the construction project first began the board was aware the contractors and construction company would require input from the association, however did not realize the true time and energy required due to the size and scope of the project. . Erik spent copious amounts of time, up to 15 hours per week, attending weekly construction meetings, reviewing onsite work, leading a discussion with PSE to include a much more sizable rebate for installing energy efficient windows, etc.. These were all required activities to ensure a successful project completion which fell outside the role of any board member duties. Erik asked the board to re-evaluate the position as a potential paid position given the time involved.
The board carefully considered this suggestion and the duties of this role. The board consulted an attorney, who carefully reviewed the community bylaws. The board, after considering legal advice and reviewing the role duties aggreed to the Erik's suggested rate of $80 an hour. His estimate of weekly time going forward was in the range of 6-8 hrs a week. Effective April 14th, the construction liasion became a paid position. All time spent prior to April 14 was and is considered volunteer work. The board president abstained from any voting related to the hiring of the construction liaison, as he was also applying for the position, to avoid any perceived conflict of interest. (see attachment A)
B. Building 6 Mailbox No sign of vandalism it is the belief that the mail man left it open unintentionally. Rich will look into the cost of the mail box stands. Erik will look into getting out of the mailbox portion of the ESH contract
C. Illegal Alteration – Cat Door Installed Through Siding @ #7414. ESH will repair the inside and bill the owner. Will send a warning letter that they are not allowed to penetrate the building.
D. Other? Rich to get a bid for reseal, curbs and painting
9. Set Date, Time, & Location of Next Meeting – June ? & July 14
10. Adjourn – 8:33PM
Attachment A – the board asked Erik for a description of services performed as construction liason
April 2010
Erik Noyd
My Background:
24 years experience in contract negotiation, project management, some experience with construction and I’ve attended several hundred home inspections so I’m familiar with materials
and terminology used in construction.
My Skills:
I am computer savvy, accessible by email and voice mail 7 days a week. I am generally available
on short notice with a flexible schedule. I have strong communication skills and am generally
quite observant.
Efforts completed to date:
I’ve been a key board member in communication with Jim Strickhartz (our attorney), Morrison
Hershfield (our architect) and ESH (general contractor), since early in 2009. I began attending
construction meetings on site, every Tuesday on Nov 10th, 2009. Since November I averaged
10‐15 hours per week spent in on site meetings, telephone calls and email correspondence
directly related to just the communication about the project and advocating SWC’s interests.
This time was separate from that in my role as HOA president. The amount of time spent during the early phases was higher than it is today as there were many things encountered in the early
stages that had to be addressed and required SWC input and decisions.
During this time I have been a part of many dozens of individual “issues”. Addressing concerns
posed by homeowners and tenants, presenting options to the board based upon the recommendations and on site observations, asking lots and lots of questions of Morrison
Hershfield and Eggert Strand Hunt. Advocating the energy rebate we were entitled to in the
face of frankly an incompetent PSE provider that could not seem to get it right. (My digging and
documentation enabled us to quadruple our PSE rebate to $60,000 from their initial proposal.) I discovered a superior window manufacturer to the one proposed by the contractor. This firm
could provide all our windows instead of each condo having two different brands. The superior
windows allowed all unit owners to enjoy a superior energy feature for free, where it would
have cost money before. Investigated indoor air quality issues and advocated for “fresh air
vents” in frames. I met with Verizon reps and cable contractors on site to plan for future FIOS
installation. I have been a part of reviewing 52 “Requests for Information” (RFI’s) which fell
outside of the items planned for within our project as described. Generally due to situations
encountered during construction, these resulted in actions taken by the contractor and/or SWC.
I have also reviewed 39 requests for proposals made to ESH. ESH prepared a proposal to deal
with a new issue or as a result of the request for alternative solutions.
As a SWC Hired Liaison:
I’d keep doing what I’ve been doing. I would propose to keep a log, writing down my time and
the general purpose of any time spent. I would define my role as follows: as spokesperson for
the Board and SWC; conveying our wishes; asking questions I feel need to be asked as well as
conveying those the Board or other owners raise; bringing those things that require a board
decision to the board; attending all construction meetings; requesting the options available
when presented with a question/concern; reporting to the board; maintaining a binder of all
meeting minutes, proposal request, progress logs, and pertinent documents.
My proposal would include, within my hourly fee, all hard costs on my end, such as car and cell
phone. I am also assuming I'd be an independent contractor and therefore be receiving a 1099
and needing to pay federal income taxes and self employment tax (15.3%) on the amount
earned. I would bill for my travel time and actual time spent conducting myself as Board Liaison.
I would expect that the time spent would run between 6‐8 hours a week. (It has slowed a bit
from before‐thankfully). I would also see the role terminating as soon as the weekly
construction meetings end.
I'd charge $80 per hour.
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