West Queen Anne Condominium Association

WEST QUEEN ANNE CONDOMINIUM ASSOCIATION

Board of Directors Meeting Minutes

Approved

Wednesday, February 18, 2015

5:30 PM, Unit #305

Call to Order – 5:33pm

In Attendance:

Joe Farmer, Co-President

Brent Peterson, Co-President

Marla Contini, Treasurer

Jasmine Hartsook, Corresponding Secretary

Art Borst, Director

Shalan Galtenberg, Director

Robert Erlewine, Recording Secretary

Marium Mohammad, Property Manager

Kevin Black, Anderson & Black Insurance LLC

WQACA Insurance Review (5:33 pm – 6:05pm)

Review of in force policies for the association with Kevin Black () of Anderson & Black Insurance LLC

Current insurance policy

Building property umbrella policy: $25,000,000 + extended replacement benefit (25% beyond the limit).
Liability: $1,000,000 per occurrence/$2,000,000 aggregate per year.
Legal defense coverage included.
Director/officer policy: $2,000,000 limit per occurrence/aggregate.
Earthquake coverage: $11,000,000 limit with a 5% deductible of the coverage limit. Earthquake coverage is estimated to be 60% of the association’s total insurance costs.

Recommendations

Suggestion to have an independent review of building to determine the estimated replacement cost of the building.
Loss assessment coverage recommended for individual owners. Cost of coverage is very affordable.
Individual liability policies of owners should be reviewed for appropriate coverage.

Members' Forum

No members present

Minutes

January 2015 Board Meeting Minutes

Treasurer/Financial Report

Balance Sheet
Operating account: $60,032.37
Insurance reserve: $12,436.81
Capital account: $204,817.34 – US Bank / $100,000 Umpqua Bank

Auditors have received the necessary documents for the audit.
Second Capital Reserve account opened at Umpqua Bank. $100,000 transferred from US Bank.
Approximately $3,000 over budget for 2014.
2015 budget: Assumption is that association will be over budget which will necessitate a homeowner’s assessment increase in 2016.

Property Manager Report

No units sold
Real Estate lockboxes removed 2/18/2015.
Ground lease breakdown mailed to homeowners
Bid for intercom programing - $95 per year. Expense approved by board.
Awaiting contact information on new owner of #403 (Emily Cooper). That detail was contained in a submitted remodieling request from the owner. Will be provided to Phillips.
Vent cleaning delinquencies resolved

Committee Reports

Landscape Committee
Board action – Bid for $550+tax for power wash front entrance and north door stairs and aprons from Camden. Expense approved by board.
Landscape walk thru with Greenbank Landscaping 2/17/15
Landscape plan prioritization completed. Will be emailed to board.
East Entrance removal of dogwood tree and misc. landscaping. Bid of $600 obtained from Seattle Tree Preservation. Expense approved by board.
Pruning of tree limb of beech tree on Lee St overhanging the roof. Bid of $160 obtained from Seattle Tree Preservation $160 bid. Expense approved by board.

Social Committee: No updates
Webmaster: No updates

Homeowner Updates/Requests

Unit 403 (Emily Cooper) – Additional remodel request for flooring changes, relocation of washer & dryer, new shower surround. Approved by board.
Unit 202 (Maureen Grant) – Remodel request to replace kitchen cabinets, countertop and back spash. Approved by board.
Unit 210 – Informal request from Christine Mower to replace 2 patio transom windows with opening windows. To be reviewed at March 2015 board meeting. Homeowner wanted to submit invoice from Frank's Doors for reimbursement of the $6,000 for their patio french doors. Homeowner has been informed that Association has already reimbursed her former contractor for that cost.

Old Business

Damaged sidewalks (Project lead: Art) Review of applicable ordinances done to determine responsibility. Ordinance states that the homeowner is responsible. Research continues to determine if damage from a tree planted by the city is the city of Seattle responsible?
Removal/replacement of arborvitae hedges on south sidewalk – delayed to late 2015/2016; removal of sweet gums on Galer delayed. No other Landscape renovation has been approved at this time. No update.
Unit 110 water leak (Project lead: Joe). On 12/4/2014 Unit #110 reported water on the floor coming up thru the wall by their West patio door. Still leaking to some degree. Wall will be temporarily repaired (painted removable plywood). Additional cleaning and caulking will be done outside and then monitored. No update.
URM oversight (Project lead: Brent) Brent to continue to monitor URM. No update.

New Business

Relator lock boxes (Project lead: Brent). Consider removal of Realtor Lock boxes or modification of procedure. Presentation to be done at March 2015 board meeting. Note: all inactive realtor boxes have been removed from building.
Power cable Inspection (Project lead: Joe) Electrician (Mitch Hardy of Electrical Installers) will be onsite 2/19/15 to inspect all the power cables terminating at the panels on the first floor.

Reserve Study – Briefing by Brent and Marla. Project continues. Reached out to consultant who worked on reserve study 3 years ago to work on current reserve study. Request consultant to build their prudent recommendations into reserve study initially and then revised as needed in final study.

Elevator “shudder” - reported on 2/13/15. Vendor technician checked it out and lubricated one of the fixtures and replaced a burned out bulb on 1st floor.
North door on W. Galer being propped open. Sign placed to discontinue practice.

2015 Association Projects
Elevator Maintenance Code changes (Project lead: Joe) Addendums, fire extinguisher in elevator room & Evacuation procedure. Completed

Project to outline the duties and responsibilities of board members. (Project lead: Marla)
Repair of fist floor ramp entrance (Project lead: Joe) Proposal from Custom Doors to repair frame and replace one of the two rear exterior doors from ramp ($4,000; down payment already made) – rescheduled for 2/20/2015.
#112 (Prelutsky) Patio fence (Project lead: Joe). Fence was blown down by a storm; fence has been repaired; painting incomplete.
Blocked ground drain line immediately outside of north exterior garage door. (Project lead: Joe) Plumber determined no drain connected on 12/16/2014. Action to evaluate sump pump solution. Drawings have been found that indicate the drain line is connected to main garage drain.
Reserve Study (Project lead: Brent/Marla). Scheduled for an October 2015 completion. All Landscape Renovation Reserve items will be zero-based and come forward to the board in priority sequence for review.
Exterior Painting (Project lead: Brent): Called for in the current reserve study. Brent to coordinate with Licklighter.
Driveway repair (Project lead: Art). We have a recommended concrete contractor. S would be opportunity to inspect the inspect garage roof’s waterproofing. Sinking soil may be relate to garage leak with blocked garage foundation drain. Needing to schedule a consultant out to review soon. Tentative update at March 2014 board meeting.
Attic Ventilation (Project lead: Art) Consultant on site October 2. Kyle Bozick. Report submitted. Suggesting 26 new vents and baffling for 5 units. Alternative solutions, e.g. ridge vents, etc. Joe spoke with Ron Mayes to review and he has question on whether venting will address summer heat issues on the west side of the building. Collector vent condensation may be more critical issue of focus. Need to schedule Vent Master to be on site to assess situation and review alternatives.
Newsletter (Project lead: Shalan with assistance from Jasmine). To include a reminder to homeowners to assess their individual water heaters for age and condition. Marium to provide some sample homeowner communications.
Recycling/Garbage/Composting Plan/Services (Project lead: Candi). Candihas agreed to become our expert in this area and will report as needed regarding the status of our services in this area and any “education” we need to do with homeowners to ensure that we are all following the rules regarding how to deal with recycling, garbage and composting.
Landscape Renovation Long Range Project (Project lead: Kit and Carolynn)

Location for next Board Meeting on Wednesday, March 18, 2015 – Unit #205

Adjourn – 7:52pm