Suspicious Activity ALERT

 

Greetings, members,

 

The Board has been informed that certain contractor tools have been stolen from the job site at 7617 Zircon Drive SW where repair work has been going on since extensive fire damage occurred to that unit in 2020.

 

Oakbrook Townhouse members are urged to be alert to any suspicious activity at this or any other nearby site, including the single family homes being constructed along the south side of Zircon Drive.

 

In the event you observe suspicious activity, do not attempt to apprehend any suspicious persons, but report your suspicions to the Lakewood police.

 

Ken Karch, PE

President

Oakbrook Townhouses Board Meeting Minutes September 13 2021

 

DRAFT

Minutes of Board of Directors Meeting

September 13, 2021

Oakbrook Townhouses, Inc.

c/o Northwest Properties Agency, Inc.

9527 Bridgeport Way SW

Lakewood, WA 96499

 

The regular meeting of the Board of Directors of Oakbrook Townhouses (OT) was held September 13, 2021 at 7419 Zircon Drive SW, Lakewood, WA 98498.

 

A quorum being present Board President Ken Karch called the meeting to order at 7:07 PM.

 

Board members present were Rick Boulware, Al Glamba, Ken Karch, Mike McDonald, and Lew Mildon, as well as Dave Hamann by phone. Also in attendance were Chris Morris and Michelle Selberg from Northwest Properties (NWP)

 

Minutes

 

Boulware moved and McDonald seconded to approve August 9, 2021 meeting minutes as submitted. The motion carried

 

Treasurers Report

 

McDonald reviewed the August 31 financial report, including the latest general maintenance invoice, the hold for fire damage at 7617/7619 Zircon, expenses for the remainder of September, and our insurance hold account.  He reported Liberty Mutual and Oakbrook Townhouses have each requested a full accounting from Heritage Restoration on all fire damage work to date.

 

McDonald recommended moving $10,000 from the Capital Improvement account to the checking account for payables for the rest of September and $5,000 from the Capital Improvement account to the insurance hold account.  Boulware moved and Mildon seconded to do so.  The motion carried.

 

McDonald recommended re-institution of the late fee provisions of the Oakbrook Townhouses CC&Rs starting November 1, following the Governor’s relaxation of that COVID restriction, and placing a notice in the minutes alerting the membership to the return to the previous provision. Boulware moved and Mildon seconded to do so.  The motion carried.

 

The Board discussed the feedback from the membership on its request for member guidance on alternative financing, should it be necessary.  Results so far are roughly even (dues increase vs. special assessment).  The Board agreed to complete its analysis of member feedback within a week in preparation for budget discussions.

 

Boulware moved and Mildon seconded to accept the Treasurer’s report.  The motion carried.

 

2022 Budget Discussion

 

McDonald presented his assessment and recommendations for Oakbrook Townhouses’ 2022 budget.  After taking into account anticipated increases in outside contractor costs and other matters, McDonald concluded we will need to make up approximately $17,000 in 2022.  He also projected deficits for 2023 and 2024, as the basis for his estimate of the need for either a dues increase or a special assessment.

 

Fire Damage and Repair Status at 7617 Zircon

 

Karch updated the Board on activities and events occurring since the last Board meeting, including the termination notice to Heritage Restoration, the approval of the First Onsite (FOS) proposal, a concern expressed by FOS about possible delays due to product delivery and permitting issues with the City of Lakewood.  Mildon agreed to contact the FOS and the City on the permitting issues.

 

Old Business

 

Ruby/Zircon Dr. Development. There still appears to be slow progress on the overall site development.

 

Chambers Creek Trail/Homeless Encampment. The Board was apprised by a member on a new encampment along Chambers Creek, apparently again on County land. The County has been informed and has agreed to take further steps.

 

New Business

 

Fines Policy. Board members discussed a proposed fines policy, and agreed to bring the issue to the Annual Members’ meeting. McDonald moved and Boulware seconded to bring the issue to the Annual Members’ meeting.  The motion passed.

 

Annual Meeting

 

McDonald offered to tentatively arrange for the 2022 Annual Members’ meeting at the Golf Club.

 

Campaign Signs and Unlicensed Vehicles

 

In view of the coming political campaign season, Glamba moved and McDonald seconded that the minutes remind members of the provisions of the CC&Rs and Bylaws regarding limitations on signs on the common property.  The motion passed. Campaign signs are permitted in windows of the owners’ units, but not on the common areas.  In the event members do not remove any signs on the common areas which are not specifically authorized by the CC&Rs, the association will remove them. Members are also reminded that unlicensed and/or inoperable vehicles on the common areas (including driveways) will be removed by the association. 

 

Next Board Meeting

 

Next Board Meeting is tentatively scheduled for Monday, October 11, 2021 at 7:00 PM, method and location to be announced.

 

The Board discussed the possibility of holding future Board meetings using Zoom, in the event the COVID limitations on meetings persist.  Boulware offered to assess his ability to host the next Board meeting using Zoom.

 

Adjournment

 

It was moved and seconded to adjourn the meeting. The motion passed.  The meeting was adjourned at 8:45 PM.

 

 

Respectfully submitted,

 

 

__________________________

Ken Karch, President

 

Oakbrook Townhouses Board Meeting Minutes August 9 2021

 

DRAFT

Minutes of Board of Directors Meeting

August 9, 2021

Oakbrook Townhouses, Inc.

c/o Northwest Properties Agency, Inc.

9527 Bridgeport Way SW

Lakewood, WA 96499

 

The regular meeting of the Board of Directors of Oakbrook Townhouses (OT) was held August 9, 2021 at the Oakbrook Country Club Condominiums cabana, 7425 Ruby Drive SW, Lakewood, WA 98498..

 

A quorum being present Board President Ken Karch called the meeting to order at 7:07 PM on August 9, 2021.

 

Board members present were Rick Boulware, Al Glamba, Ken Karch, Mike McDonald, and Lew Mildon. Also in attendance were Chris Morris from Northwest Properties (NWP), John Cummings, representing member Patrice McDonough, and Mike Englund from Rice Insurance (by telephone).

 

Minutes

 

Boulware moved and Mildon seconded to approve July 12, 2021 meeting minutes as submitted. The motion carried

 

Insurance Renewal

 

Englund reviewed his efforts to secure insurance coverage for 2022. Insurance coverage proposed includes the following for the year beginning August 23, 2021:

                                                 

Package                    $40,259          Ohio Security Insurance Co.

Business Auto                254           Ohio Security Insurance Co.

Umbrella                      2,172            Ohio Casualty Insurance Co.

Earthquake                16,450          Palomar Specialty Insurance Co.

 

Note: Ohio companies are subsidiaries of Liberty Mutual

 

McDonald moved and Boulware seconded to approve the proposed package. The motion passed.

 

Fire Damage and Repair Status at 7617 Zircon

 

The Board discussed the progress on repair of fire damage at 7617 and 7619 Zircon Drive, and heard from the representative of the owner at 7617 Zircon. The Board concluded that the interests of the association and the individual affected members largely coincided, and that efforts needed to be made to expedite completion of the project.

 

Following discussion Boulware moved and McDonald seconded to authorize the President to contact a new contractor, arrange for access to the properties, and quickly secure a proposal for completion of the needed work within 45 days, at a cost acceptable to our insurance carrier; that the Board will then exercise its legal right to terminate the existing contractor via email communication on the basis of anticipatory repudiation of its contract with Oakbrook Townhouses; that the Board will then approve the new contract via email vote providing that the remaining work be completed within 45 days; and prepare for any next steps to ensure the job is complete and the members are once again secure in their units. The motion passed.

 

Treasurers Report

 

McDonald reviewed the July 31 financial report, including a change in the aged receivables, unfinished gutter work, and other matters.

 

Boulware moved and Mildon seconded to withhold final payment of the gutter project pending completion of an additional downspout.  The motion passed.

 

Boulware moved and Glamba seconded to accept the Treasurer’s Report.  The motion passed.

 

It was moved and seconded to approve a proposed new overhead garage door at 7419 Zircon. The motion passed, with Karch abstaining.

 

OLD BUSINESS

 

Ruby/Zircon Dr. Development. There still appears to be slow progress on the overall site development, with the exception of new driveways on four units.

 

Sale and Reconditioning of 7509 Zircon. It was reported that a new owner has moved in, following reconditioning.

 

Chambers Creek Trail/Homeless Encampment. Member Mike Tierney reported during the past month that a visit to the encampment site revealed complete cleanup and no recurrence.  Karch reported that a recent Pierce County press release indicated that a trail footbridge bridge was being constructed across Chambers Creek about 1200 feet upstream of the easternmost edge of the Oakbrook Townhouses property.

 

Canyon Deck Removal  The owner had been asked to remove the deck installed behind 7415 Zircon.  It was moved and seconded to ask PDQ to remove the deck and assess the owner the cost.  The motion passed with Karch opposed and Glamba abstaining.

 

2022 Budget McDonald reported on 2022 budget preparations to date, and requested approval to pay the earthquake insurance for the period August 23, 2021 thru August 23, 2022 in a lump sum at $16,450. The motions was made, seconded, and passed.  McDonald reported it appears an increase will be needed for 2022 as a result of inflation, commodity price increases, contractor rate increases, and utility rate increases.  The Board asked that guidance from the membership be sought on their preference between a dues increase versus a special assessment.

 

New Business

 

Board Member Resignation and Call for Volunteers Karch reported that Mike Tierney has resigned from the Board and his position as Secretary of the association.  The Board asked that the minutes urge members to consider serving on the Board, and contact Northwest Properties or any Board member to express an interest.  Karch requested the Board to be prepared to elect a Secretary at the next meeting.

 

Fines Policy Board members were asked to review recommendations for a “Fines Policy” to be discussed at the next meeting.

 

Next Board Meeting is tentatively scheduled for Monday September 13 at 7:00 PM at the Condominium cabana if it is available.

 

Adjournment

 

It was moved and seconded to adjourn the meeting. The motion passed. 

 

The meeting was adjourned at 9:21 PM.

 

 

Respectfully submitted,

 

__________________________

Ken Karch, President

 

Oakbrook Townhouses Board Meeting Minutes July 12 2021

 

DRAFT

Minutes of Board of Directors Meeting

July 12, 2021

Oakbrook Townhouses, Inc.

c/o Northwest Properties Agency, Inc.

9527 Bridgeport Way SW

Lakewood, WA 96499

 

The regular meeting of the Board of Directors of Oakbrook Townhouses (OT) was held July 12, 2021 at the home of Rick Boulware 7705 Zircon Drive SW.

 

A quorum being present Board President Ken Karch called the meeting to order at 7:08 PM on July 12 2021.

 

Board members present were Rick Boulware, Al Glamba, Ken Karch, Douge Martin, Mike McDonald, Lew Mildon, Steve Rinnan, and Mike Tierney. Also in attendance were Michelle Selberg from Northwest Properties (NWP), and Mike Englund from Rice Insurance (partial attendance by telephone)

 

Minutes

 

Martin moved and Mildon seconded to approve June 14, 2021 meeting minutes as submitted. The motion carried

 

Fire Damage and Repair Status at 7617 Zircon

 

Mike Englund from Rice Insurance covered the situation between Liberty Mutual, our insurance carrier, and Heritage Restoration, the contractor repairing the damage at the homes affected by the fire at 7617. The Board discussed with Englund the difference between the early cost estimates provided by Heritage and by GRECCO Construction and a revised estimate by Heritage that is $140,000 higher. The board is reviewing alternatives to get the work completed as soon as possible, allowing members to return to their homes. Heritage Restoration has indicated the project is between 75% and 80% complete.

 

Treasurers Report

 

McDonald reviewed the current financial status. General repairs at $7,182 was slightly higher.  Major costs were mainly due to the deck repairs at 7707 Zircon Dr. and the new gutter installation on the other flat roof buildings. The latter costs were withdrawn from our Capital Projects account which is still healthy with a balance of $57,684.67. We still have four delinquent receivables for a total of $8,590. There is activity in three of these accounts that should be resolved in the near future. Boulware moved and Glamba seconded to accept the Treasurers Report. Motion carried.

 

 

OLD BUSINESS

 

Ruby/Zircon Dr. Development. There still appears to be a lack of progress with the overall site development. There is one building that is having interior work ongoing.

 

Sale and Reconditioning of 7509 Zircon. It was reported that a new owner may be moving in shortly, following reconditioning.

 

Chambers Creek Trail/Homeless Encampment. There have not been any reported issues regarding new sites. Tierney will walk through the canyon and update at the next meeting. There was discussion regarding the placement of NO TRESPASSING signs installed in the HOA area of the canyon.

 

Update on Fire Repair at 7617-7619 Zircon.  As reported above.

 

Trans Blue Gutter Repair and Replacement The gutters have been installed with the downspouts being installed next week.  This includes an adjustment on the downspouts on Building 12.

 

Cable TV Discussion. The Board discussed our cable provider and alternatives, but took no action.

 

Canyon Deck Removal  The owner has been asked to remove the deck installed behind 7415 Zircon.  In the event this does not occur, the association will do so.

 

Oakbrook Townhouses Assessmnent Update Karch has updated the assessed value database to include 2021 taxes payable in 2022.  Copies of the publicly available data are available upon request.

 

Oakbrook Townhouses Reports Karch reviewed the various studies which have been completed over the past few years, including the formal triennial and informal annual reserve study reports, the rear deck reports, the recent geotechnical report, the landscaping report, the rear drainage TV and repair report, chimney condition report, water use report, pest control reports, sprinkler system report, the moisture/dry rot report, the garage deck report, the roofing report, the painting report, the annual driveway reports, the right-of-way reports, and others.  All have been sent to members or are available upon request.

 

Response to Reid Memo  Karch reported on a response to the owner at 7507 Zircon.  The Board will ask the City to review the traffic situation on Zircon Drive with a view to installation of traffic-calming systems.

 

New Business

 

It was reported that an appointment has been scheduled to repair ceiling damage at 7421 Zircon.

 

A proposal has been received from Trans Blue to repair sidewalk damage and install a new drain on the garage roof at 7709 Zircon. The bid is $3063.91. McDonald moved and Boulware seconded the approval of the bid. Motion carried.

 

Board members were asked to review recommendations for a “Fines Policy” to be discussed at the next meeting.

 

Next Board Meeting is tentatively scheduled for Monday August 9^th at 7:00 PM at 7409 Zircon if the Condominium cabana is not available.

 

Adjournment

 

McDonald moved and Mildon seconded to adjourn the meeting. The motion passed. 

 

The meeting was adjourned at 9:15 PM.

 

Respectfully submitted,

 

__________________________

Ken Karch, President

 

Oakbrook Townhouses Board Meeting Minutes June 14 2021

 

DRAFT

Minutes of Board of Directors Meeting

June 14, 2021

Oakbrook Townhouses, Inc.

c/o Northwest Properties Agency, Inc.

9527 Bridgeport Way SW

Lakewood, WA 96499

 

The regular meeting of the Board of Directors of Oakbrook Townhouses (OT) was held June 14, 2021 in the garage at 7419 Zircon Drive SW. All members present reported being fully vaccinated against COVID 19.

A quorum being present Board President Ken Karch called the meeting to order at 7:05 PM on June 14, 2021.

Board members present were Rick Boulware, Al Glamba, Ken Karch, Douge Martin, Mike McDonald, Lew Mildon, Steve Rinnan, and Mike Tierney. Also in attendance were Michelle Selberg and Chris Morris from Northwest Properties (NWP).

Minutes

Glamba moved and McDonald seconded to approve the May 10, 2021 meeting minutes as amended and submitted. The motion passed.

Treasurers Report.

McDonald reviewed the current financial status. We have allocated $17,000 from the Capital Fund to cover the major deck repairs to 7707 Zircon Drive.

A general discussion was held regarding on e-mails between Liberty Mutual Insurance and Heritage Restoration regarding an increased cost estimate for the fire damage repair at 7617 Zircon Drive. The issue is being resolved between the two companies.

McDonald indicated a miscellaneous income item of $11,083 is associated with fire claim at 7617 and will be expended next month.

We are also showing an unusually high (5) Aged Receivables with a total $9,280 owing. Morris indicated that four of them will be resolved shortly. By current COVID regulations we can’t apply any late fees for these receivables. 

Boulware moved and Martin seconded to accept the Treasurer’s Report. The motion passed.

OLD BUSINESS

Ruby/Zircon Dr. Development. It appears progress has picked up on the construction site and it was mentioned that one of the homes has already been sold.

One of our home owners expressed concern over vehicle traffic causing safety issues on Zircon Drive from excessive speed and increased quantity of vehicles.  Karch indicated that traffic count studies had been conducted by the city as part of its review before approving the PDD plan to permit 16 single family homes.  At that time the counts were not considered high volume. Tierney commented that the Oakbrook Golf Club has increased membership considerably from when it was a private club, in addition to increased numbers of non-members also playing golf.  It was indicated that numerous “speed bumps” cause problems with Police, Fire and emergency vehicles. The board agreed to ask the City of Lakewood for an updated review of the traffic load and speeds on Zircon Drive.

Sale and Reconditioning of 7509 Zircon Drive. Morris reported that there is a tentative closing date on the property June 30, 2021. Mildon reported that back yard and deck area has been greatly improved.

Chambers Creek Trail/Homeless Encampment.  Karch and Tierney took a walk down the canyon mid-May and took photos of an encampment on an island in the center of Chambers Creek, which appeared to have a log bridge for access. The photos were submitted to both Pierce County and the City of Lakewood. A review of GPS data indicates the encampment was on Pierce County property. Sheriff’s deputies have since removed the encampment. The proposed trail is a joint project between Pierce County and the cities of University Place and Lakewood. The original project plan was tabled due to excessive cost estimates, and alternative plans are being researched.  As plans develop, there will be a meeting of all parties including Oakbrook Townhouses.

Update on Fire Repair at 7509 Zircon. As reported under the financial section there are discussions going on between our insurance company and the contractor regarding increased costs.  It was reported that work is near completion with interior work 80% complete and exterior work 75% complete as of mid-May.  Mike Englund, our insurance representative, has contacted both parties to get this resolved quickly. We expect an update this week.

Trans Blue Gutter Repair and Replacement.  The Board asked for quotes to replace the current gutters and downspouts on the remaining four (4) flat-roof buildings 7, 8, 9, and 11 as was recently done on buildings 10 and 12.  Several companies were contacted to provide bids, with two responding and one declining, citing workload. Other companies were contacted without success.  Bids were received from TransBlue and T.D.Q. The board felt that due diligence was conducted and that the low bid should be accepted.  Boulware moved and Rinnan seconded the motion to accept the quote from TransBlue in the amount of $35,193.16. Motion passed.

Cable TV Discussion. McDonald reviewed our contract with Comcast where we currently pay $27.46 per household/month. This will be increased next year by 4% to $28.55 per month. He contacted DISH, who quoted $29.66 per household with a two (2) year contract. The Board discussed several options, including possible removal of the requirement in the CC&Rs and Bylaws to provide cable TV service, which would require a vote of the membership, but took no action.

Other

McDonald led a discussion on preparation of the 2022 Budget giving thought to capital projects, cost increases, etc.  He plans to have a preliminary 2022 budget prepared by October.

New Business

Karch asked Selberg to follow up with P.D.Q. and CRS, regarding the repainting of the ceiling at 7421 Zircon with the approved recommended paint for “popcorn ceilings.”

Selberg was asked to get quotes on PRIVATE PROPERTY - NO TRESPASSING SIGNS to be installed in our area of the Chambers Creek canyon.

The sprinklers are expected to be turned on this week.

Garage Roof Problem at 7627 Zircon.  It was uncertain whether this roof had a “torch down” membrane.  Selberg has contacted contractors for quotes.   This included Frank & Son and Roof Doctor. The only company willing to quote was DBA Construction Services, which quoted $3,485.10 for the repairs. Mildon moved and Boulware seconded to award the contract to DBA. The motion passed.

Karch, our board president, will be absent from the state from June 15 thru June 23, 2021. Glamba, our vice president, will handle the duties during this time frame.

Next Meeting

The next Board meeting is scheduled for Monday, July 12th, 2021 at 7:00 PM at 7705 Zircon Drive SW.

Adjournment

MacDonald moved and Mildon seconded to adjourn the meeting. The motion passed.  The meeting was adjourned at 9:26 PM.

Respectfully submitted,

__________________________             ____________________________

Mike Tierney, Secretary                              Ken Karch, President

Oakbrook Townhouses Board Notes to Members May 10 2021

 

Board Notes to Members

May 10, 2021

                                                                                                   

Authorized and Unauthorized Persons

The Board has been made aware of several instances of unknown and/or uninvited persons entering Oakbrook Townhouses property, and wishes to call members’ attention to this.

In most cases, the encounter occurs during normal working hours (sometimes on weekends), and is the result of Board-approved activity by either Board members, our general maintenance contractor (Edwin Wittstruck), or by Board authorized outside contractors engaged for a variety of Board approved, legitimate purposes.  Examples include landscaping, pest control, or tree trimming or removal personnel.  They may also be persons engaged to read water, gas, or electric meters, or engaged in repair or replacement of such meters.  Some of them will have uniforms or identifying name badges. Encounters may occur on the roofs of our units, or in the front, side, or rear open areas, and persons you encounter should have no problem identifying themselves and their purpose for being there.

In the case of Board-authorized work, Northwest Properties makes an effort to notify members likely to be effected (such as members of Buildings 10 on the re-roofing job, or the members affected by the installation of the last two cluster mailboxes), but the number and variety of such encounters, including those for which we have no control, such as weather, makes such an effort difficult.  We are asking members’ assistance…if you have a question about an encounter, contact NWP or a Board member first.

In other cases, the encounter may occur anytime during the day or night, and be with a person or persons encountered, who has no legitimate business.  Members are encouraged not to engage such persons, but to report such encounters to Northwest Properties (during the day), or the Lakewood police department, depending on the nature of the encounter.  If you see something, say something!

Fire Control Risks

With the coming summer season, members may be more active outdoors, with outdoor gatherings, barbeques, and minor maintenance and repair activities.  These activities provide greater opportunities for risks of slips, falls, and fire risks.

As a result of a recent fire in Oakbrook Townhouses the Board wishes to urge members to be extra careful of the use or placement of combustible materials in such a way as to increase fire risk.  This includes charcoal and gas barbeques, paints and stains, a variety of combustible household  chemicals, and rags saturated with them.  Remember that combustible material soaked rags do not need an open flame to burn, but may spontaneously combust when in the presence of oxygen and warmth, even that of sunshine.

Smart Watering

Attached is the Smart Watering notice the Board approved on April 9, 2014 and sends out each year in the spring to ensure our members are aware of ways we can control excessive use of water, which is paid for by the Association (and therefore by you!).  The Board asks that all members read and abide by the guidelines in it.  Our landscaping contractor has indicated the sprinkler system will be turned on the week of May16-22.

Landscaping

The Board engages a landscaping company to maintain the general landscaping within Oakbrook Townhouses common areas.  It also allows, under certain conditions, members to plant or maintain portions of the common areas adjacent to their units.  The Board adopted a policy on landscaping on May 9, 2016 to guide members on this matter.  A copy is attached, and the Board asks all members to observe its provisions.  Failure to do so may result in removal of member-planted vegetation at the member’s expense.

.   .

Oakbrook Townhouses Board Meeting Minutes - May 10 2021

 

DRAFT

Minutes of Board of Directors Meeting

May 10, 2021

Oakbrook Townhouses, Inc.

c/o Northwest Properties Agency, Inc.

9527 Bridgeport Way SW

Lakewood, WA 96499

 

The regular meeting of the Board of Directors of Oakbrook Townhouses (OT) was held May 10, 2021 in the garage at 7531 Zircon Drive SW.  All members present reported being fully vaccinated against COVID 19.

A quorum being present, Board President Ken Karch called the meeting to order at 7:08 PM on May 10, 2021.  This was the first Board meeting since September 14-15, 2020.  All intervening issues have been handled via email due to the restrictions imposed by COVID 19 and permissions granted HOAs by the Governor’s proclamations.

Board members present were Rick Boulware, Al Glamba, Ken Karch, Doug Martin, Mike McDonald, Lew Mildon, and Mike Tierney. Also attending via conference call were Michelle Selberg and Chris Morris from Northwest Properties (NWP).

Minutes

McDonald moved and Boulware seconded to approve the September14-15, 2020 meeting minutes as submitted. The motion passed.

Current Issues

McDonald and Selberg brought the Board up to date on the major repairs needed on the two-level deck structure at 7707 Zircon Drive.  We have two bids (from PDQ (our general maintenance contractor) and TransBlue) while a third contractor declined due to heavy workload.  The Board agreed that a formal proposal from Trans Blue will be sent to the President as soon as possible, with a recommendation to be provided to the Board by Monday May 17. Board approval will be sought via email   As this is a repair and not new construction it is not necessary to secure a permit. The Board agreed that expeditious completion is a key requirement, recognizing that many contractors are over-loaded, and building materials prices are growing rapidly.  There was further discussion on the issue in the financial section.

A second subject is the reconditioning of 7509 by the new owners. The garage door has been replaced with what appears to be an acceptable door. Although the door appears to be acceptable, NWP will again remind the owners that they require board approvals for exterior structure changes. A full list of required improvements was provided to the previous owner in our demand letter to him, and will be provided to the new owner.

It was reported that Trans Blue personnel had been on site to assess the condition of gutters and downspouts on buildings 7, 8, and 9, in anticipation of replacement, and a gutter issue at 7807 Zircon.

Morris and Selberg were excused to attend another meeting.

Treasurers Report.

McDonald reviewed the current financial status. As discussed previously we are looking at a major expenditure for the deck repairs to 7707 Zircon. McDonald recommended that we allocate $25,000 from the capital projects budget to cover this cost. That still leaves more than $28,000 in our capital projects budget account.

McDonald then advised the board that we have received two checks from our insurance company totaling $205,149.46 to cover the costs of the fire damage at 7617 Zircon. Spending on the repairs to date is $124,599.26. Our deductible is $5,000.

Our earthquake insurance will now be payable in August when our other insurance coverage bill is due.

There was a major discussion regarding the costs of material for repairs and new construction. They have increased in some cases by five to ten times.

The final report was the unpaid dues from 7509 Zircon of $2,760 that are lost due to the bankruptcy declaration. There is now a new owner, who is making repairs.

Boulware moved and Glamba seconded acceptance of the financial report. The motion carried.

Old Business

Karch reported on the Board’s approval to combine the two major insurance renewal dates to a date in August.

There was a discussion of Ruby/Zircon single Family Home construction.  It appears that the builders are suffering somewhat from the delivery of building material supplies. This is an ongoing dilemma in the construction business.

Karch addressed the necessity again of updating our Reserve Study.  The board approved $1,690 to prepare the study during 2021. This study is required by state government for all homeowners associations, and will update those conducted in 2009, 2012, and 2016.  It provides detailed estimates and cost projections for a variety of projects for a 30-year period, and is provided to members and prospective buyers of properties in Oakbrook Townhouses.

Karch and Tierney reported on the status of the Chambers Creek Trail. The trail is a project being managed by the cities of Lakewood and University Place, and Pierce County. The initial project plans appear to have been revised due to overall cost. The City of Lakewood will invite members of our board to a meeting with them, University Place, and Pierce County when they have developed a revised plan.

We have experienced some transient problems near, and possibly on, Oakbrook Townhouses property in the Chambers Creek ravine. This is an ongoing issue. There have been complaints from home owners in Buildings 1 and 2 regarding some encampments and also some issues with strangers walking throughout the area. We have called the city regarding the problems and the Lakewood police have evicted the violators at least twice. We will maintain awareness of this issue. We also will be installing some Private Property signs along our boundaries.

The flat roofs have been replaced on Buildings 10 and 12 along with new 4” gutters and drains. The result from the work on the projects appears to be positive.

The Board also discussed a major repair due to water damage on the siding and the garage at 7513. The estimated cost of the repair is $7,000.

New Business

The Board agreed to authorize Edwin to paint the water damaged ceiling at 7421 Zircon.

McDonald reported he will contact Comcast regarding the renewal and cost of a new contract.

The board will issue letters to home owners on the following subjects:

·         Awareness of strangers throughout the property. We need to review methods of communicating to owners when we have contractors or visitors coming through the properties.

·         The requirements of not leaving combustibles on garage roofs and decks that could lead to combustion.

·         Watering directions to homeowners

·         Planting landscaping policy.

Next Meeting

The next Board meeting is scheduled for Monday, June 14, 2021 at 7:00 PM at 7419 Zircon Drive SW

Adjournment

Boulware moved and Mildon seconded to adjourn the meeting. The motion passed.  The meeting was adjourned at 8:50 PM.

Respectfully submitted,

__________________________

Mike Tierney, Secretary

__________________________

Ken Karch, President