2010 Annual Homeowners Meeting minutes
Meeting called to order at 7:08 pm
Introduction and sign-in
Total attendance was 23 persons present or by proxy, such number constituting a quorum. Proof of notice of meeting was provided and IRS form 70-604 was read aloud as per federal law.
The previous years meeting minutes were approved as written.
Financial reports
● The Treasurer presented the budget highlights for the previous year and presented the 2010-2011 annual budget for approval by the membership. Our operating budget is 4.25% higher than last year, mostly due to increases in utility rates and voter-approved tax increases. The operating budget offers no new services. We expect a minimum 2% increase in dues next July for already announced utility rate increases.
● The most recent Reserve Study, completed in July 2010, shows that we are in a very good position with 94.5% funding of our total reserve needs. This is well above average for comparable associations. We expect this number to drop slightly next year, as we anticipate spending all of our 2010-2011 reserve replacement intake on expenses.
● Significant repairs and upgrades funded by Reserves for the previous year were the West Building walkway resurfacing, -03 deck stack repairs, elevator rail repairs, and replacing the north roof on the East Building.
The annual budget was approved by the membership as presented by the Treasurer.
Old business from previous meeting
● None
New business
● Nomination and election of Board members — We had two positions open due to term expiration and one partial term open because a member sold and moved. The membership placed three (3) names in nomination and elected Karen Hensley to the Board. Current Board members Shaun Ross and Dale Hitsman were re-elected.
● There was a discussion of the work to be done in the current fiscal year. We anticipate resurfacing the roof decks of the 2-story units on top of the East Building as well as rebuilding the -02 and -04 deck stacks.
● The Board will replace a water damaged suspended ceiling tile in the exercise / bike storage room.
● We brought up and discussed our ongoing concerns with the noise levels at the Redwood Bar. The late night activity and noise levels are an ongoing concern to several property owners on Howell Street. Affected residents are urges to call 911 if you have issues with the noise or other activities, especially in the alley. You may also call the non-emergency number at 206.625.5011 and follow the prompts. Also, you can contact the Redwood Bar at 206.329.1952 directly and talk with one of the owners (Lisa) to discuss your unhappiness or solutions to the problems.
● The membership discussed increasing carpet cleaning from annually to semi-annually.
● The membership discussed replacing the door knobs on the doors connecting the walkways between the west and east buildings to the elevator lobbies. The Board needs to investigate a possible legal issue before replacing the knobs.
● There was discussion of removing the resident directory from the main entrance or replacing the directory with something more elegant. The Board will investigate options.
● The Board will investigate ways to better protect the call box at the main gate with a unit that is less susceptible to vandalism.
● There was discussion of more vigorously enforcing conduct of building residents and their guests, especially those who are non-owners. The Board will send a letter to homeowners, who rent their units, reminding them to provide the Rules and Regulations document to their tenants. Current rules are available on the Association’s website (www.ambassador2.com).
● The membership discussed the possibility of making the building smoke free. We will ask our attorney for the current laws, ordinances and regulations that apply to condominiums.
The Board would like to remind all homeowners to replace all original water heaters and water supply lines in their units. As a general rule if your water heater says Bradford-White, it’s likely the original equipment. If the supply lines to your sinks, toilet(s), dishwasher, and clothes washer are gray plastic, they are probably original too. The Board strongly urges all residents to pay close attention to their toilet(s). Many of these are at the end of their useful life. If you experience an issue where your toilet is clogging excessively, it’s likely your toilet needs to be replaced. We have also experienced several instances of spontaneous tank cracks over the years. Original equipment toilets are “Crane” brand. Aged equipment may fail without warning causing significant water damage to your unit and those around and below your unit. The Board also recommends replacing your plastic dryer vent hoses with newer non-plastic dryer vent hoses, which provide better flow and reduce the chance of trapping lint.
Meeting was adjourned at 8:35 pm.