Ambassador II Condominiums

Ambassador II Condominium Board Minutes

Monday, September 14th, 2009
Jack Taylor – Association Manager
Dale Hitsman – President
Shaun Ross – Vice President
Jay Heath – Treasurer
Greg Mitchell – Member-At-Large
Brien Shermen– Secretary

Homeowners Forum
A homeowner was present to discuss issues of someone smoking marijuana in the halls and elevator and to discuss a tenant playing music loudly. Please refrain from smoking (anything) in the common areas. Smoking in the public areas is subject to fines.
Meeting was called to order at 6:45pm. August’s minutes were approved as written.

Treasurer’s Report
For period ending August 31st, 2009
Bank, Savings and Investment Accounts
Checking $23,316,66
Insurance Reserve $4,760.22
Replacement/Special Assessment CD $181,494.64
Other CD $150,000
Other Assets
Petty Cash $100.00
Total Assets $360,642.34

Committee Reports

Security
No security violations were reported

Rules
No rule violations were reported.

Old Business
• The -03 stack repairs have been completed. The 503 deck was found to have serious structural issues, which have been repaired. The fascia on all -03 decks were replaced with concrete boards to eliminate surface rot.
• The hardscaping on Howell Street has been completed with one exception. The space around the manhole cover will be filled in soon to make for a level surface. This was a project that has been debated for several years, and we are pleased that it is finally resolved.

New Business
• Puget Sound Energy is replacing the gas meter for the property. PSE will need to access all units with fireplaces. A letter from Property Concepts will follow with more details.
• A homeowner approached a Board member after the annual meeting. They suggested if the Association is able to provide wireless Internet service to the building that we should consider installing wireless video cameras for security. The Board will add this to our request for a proposal document should we be able to find the funds for this project.
• We have had a number of lights fail in the garage. These fixtures are difficult to come by. This is why these fixtures are out for long periods of time. We replace them as soon as we are able to get replacements. We always try to keep one or two in stock but this is not always possible.
• The Association is seeing ever increasing water bills. If anyone has leaks please fix them. If anyone is hearing persistent water running, please notify the Board so that we may investigate.

Meeting Adjourned: 7:35 PM

Next Meeting is October 12th, 2009 at 6:30pm in Unit E406

Ambassador II Condominium Homeowners Association
506 E Howell Street
Seattle, WA 98122

Introduction and sign-in
Total attendance was 21 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 last year and presented the annual budget for approval by the membership. Our operating budget is 5% higher than last year, mostly due to increases in water and garbage rates, but also for general inflation. The operating budget offers no new services. These rates will increase again in 2010 and this increase is reflected in the current budget and will result in an additional 3% increase in the next fiscal year budget just for these line items,
• The most recent Reserve Study, completed in July, shows that we are in a very good position with 80+% funding of our total reserve needs. This is well above average for comparable associations.
The annual budget was approved as presented by the Treasurer
• As discussed last year, we have moved some of our reserve funds to another institution in order to stay under the FDIC insurance limits,

Significant repairs and upgrades funded by Reserves were the elevator remodel and some minor repairs to the garage insulation,

Old business from previous meeting
• The third amendment to the Declaration to allow the assignment of damages caused by negligence to unit owners was submitted to the membership since the last meeting. We need 45 signatures to ratify the amendment. As of the date of the meeting we had 34 signatures. At the meeting, an additional 10 amendment consents were signed which raised the total to 44 signatures. The Board is confident that we will find one more signature to put us over the top.
• This hardscaping special assessment agreed to the last annual meeting has been rescinded. Funds for the project were found elsewhere. Because of the time it took to get a permit, this project was delayed until this summer. The hardscaping will be finished by the middle of August.
• A discussion of the possibility of installing a wireless internet connection to the building was discussed. This project was put on hold pending additional funding and an improvement in technology. The Board will continue to watch for an opportunity to implement this service.

New business
• Nomination and election of Board members — We had two positions open due to term expiration. The membership placed 2 names in nomination and elected Brien Sherman to the Board. Current Board member Jay Heath was re-elected.
• There was a discussion of the work to be done in the current fiscal year. Repairing the deck soffits in the -03 stacks and resurfacing the exterior walkways in the West Building.
• Discussion of a desire for additional newer better exercise room equipment was brought up. This will be revisited when the Association has excess funds. In the meantime, we do accept donations of appropriate equipment. An owner also thought it would be a good idea to place a small table near the benches in the courtyard.
• A homeowner reported that two unknown persons entered an open garage gate, but exited once they noticed that they were being watched. Everyone, please remember to remain near the gate until the door or gate is completely closed.

As usual, 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 is likely original equipment If the supply lines to your sinks and toilets are gray plastic, they are probably original too. Aged equipment may fail without warning causing significant water damage to your unit and those around you. Please replace these old water heaters and valves as soon as possible.

The Seattle Police Department non-emergency number is 206-625-5011. All residents are urged to call this number for noise complaints from the surrounding neighbors.

Meeting was adjourned at 8:15pm.

Ambassador II Condominium Board Minutes

Monday, August 10, 2009

Jack Taylor – Association Manager
Dale Hitsman – President
Shaun Ross – Vice President
Jay Heath – Treasurer
Greg Mitchell – Member-At-Large
Sparky – Secretary (Not Present)

Homeowners Forum

No homeowners were present at the August meeting.

Meeting was called to order at 6:30 pm. July’s minutes were approved as written.

Treasurer’s Report

For period ending July 31st, 2009:
Bank, Savings and Investment Accounts
Checking $33,215,48

Insurance Reserve $4759.41
Replacement/Special Assessment CD $176,734,51

Replacement Reserves Certificates of Deposit $150,000
Other Assets
Petty Cash $100.00
Total Assets $365,779.65

Committee Reports

Security
No security violations were reported

Rules
No rule violations were reported.

Old Business

At last the hardscaping project to install pavers on the Howell Street side of the buildings is nearly complete.

The results of the latest Reserve Study are posted to our website. All owners are invited to read the documents online

With the receipt of the Reserve Study, we are now searching for an attorney to help us remove the building from the FHA «blacklist». This is a long, slow, and expensive project. Even our regular law firm that specializes in condominium issues has refused the project.

New Business
Rot damage inside the courtyard that was uncovered after pressure washing has been repaired. A broken door closer on the 5th floor was replaced. Eric painted the walkway doors and several of the gray metal doors leading to the garages.

A contract has been awarded to replace some rotting fascia boards on the -03 stack. This will involve scaffolding that stack in order to complete the repairs. Owners affected will be notified separately.

Meeting Adjourned: 7:25 PM

Next Meeting is September 14th, 2009 at 6:30 pm in Unit E406

Ambassador II Condominium Homeowners Association
506 E Howell Street
Seattle, WA 98122

Ambassador II Condominium Board Minutes

Monday, July 13th, 2009

Jack Taylor – Association Manager
Dale Hitsman – President
Shaun Ross – Vice President
Jay Heath – Treasurer
Greg Mitchell – Member-At-Large
Sparky – Secretary (Not Present)

Homeowners Forum

No homeowners were present at the July meeting.

Meeting was called to order at 6:33pm. June’s minutes were approved as written.

Treasurer’s Report
For period ending June 30th, 2009:
Bank, Savings and Investment Accounts
Checking $40,637.03
Insurance Reserve $4,758.62
Replacement/Special Assessment CD $321,896.06
Other Assets
Petty Cash $100.00
Total Assets $368,362.20

In order to stay under the FDIC insurance limits of $250.000 per account the Board withdrew $150,000 from our reserve account and transferred it to another institution. Establishing a separate CD account also allows us to get a slightly better interest rate on funds for repairs or replacements not needed for several years.

Treasurer’s budget summary for the fiscal year ending June 30th, 2009: The Association was able to end the year with a small surplus despite the financial setbacks that occurred after three instances of water damage in the East Building. We submitted one very large claim to our insurance company, and we paid two others out of Association funds. Our losses were offset by payment of delinquent assessments, including all fees, by two homeowners. The Board remains concerned that our insurance premiums could be significantly increased if the 3rd amendment to the declaration is not passed.

Committee Reports
The Board has received bids for our hardscaping project. The residents voted and selected a color for our chosen style of stone work. The Board has selected Queen Anne Gardens to perform the work. The project should begin in a few days. In preparation, our landscapers have moved the plants to other planting areas. We are hopeful that at least some of the plants will survive the move. The landscapers also mulched the planting beds.

Good news! The Special Assessment that was approved at the last Annual Meeting to pay for this project has been canceled! We have found the funds elsewhere.

Security
No security violations were reported

Rules
No rule violation were reported.

Old Business
The Board has received 34 approvals for the amendment to transfer primary insurance liability to the individual homeowner. 44 are required. Board members will be going door to door seeking a response from those homeowners who have not yet responded.

The Board will contact management of the Ambassador I condominiums for their consent in reducing garbage pickups to two days per week from three.

New Business
The Board has received the results of the state mandated Reserve Study. This study is performed by a third party for the purpose of determining the health of our building and the condition of our reserve funds. This report found that we are at 81.2% of our long-term funding needs which is considered a very good financial position. The report recommends that our current level of funding is adequate and suggests only inflation adjustments. The entire study is available on our web site (www.ambassador2.com). Our next major repairs will be repairing the rotted wood on the balconies of the -03 stack and resurfacing the west building walkways. This last project will happen in 2010 and will likely involve significant inconvenience to West Building residents. More information will be forthcoming in 2010.

Pressure washing the courtyard, walls, and walkways was done in July. We uncovered a couple of areas of wood rot that are currently in the process of being repaired. These are not significant areas of trouble; the most serious is a beam at the main gate pergola and is a visual nuisance only.

Window washing and dryer vent cleaning has been scheduled for July 23 and 24.

The annual meeting of homeowners is scheduled for the evening of Wednesday, August 12th, 2009. Please keep an eye out for more details which will be mailed soon. The Board will need two new members. Please consider joining the Board. We meet every second Monday at 6:30 PM for an hour or two, and conduct other business via email as needed. You get to know what is going on and it looks good on a resume!

Meeting Adjourned: 7:25 PM

Next Meeting is August 10th, 2009 at 6:30pm in Unit E406

Ambassador II Condominium Homeowners Association
506 E Howell Street
Seattle, WA 98122

Ambassador II Condominium Board Minutes
Monday, June 8th, 2009
Jack Taylor – Association Manager
Dale Hitsman – President
Shaun Ross – Vice President
Jay Heath – Treasurer
Greg Mitchell – Member-At-Large
Sparky – Secretary

Homeowners Forum

A homeowner was present at this months meeting to discuss several items. The door closer for the 5th floor breezeway may have suffered some damage. The Board will investigate and resolve the issue. The homeowner also reported a burnt out light which will be replaced. Finally the homeowner commented on some smudges on the glass surrounding the lobby.

Meeting was called to order at 6:38pm. March’s minutes were approved as written.

Treasurer’s Report

For period ending May 31st, 2009:
Bank, Savings and Investment Accounts
Checking $28,776.71
Insurance Reserve $4,757.22
Replacement/Special Assessment CD $317,076.96
Other Assets
Petty Cash $100.00
Total Assets $351,681.70

Committee Reports

The Board has received the permit for our hardscaping project. The Board will be putting up a small display to allow homeowners to vote on the exact style of stone work. The project should begin in July.

Security
No security violations were reported

Rules
No rule violation were reported.

Old Business
A Unit is delinquent on an insurance co-pay for some of the past flood damage. The Board is contacting the owner to hopefully finalize the issue. If the issue cannot be resolved via other methods the account will be sent to collections.

The Board has received 33 approvals for the amendment consent. Board members will be going door to door seeking approval from those homeowners who have not yet responded.

The Board continues to attempt to contact a MIA unit owner to arrange access to an empty unit for deck repairs.

The Board discussed reducing the number of garbage pickups the building elects to receive from the city due to the newly expanded recycling program. The Board will continue to monitor the trash levels over the next month or two and decide if it would be a good cost savings or could set us up for overage charges.

New Business
The Board is scheduling our bi-annual window washing and carpet cleaning in the next 60 days.

The next annual HOA meeting is scheduled for the evening of Wednesday, August 12th, 2009. Please keep an eye out for more details in the coming weeks.

The Board is contacting the City of Seattle regarding the possibility of installing speed bumps in the alley to help reduce the speed and noise of vehicles behind the building.

Meeting Adjourned: 7:15 PM

Next Meeting is July 13th, 2009 at 6:30pm in Unit E406

Ambassador II Condominium Homeowners Association

Homeowners Forum
There were no homeowners present at this months Board meeting.

Treasurer’s Report
For period ending September 30th, 2008

Bank, Savings and Investment Accounts
Checking $69,508.77
Insurance Reserve $4,748.28
Replacement/Special Assessment CD $277,193.69

Other Assets
Petty Cash $100.00

Total Assets $352,519.12

Committee Reports
The hardscaping committee has met with several city departments. The committee will be providing samples of different options to the city for their approval. We have received confirmation that the amount of space is not sufficient to require a permeability study. We have been informed that a field review may need to be performed, however. We are still working to see if this can be avoided.

The Board met with THS to discuss the many problems encountered over the past few years. THS has appointed a new case manager who will be working very closely with their residents in the building to help improve all the past issues. The Board will also be reviewing paperwork on potential residents to help avoid any future problems.

Security
There were no security issues during the past month.

Rules
There were two noise violations last month – a violation notice fine has been sent to the individual unit owner.

Old Business
The elevator remodel was completed on October 14th.

The alley garage pedestrian door is still broken. We are working with the locksmith to get the door repaired or the locking mechanism replaced. Parts for the mechanism are currently unavailable.

New Business
The water damage repairs to the x08 stack have been completed.

A unit that was consistently delinquent in dues payments has been sold to a new owner. The new owner seems much more communicative. We look forward to an excellent relationship with them.

Recycling was temporarily interrupted and some build up occurred. The recycling company lost their garage door remote and a new one has been provided to them. Recycling pickup has resumed normal operation. The Board is exploring adding a keypad to allow the recycling people to enter the garage.

The phone list at the gate has become schlumpy and will be replaced.

The Board will engage E-Rein to fix the ceiling insulation in the garbage room and alley garage.

The bicycle storage racks in our multi-use room are now available for use by residents. To use the bike rack residents will be required to register their bike and obtain an ABII sticker from the Association. If you are interested in a spot on the rack, please fill out the bicycle storage request form and mail it to Property Concepts. Property Concepts address can be found on our contact page.

The Ambassador II Homeowners Board is pleased to announce our new online event calendar. The calendar is located here on our website. This calendar will be kept up to date with happenings around the building. If you have an event pertaining to the building you would like to see added please contact us and let us know.

As mentioned in the November minutes there has been a rules update to accommodate the new bicycle racks in the multi-use room. The newly updated rules are located here for public consumption.

The annual homeowners meeting took place as usual on Wednesday, August 15th. The primary topics of discussion were the annual budget and landscaping. Please see the meeting minutes for more information. The 2007 annual homeownsers meeting’s minutes can be viewed by clicking here.