Ambassador II Condominiums

Ambassador II Condominium Board Minutes
https://ambassador2.com

Monday, September 10, 2018

President: Brien Sherman                           Vice President: Kenny Long
Treasurer and Secretary Jay Heath          Member At Large: Jeanne Perrin
Association Manager: Jack Taylor

Homeowners Forum
● No homeowner was present at the meeting this month.

Things to Always Remember
● GARAGE SECURITY: Before proceeding away from the building or to your parking space, please wait for the Summit Ave garage gate to close completely (Rule 3.17). Do not leave garage remotes in vehicles (Rule 4.10). When a vehicle is broken into, thieves usually take the remote, as it’ll be much easier for them to re-enter the garage for additional burglarizing. We strongly advise residents to never leave anything in lockers or vehicles that one does not wish to lose. Leaving valuables or even non-valuables in plain sight is an invitation for thieves. It is our individual responsibility to secure the building.
● PARKING IN GARAGE: The Dentist office spaces are not to be used after hours for guest parking. There is no guest parking in the garages. All parking spaces are assigned. Unauthorized vehicles may be towed without warning at owner’s risk and expense. Non-resident owners, please advise tenants. One vehicle was towed in August.
● WATER SHUT-OFF VALVE: Every unit has a water shut-off valve located above the water heater. This valve will shut water off to your unit.
● REGULAR UNIT INSPECTIONS: Owners not residing in their unit are strongly encouraged to inspect their unit on a regular basis, as tenants tend to not report damage to the unit. Non-resident owners who live out of the area are required by statute RCW 59.18.060(15) to have a local representative to protect their interests.

Treasurer’s Reports
● For period ending August 31, 2018
Checking: $48,872.41
Washington Federal Replacement / Special Assessment Reserve: $272,719.10
Sound Credit Union Savings: $227,584.76
Umpqua Bank 17-month CD: $239,647.20
Petty Cash: $100.00
Total Assets: $788,923.47

Committee Reports
● The 600 E Howell project has received its permits, but no word about demolition. Exterior cleanup and property inspection continues. We plan on meeting with the project manager to discuss keeping our alley access clear, as do our neighboring owners in the other alley.

Security
● Continued burglaries of residential garages. Non-resident owners, please discuss this continued security issue with tenants. No reported vehicle break ins reported last month.
● One package was reported stolen from the lobby this month. Almost 100% of stolen packages are left in the lobby for more than 24 hours.

Rules
● Recycling reminders : Our rules are identical to the City of Seattle’s recycling rules. Please break down your boxes. A significant percentage of cardboard boxes contain non recyclable material. Once again, no Styrofoam of any kind. No random bits of plastic. No wood of any kind. No cloth. Most importantly—-NO FOOD except in the food waste container-this includes pizza boxes.
● Personal items may not be stored in common areas. These items may be disposed of without notice and at the unit owners expense.

Old Business
● The light replacement project is still progressing. City Light has approved the project for a rebate. Now that we have cleared all hurdles we will have samples installed soon with the entire project tentatively scheduled starting October 2nd. Notices will be posted in advance.
● The West Building project is still pending. We finally received a bid (after six months) that was high enough that we are interviewing alternative contractors. We will definitely have to push this project to next year.

New Business
● Semi annual cleaning of inaccessible windows and dryer events is the first Thursday and Friday of October. Owners will be notified in advance.
● Recent changes to condominium law (RCW 64.38.035(e) et.al) now permits electronic delivery of Association communications. If you wish to receive emails and stop delivery of postal mail, you must opt in by sending a request to the Association Manager (Property Concepts) at the email address at the bottom of these minutes. Please type OPT IN AMBASSADOR II in the subject line and include your name and unit number. Only one email address per unit please. All further communications will be sent by email except as required by law. Be sure to whitelist the Association Manager’s address so messages don’t go to your junk folder.

Meeting adjourned at 6:55 pm.
Next Board meeting is tentatively scheduled for Monday, October 8th, 2018 at 6:30pm in unit E-108. We may choose not to meet in October.

Ambassador II Condominium Homeowners Association:
506 E Howell St, Seattle, WA 98122 (not our mailing address)

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

Treasurer’s Report
For period ending April 30th, 2009:
Bank, Savings and Investment Accounts
Checking $23,391.28
Insurance Reserve $4,756.55
Replacement/Special Assessment CD $312,270.08
Other Assets
Petty Cash $100.00
Total Assets $341,487.98

The Board has approved a 5% dues increase beginning July, 2009. Unit owners will receive budget materials and new payment booklets by separate cover. This years budget was higher mostly because of garbage collection, water and natural gas price increases.

Committee Reports
The landscaping committee has discussed getting mulch for the planters and planting beds surrounding the building. A quote has been received for $1,125+tax. Additionally, the landscaping committee is planning to spend $50 on new plants.

The hardscaping committee has submitted the last of the documents to the city and paid the $150 application fee. The committee is now waiting on a response from the city.

Security
No security violations were reported

Rules
No rule violation were reported.

Old Business
The HOA board has received 32 responses to the Amendment. Please respond to the amendment (even with a negative response) to help our tally process complete. Board members will be contacting unit owners who have not yet responded in the coming months in the hopes of receiving 12 more positive responses.

New Business
The reserve study will be updated on or before July 9th – our on-site inspection is forthcoming.

One of the units has been inspected by eRein construction due to damage to a deck. Response from the above unit owner is still pending.

Meeting Adjourned: 7:15 PM

Next Meeting is June 8th, 2009 at 6:30pm in Unit E406

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

Treasurer’s Report
The amount of water damage claims caused by leaking appliances totals $55,000. An insurance claim reimbursed $36,000, leaving the remaining $19,000 paid from Association funds. Should this need to be reclaimed from the membership, we would need to impose a dues increase of 35% for two years to make up the loss. We will not do so this year, but we must do so if there are additional claims. For this reason the Board strongly urges you to vote FOR the 3rd Amendment to the Declaration. If you have not yet returned your ballot please do so immediately.

For period ending March 31st, 2009:
Bank, Savings and Investment Accounts
Checking $26,474,87
Insurance Reserve $4,755.34
Replacement/Special Assessment CD $307,458,87
Other Assets
Petty Cash $100.00
Total Assets $339,758.90

Committee Reports
Hardscaping update–The City is bouncing us from one department to another to obtain a permit to update the Howell Street planting strip. No progress has been made.

Security
No security violations were reported

Rules
No rule violation were reported.

Old Business
The scratches were removed from the elevator. The Board is pleased with the results.

We have received 28 affirmative responses thus far from homeowners regarding the 3rd Amendment to the Declaration that shifts responsibility for insurance claims to the responsible homeowner under certain circumstances. We need a 2/3 majority vote to validate the amendment. If you have not sent in your response as of yet, please do so immediately, even if you vote against the amendment.

New Business
The City of Seattle has changed contractors for garbage and recycling removal. This has caused us some problems. The new refuse collector was only picking up 1 to 2 of our 3 garbage bins. This may now be corrected. The recycling contractor has missed pickups as well. There are problems all over area and the City and the contractors have been very slow to respond. Our Property Manager was finally able to make contact. He was told that the garbage pick up days remain Monday, Wednesday and Friday. The recycling will now be collected weekly on Wednesday. We will be monitoring pickups closely.

Meeting Adjourned: 7:15 PM

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

Treasurer’s Report
For period ending February 28th, 2009

Bank, Savings and Investment Accounts
Checking $22,769.99
Insurance Reserve $4,754.25
Replacement/Special Assessment CD $302,622.05
Other Assets
Petty Cash $100.00
Total Assets $331,215.59

Committee Reports
The hardscaping committee has procured samples of various types of bricks for the hardscaping project to submit to the city for approval.

Security
There were no security violations during the last month. A unit resident has been smoking excessively in their unit – we will be sending a notice to THS to help mitigate the situation.

Rules
A resident filed a noise complaint against one of the THS units. A noise fine has been sent.

Old Business
The repairs to the insulation in the garage have been completed. The new insulation is less attractive, but meets current fire codes and will help improve the safety of the building.

The Board is tracking bad light fixtures in the halls and will be engaging an electrician to repair them in the coming months – there are currently 2 fixtures broken. We are delaying the fix in the hopes of conserving money by replacing a group of 4 or more at the same time. We hope to switch over to LED technology within 2-4 years.

The Board has engaged AlMet to have the scratches removed from the elevator door and interior panels. The service will significantly increase the aesthetic appeal our new elevator treatment.

New Business
A higher than expected water bill was received this month. There is a possibility of a water main leak in the alley. After the last large snowfall a sinkhole appeared in the alley which may have been caused by a water main leak, but it is more likely the higher bill was due to announced water rate increases. We have asked the City to investigate in case there is a leak.

A homeowner contacted the Board regarding gurgling from their plumbing. A clogged drain is suspected. The homeowner and the Board will investigate the issue.

The Board discussed several tripping hazards on the sidewalk surrounding our building. The Board is contacting the city and asking that they mitigate the trip hazards.

The lobby door hinge was replaced and properly adjusted during the last month.

Meeting Adjourned: 7:25 PM

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

Meeting was called to order at 6:30pm. December’s minutes were approved as written. There was no meeting in January.

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

Treasurer’s Report
For period ending January 31st, 2009

Bank, Savings and Investment Accounts
Checking $25,955.79
Insurance Reserve $4,753.03
Replacement/Special Assessment CD $297,665.98

Other Assets
Petty Cash $100.00
Total Assets $329,444.15

This month we paid our earthquake insurance premium for the year. We are carrying just under 8.5 million dollars in replacement coverage. We also have increased our coverage for overflow of drains and sewer lines to $200,000 from $25,000. Increased coverage is still within the budget for insurance coverage.

Committee Reports
The hardscaping committee has submitted our proposal to the city and are waiting to hear back from them.

Security
The front entry door repairs took significantly longer than planned due to the parts no longer being made. After switching contractors for better service, we were able to have parts manufactured. The door should be repaired within 48 hours of the meeting.

Rules
One of the THS units was sent a fine for excessive TV volume past hours.

Old Business
The Board has continued efforts to remove the FHA blacklist status for the building. The Replacement Reserves study scheduled to be performed within the next two months will allow our application to have the status reversed.

The Board continues to work with Vertical Dimensions to obtain a quote for buffing the scratched stainless steel elevator panels.

Extra lights for the ceiling in the elevator have been ordered. Once they are in, the bulb will be replaced.

E-Rein construction has repaired the insulation in portions of the alley garage. The Board is inquiring as to the scheduling of the remainder of the work.

The Board has finalized details for the Association amendment and will be mailing it out to all homeowners shortly. Please be on the lookout for it in your mailbox. Once you receive the amendment, please sign the document (whether you approve or disapprove the amendment) and mail it to the address listed on the enclosed stamped envelope.

New Business
Our landscaping contractor, Oriental Landscaping Maintenance, has raised their fees by 3% for the year of 2009.

One of the businesses from the Ambassador I requested a new gate key. They received one once they paid the standard key deposit.

The Board discussed the mossy walls on the first floor southeast corner of the east building and some of the stains in the courtyard. Once the weather improves, the Board will be pressure washing the concrete floor and first floor on the building.

The elevator required service during the month of December. ThyssenKkrupp Elevator came out to resolve the issue.

Meeting Adjourned: 7:25 PM

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

Bank, Savings and Investment Accounts
Checking $32,297.55
Insurance Reserve $4,750.66
Replacement/Special Assessment CD $287,435.08

Other Assets
Petty Cash $100.00
Total Assets $325,552.16

Committee Reports
The hardscaping committee will be meeting with the City of Seattle again next week to further discuss the permitting process and present our current scope of work. We are hoping that an official inspection will be waived, which would allow proposal work with landscapers to proceed.

Security
There were no security issues during the past month.

Rules
A noise violation was recorded and a fine sent during the month of October.

Old Business
The declaration amendment has been drafted and will be sent promptly after the holidays.

The Board contracted with a 3rd party inspection company to eliminate the possibility that one of the units was leaking through to another unit. The Board is currently waiting to receive the contractor’s official report so that the interested parties can be followed up with properly.

The Board has received the bid from Erein Construction for repairs to the ceiling insulation in the alley garage and garbage room. The Board will be spending approximately $2,500 to repair the insulation in the garage and trash room. Ambassador I will be responsible for approximately 1/3rd of the total, reducing our cost to well under $2,000.

New Business
It has been brought to the Board’s attention that a homeless person was found sleeping in the stairwell above the 5th floor. We will be having our security patrols pay special attention to that stairwell. If you see a person sleeping on the premises, please call the police immediately.

The Board has been informed that due to building damage that occurred, and which was repaired many years ago, the building is not approved for FHA financing. We have begun the process to get the Ambassador II Condominiums removed from the Federal Housing Administration “bad building” list.

A tree in front of our building is causing the sidewalk to buckle which may cause a tripping hazard. We are looking into our options to get it fixed and will have Erein inspect the sidewalk when they come out to repair the insulation.

A minor water intrusion happened between two units. The two unit owners are working together to resolve the issue. The Board will ensure that the repairs are completed properly.

One of the THS units has an odor issue. We are contacting THS to get a prompt resolution.

Treasurer’s Report
For period ending October 31st, 2008

Bank, Savings and Investment Accounts
Checking $39,671.99
Insurance Reserve $4,749.45
Replacement/Special Assessment CD $282,299.05

Other Assets
Petty Cash $100.00
Total Assets $327,789.11

Committee Reports
There were no committee reports this month.

Security
There were no security issues during the past month.

Rules
A noise violation was recorded and a fine sent during the month of October.

Old Business
THS has started plumbing upgrades in all of their units. These upgrades will replace all valves that are suspect – the Board encourages all owners to have their plumbing valves checked and replaced as necessary to avoid water damage. There was additional damage done last month by another leak in the x11 stack of units.

The keybox containing the fire keys for the building has been vandalized. A new one was installed, and the City of Seattle will be meeting with our property manager to have keys placed in it.

A minor leak from 503 to 403 occurred and is being handled between the unit owners.

The elevator remodel has been completed and the Board is, so far, pleased with the work. Additionally, we are investigating in getting the flooring cleaned (and possibly replaced long term) and the stainless steel walls buffed to give the elevator a “like new” feel for a very minimal investment.

We have received the proposed declaration amendment regarding liability of damages back from our attorney. The proposed amendment will be mailed out to owners shortly. The Board strongly encourages approving the amendment to help protect our association from bearing the financial brunt of any unit to unit damages.

The push bar on the pedestrian door to Howell St in the alley garage has been replaced with a new mechanism.

New Business
The Board has decided to raise the standard fines for rules violations. This adjustment will take effect on January 1st, 2009. As always the first violation of a rule other than malicious damage will result in a warning, with escalating fines of$50, $75, and $100 for each subsequent offense. Please see the Rules and Regulations document for information as to what constitutes a violation of the Rules.

New no-trespassing signs have been received, and we’re in the process of replacing the old ones. New signs will be installed as weather allows.

Meeting Adjourned: 7:25 PM

Homeowners Forum
A homeowner was present to discuss a number of topics. First, the homeowner has noticed a significant improvement in the cleaning crew since we switched vendors. The homeowner also alerted the Board to a light out on the 5th floor.

Treasurer’s Report
For period ending August 31st, 2008

Bank, Savings and Investment Accounts
Checking $ 52,015.79
Insurance Reserve $4,747.08
Replacement/Special Assessment CD $272,079.98

Other Assets
Petty Cash $100.00
Total Assets $329,910.98

Committee Reports
The bicycle committee has installed the 2nd bike rack. It is already at 80% capacity. The Board is pleased to see the space so well utilized. If interested in a space, please see the contact information posted on the bike rack.

The landscaping committee is continuing to pursue the hardscaping proposal that was voted in during the annual homeowners meeting. The permeability study is the next step and is being researched. Greg will be pursuing several ideas to help improve the looks of the landscaping and hardscaping.

Security
There were no security issues during the past month.

Rules
There were no rules violations during the past month. Please note that the new pet policy has become active and all pets must be leashed and at their owners attention and immediate control at all times while on the property.

Old Business
The amendment to assign liability to homeowners for damages caused by their unit is being pursued by the Board. The proposed amendment text will be sent to our lawyer for a formal review.

The Board is in the process of finalizing the payouts for all damage and restoration work for the first in our series of floods.

The 2nd in our series of floods is still pending resolution. The unit that is responsible for the damage will be paying the deductible, and the Board will be making all other payouts from the insurance money which has been received.

The building suffered a 3rd leak in as many months. This leak was caused by a THS unit and we will be pursuing them for the damages during our upcoming meeting with them.

The elevator remodel is moving into the final stages waiting for permits from the city.

New Business
The Board appointed members to new positions as per the bylaws.

The Board has a meeting set up with the THS executives on the 15th of this month to discuss the numerous issues.

The Association Manager met with DW Close to proceed with the lighting repairs. The faulty fixtures have been repaired.

The exit lock on the south side of the upper parking garage is broken. AAA Locksmith is working to repair the lock. The issue should be resolved shortly.

A notice is being sent to all homeowners listing items within individual units which need immediate attention and regular maintenance.

The roach infestation stemming from a THS unit is being dealt with by exterminators. If individual unit owners see roaches please contact Property Concepts or the Board to notify us immediately. It is important to not leave out any food and using commercial extermination products (e.g. Roach Motels, etc) may also be of assistance. We hope to have this infestation behind us now.

The Summit garage door chain is being repaired.

The Board will be hauling abandoned furniture and general detritus from the garages and trash room in the next few weeks. This will improve the cleanliness and safety of the garages.

Introduction and sign-in

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
Features and services added this fiscal year:

• Bicycle rack
• 3 new external lights
• Elevator remodel
• Hired a part-time handyman
• Carpet cleaner
• Re-roof of the west building

The Treasurer presented the annual budget.
Details surrounding the property taxes were discussed including information on how the property taxes were assessed this year regarding parking spots. This year the association was billed for parking spots individually rather than as a single expensive parking spot which resulted in a 100% tax increase.

A resident asked how homeowners dues are distributed. They are distributed evenly based on the square footage of individual units.

A resident inquired about the security patrols. Security patrols happen on a nightly basis at random times.

A question was raised regarding 21% of the homeowners dues being placed into the reserves fund. Currently, the stucco process costs approximately $300,000 and is a major expense. There is a potential new technology which could help the next stucco coating last significantly longer. This may help us reduce the reserve portion of the budget.

The annual budget was approved as presented by the Treasurer

The Board presented plans to divide the Associations reserve funds to help protect against a chaotic financial market

Old business from previous meeting
The technology proposal discussed last year was placed on hold due to budgetary reasons.

The plant watering situation has improved significantly. We no longer suffer pooling or dry spots.

A homeowner asked a question about our relationship with the Ambassador I condos. We have a friendly relationship with them and work with them on shared resources.

The residents asked for a bicycle rack in the exercise room and one was purchased in the last year. The pilot was very successful, and the Board has purchased a second bicycle rack to allow more unit owners to take advantage of the service.

New business
A Declaration amendment was proposed to allow the assignment of damages caused by negligence to unit owners. This would help prevent the bulk of the Homeowners Association from responsibility for negligence on the behalf of an individual unit owner.

• The general consensus is that the amendment would be an excellent idea. The Board will proceed with the process and start collecting signatures.
• The following unit owners have expressed an interest in helping the cause: Rachel from 506, Sarah from 306, Diane from 302, Pat from 403, Shaun from 205, Dale from 406, Jay from 108, and Sparky from 208.

Dale presented a hardscaping proposal to the Association members. This hardscaping proposal is intended to remove plants from problem areas in the front of the building and replace them with non-living materials. The residents voted positively for the idea. The Association also voted to pay for the hardscaping with a special assessment.

A resident brought up THS as a security, health, and safety issue for the building. Concerns were raised that the units are not being inspected and are a danger to the building. There is also a concern regarding the fact that some keys may not have been recovered – this was a topic discussed in a recent Board meeting and will continue to be tracked.

A recent fire alarm uncovered the fact that the fire keys are not in the fire box. The Board has taken the action to work with the fire department to replace the keys.

The HOA unanimously voted to re-paint the elevator lobby (walls & floor) in the garage white.

Nomination and election of Board members – more than one candidate was nominated. Both Greg from 307 and Chris from 509 were nominated. Both residents are owners and have lived and owned in the building for more than 5 years. Greg was voted as the newest Board member.

Meeting was adjourned at 9:35pm.

Homeowners Forum
No homeowners were present at this months Board meeting.

Treasurer’s Report
For period ending July 31st, 2008

Bank, Savings and Investment Accounts
Checking $39,208.29
Insurance Reserve $4,745.87
Replacement/Special Assessment CD $266,975.73

Other Assets
Petty Cash $100.00
Total Assets $331,997.78

Committee Reports
The Beautification Committee is still working to schedule the elevator remodel. Everything is in progress. We are waiting on the final permits to schedule.

The Bicycle Committee is pleased to announce that a 2nd bicycle rack has been received and will be set up shortly.

Security
Some of the storage units on the upper level of the Summit garage were broken into during the last month or so. We encourage all residents to check on their storage units both now, and on a regular basis.

A car has been vandalized multiple times. There is no information available that would point to a specific culprit.

The THS unit that has been causing so many security concerns for the building has been subject to a forced eviction. The resident was out as of August 6th. We have already noticed a significant reduction in activity surrounding the building.

Rules
There were no rules violations during the month of July.

The Board has adopted a Rules change, This Rule will become effective October 1st, 2008. Please add this amendment to your Rules and Regulation document. A full amended copy can be downloaded from our website www.ambassador2.com after October 1st, or a copy can be sent to you via mail by written request.

Rule 10.2 shall be amended to read:
“Animals are to be kept inside the units and/or leashed at all times when outside the unit. All pets must be in the immediate command and control of the person walking the pet while on Ambassador II property. If a long leash is used all animals must be heeled at the side of the person walking them for the safety of residents and their pets.”

Old Business
The unit owner that had been sent to collections has paid their debt to the Homeowners Association. With the full amount collected from them, they now have a zero balance.

The Board is continuing to work with the unit owners who were effected by the flooding from the THS unit. The THS unit has had additional fines sent for continued noise problems.

Davey Tree Expert has been engaged to trim the Howell St. trees on 8/14.

New Business
Due to security concerns we are asking THS to provide information about the keys on one of their recent residents. The resident has been evicted, however there is some evidence that the tenant may have lost control of their main gate key. If the keys cannot be verified, we will then discuss re-keying the building.

The Board is working to amend the Association Declaration to properly protect the Homeowners Association by malicious or negligent damage caused by unit owners. Details on this amendment will be presented at the annual Homeowners meeting and put forth to the association for vote.

To reduce exposure to a volatile financial market the Board is investigating methods to ensure that both the Association holdings and reserve accounts receive full FDIC protection.

The Board has received a quote for $1,800 to power wash the court yard, front steps, and parts of the concrete walls along Howell St. We are looking for further bids to try and find a better deal.

The main gate suffered some damage and was repaired this month.

Meeting Adjourned: 9:10 PM