Date: November 23, 2013
Location: Mukilteo City Hall
The meeting was called to order at 9:00 a.m. A welcome was extended to all Regatta Estates HOA members, especially to those who are new to the community. A special “Thank you” was also expressed to the long-time board members who moved during 2013. Their efforts were greatly appreciated and they will be missed. Current board members were also introduced, and an invitation was given for additional members to join the board.
The common areas and financial responsibilities were reviewed with the discussion centering on the legal description of individual REHOA property. When looking at their property deed, members will see the following: Regatta Estates Blk 000 D-00 Lot (their member number) TGW Und Int Trs 986-990 & 992-997. While the first portion outlines the location of a particular property or lot number, the second half states that, as a property owner in Regatta Estates, members have an undivided interest and responsibility for these common areas. As long as a homeowner has property in Regatta Estates, he has a legal responsibility to help maintain and repair these (common) tracts. The plat maps for Regatta Estates were displayed, along with the plan dedications and descriptions. Members expressed their amazement at the number and size of these common areas.
The discussion continued with financial obligations associated with these common areas, as well as the obligations outline in the CC&Rs. One item mentioned in this document is the replacement of fences that boarder Picnic Point Rd. Article III, section 3.4 of the CC&Rs states that homeowners with lots abutting Picnic Point Road share responsibility with the homeowners association for the maintenance and repair of these fences. There are 35 properties that have such fences. Using current replacement costs, the financial obligation of the association for these fences is estimated to be in excess of $45,000. While some homeowners have already replaced their fences, it is up to the individual homeowner to determine when their elect to replace that portion of the fence. Since 2007, funds have been set aside in the HOA budget to cover the association’s portion. The style and construction requirements are outlined in the documents posted on the association website.
The second obligation discussed was the extensive work centering on the detention pond and the associated structures. The association has received a notice from the Snohomish County Public Works Department directing us to repair or perform maintenance on 30 specific points. It also pointed out three very large underground structures on HOA common areas that we must maintain. A member who has experience with detention ponds has been assisting the board in planning the repairs and documenting our expenses.
A third area of concern involves a bill that passed the Washington State Senate in 2008, requiring that associations review financial obligations and set aside reserves to cover future needs. While this bill is directed at condominium associations, it may also apply to homeowners associations. Members reviewed the current status of the association finances and discussed how we can meet future needs. However, it was pointed out that these HOA maintenance and repair obligations will always exist, and will never be totally completed.
The accomplishments for 2013 were reviewed. Using the free Wi-Fi available at Mukilteo City Hall, the new website was shown. In addition to making association documents (CC&Rs, Bylaws, Architectural Standards, Fencing Policy) available for download, the site has links to government and utility sites, a section for meeting notes and news, and a “Contact us” link for sending e-mails.
The five-year plan was discussed, with emphasis on maintenance and repairs to the common areas and the detention pond. A report on the HOA lawnmower indicated that main support brackets for the mower deck have deteriorated to the point that the lawnmower will need extensive repairs or will need to be replaced. Concerns about the association liability were expressed. Together with the absence of additional volunteers led members to agree that this job will need to be outsourced in the future. The board agreed to contract a landscaper for this service.
During the open discussion, a member pointed out that a tree had recently fallen from the undeveloped Lot #1. This tree narrowly missed a delivery person, and did extensive damage to two vehicles. The homeowner tracked the ownership of the property and supplied paperwork from the county assessor site. It appears that the ownership has been transferred three or form times. However, the new owners appear to be a shell corporation, and all had the same address. While the homeowner’s insurance covered damage, it was suggested that our lawyer be contacted regarding future steps. It was pointed out that, since the homeowner’s association has openly opposed the development of this property (Lot #1), it is questionable whether the current owner will be open to requests that he perform maintenance on the property.
Other items discussed included the use of proxy voting, hiring of a HOA management firm, contacting a CPA to perform an audit of the HOA accounts, contacting Snohomish County regarding the uneven sidewalk in the school bus pickup area, and landscaping of Tract 987.
The date for the next meeting was set for January 11, 2014. This will also be held at the Mukilteo City Hall. The purpose of the meeting will be to set the 2014 budget and the 2014 annual dues.
Meeting adjourned at 10:40 a.m.