2013Maple Woods Homeowners

Annual Meeting

Agenda• Call to order• Proof of quorum• Introduction of Board and Property Manger• Secretary’s Report• Presidents Report• Treasurer’s Report• Committee Reports• Homeowners Forum• Old Business

o Accomplishments

• New Businesso Upcoming Activities / Look aheado Elections of Officers, Three (3) for two (2) year termso Homeowner nominations as of 4/9/2013: Matt Brown, Amy Bunn, Brad Burrington, Tryg

Falkenbergo Nominations from flooro Questions o Voteo New Board Members Volunteer for Officer Positionso Adjourn

Introduction• Board

o John Peter, President & Treasurero Amanda Broadbent, Vice President & ACC co-chairo Kristen Hansen, Secretaryo Brad Burrington, ACC co-chairo Todd Breda, Communications and Member-at-Large

• Property Mangero Jennifer Trecker-Karpowicz, Around the Clock (ATC)

Introduction• Logistics

o Homeowner forum will be limited based on attendanceo At any and ALL times refrain from abusive, profane, uncooperative, and disruptive

behavior. At the discretion of the chairperson a first warning will be issued.o In the event disruptive behavior continues the chairperson will issue a second

verbal warning that the member needs to stop or refrain or they will be trespassed and asked to be removed

o At the discretion of the Board, if the member still refuses to cooperate and continues disruptive behavior the chairperson or another Board member will verbally inform the member that he/she is trespassed from the meeting premises and the member must leave immediate.

o If the member does not leave as ordered, the chair person or Board member will report the trespass to the officer present and ask the officer to remove the offending member.

o No further business of the Board will be conducted until the officer removes the member

o This policy is not intended to prevent or silence dissent. Differences expressed respectfully, courteously and reasonably, for the good faith of purpose of dialogue and healthy debate, are welcome

Secretary’s Report• Minutes• Consent Agenda

President’s Report• Challenging year

o Reconstitute boardo Reestablish processes (ACC, Billing, and Collections)o Completed Cost Sharing due diligenceo Spring is coming and we are looking forward to re-energizing activities

that continue to focus on property values, maintaining common areas, exercising our mandated fiduciary responsibility to remain vigilant and advocate on behalf of the Maple Woods Homeowners

• Thank you to the outgoing board members!o Kristen Hanseno Brad Burringtono Todd Breda

• Thanks to all of the wonderful volunteers!• Thank you to our new property manager, Jennifer!

Treasurer’s Report• Maple Woods Association Financial Position as of

March 2013o Delinquencies 12.62%o Cash o Reserves - $161,345

• Legal Expense Review• Cost Sharing Agreement Review

Legal Expenses• Cost categories

o Cost Share due diligenceo Factual responses to Maple Ridge mailingso Collectionso FB / Homeowner legal assertions and allegationso ACC non-compliance / challenges to CC&R mandated ACC process /

Reestablishing CC&R compliant ACC processo ACC research for homeowner ACC requests / issues

Legal Expenses

ACC Issues / Research

ACC non-compliance

FB / Homeowner Legal Accusations

Collections

Cost Share

1085

2308

10353

20706

23397

Detail Breakdown

Cost Sharing Agreement

• Maple Ridge is reimbursing Maple Woods for section 2.1 or the parks

• Maple Ridge is NOT reimbursing Maple Woods for section 2.1.2 Maple Ridge Drive and Maple Ridge Way SE (including main entrance)

• Maple Ridge disputed Cost Share amounts for 2006 & 2007 cost share invoices and subsequently unilaterally reinterpreted the cost share agreemento De Spain Letter June 2, 2008o Mark Olson email est. 2008

• Let’s review the impact

Cost Sharing Agreement

Cost Sharing Agreement

Cost Sharing Agreement

Cost Sharing Agreement Allocation Analysis

Maple Woods Allocation % for the Maintenance Property 301 575 52.348%Maple Ridge Allocation % for the Maintenance Property 274 575 47.652%

Original Cost Share Agreement

MRH Reinterpreted Agreement

(2007 - today)Big Park (Climbing wall Park) 17% 8.90% 8.10% 8.90% 8.10%Toddler Park 4% 2.09% 1.91% 2.09% 1.91%Bunny Park (Water Tower Park) 9% 4.71% 4.29% 4.71% 4.29%Skate Park 8% 4.19% 3.81% 4.19% 3.81%Large Tract between houses along MRD 9% 4.71% 4.29% 4.71% 4.29%Behind water fountain half way to 1st MW St 2% 1.05% 0.95% 1.05% 0.95%Across from fountain half way to first MW St 2% 1.05% 0.95% 1.05% 0.95%

51% 26.70% 24.30% 26.70% 24.30% Maple Ridge SE to boundary 14% 7.33% 6.67% 14.00% 0.00%Front Entrance to climbing wall less E12 & A1 15% 7.85% 7.15% 15.00% 0.00%Climbing Wall to Water Tower 17% 8.90% 8.10% 17.00% 0.00%

46%Interior non-Parks E2 & E3 3% 3% 0.00% 3%

27.08% 21.92% 49.00% 0.00% Maple Woods Total 100% 53.78% 46.22% 78.70% 24.30%** Not including 0% areas: paved foot path (D1), behind water tower (E5), sensitive tracts (A6 & A7)

Cost Sharing Agreement

• It is mathematically impossible for MRH to pay a larger share than Maple Woodso Under Cost Sharing Agreement

• Maple Woods 53.78%• MRH 46.22%

• The disparity is even larger with MRH reinterpretation of the Cost Sharing Agreemento MRH reinterpretation of Cost Sharing Agreement

• Maple Woods 78.7%• MRH 24.3%

• …from previous page…

Cost Sharing Agreement

MRH Reinterpreted Cost Share "disputed areas"Cost/

Month

(A)

MRH Share MRHReinterpretation

ofCost ShareAgreement

(B)

Months Since MRH

Reinterpretation @AUG 07

(C)

Total MRH Non-

Contribution to Cost ShareA x B X C

Maple Ridge SE to boundary 14% 453.60 0.00% 69 31298.40Front Entrance to climbing wall less E12 & A1 15% 486.00 0.00% 69 33534.00Climbing Wall to Water Tower 17% 550.80 0.00% 69 38005.20

Total MW Contribution resulting from MRH Reinterpretation $102,837.60Total MW Under Cost Share Agreement (Article 2, 2.1.2) $53,833.43

• Maple Woods Homeowners should be paying $53,833 instead of $102,837

• Maple Woods Homeowners are paying $49,004 more due to MRH reinterpretation of the Cost Sharing Agreement

Cost Sharing Agreement

MRH Reinterpreted Cost Share "disputed areas"Cost/Mo.

(A)

MRH Share Under Cost Share

Agreement (B)

Months Since MRH Reinterpretation (begin AUG 07)

(C)

Total MRH Non-Paid Shared

CostsA x B X C

Maple Ridge SE to boundary 14% 453.60 47.65% 69 14914.31Front Entrance to climbing wall less E12 & A1 15% 486.00 47.65% 69 15979.62Climbing Wall to Water Tower 17% 550.80 47.65% 69 18110.24

Sub-Total MRH Non-Paid Shared Costs (MW Burden) $49,004.17

Non-Paid Boulevard (Privacy) Fence Staining Contribution Request To MRH est. $23,000.00

Total MRH Non-Paid Shared Costs (MW Burden) $72,004.17

• Compare $23,397 one time due diligence and communication of facts to $72,004 non-payment of shared costs that are the burden of Maple Woods Homeowners

• Net difference $48,607

Cost Sharing Agreement

• To accurate assess the impact of the “property

swap” option we must compare capital costs• Maple Woods capital costs are based on the

recent reserve study completed in 2012• Key capital items need to be converted to current

year 2013 dollars (pv = fv / (1 + rate)^nper)o Parks and playground equipment (from reserve study in 2027 dollars)o Boulevard Privacy fence (from reserve study in 2022 dollars)o Recommended Boulevard Privacy fence maintenance (reserve study

recommendation every 3-5 yrs in 2013 dollars)

Cost Sharing Agreement

Property Swap Scenario Capital Expense AnalysisReplacement Costs 2022

DollarsJSA MW Reserve Study

Table 3.2, pg. 33

Replacement Cost in 2013 Dollars

Net Present Value De-escalated to 2022 Cost @

3% Inflation/Yr

Boulevard Privacy Fence SE Maple Ridge Drive

Replace common "Boulevard Style" fencing 155,464.00 119,150.21

Maintenance (Staining Recommended 3-5 year @ 1x cost est ($20,000). Assume 3 applications total, one every 5 years) 60,000.00

Total Boulevard Privancy Fence SE Maple Ridge Drive 179,150.21

Cost Sharing Agreement

Property Swap Scenario Capital Expense AnalysisReplacement Costs 2027

DollarsJSA MW Reserve Study

Table 3.2, pg. 33

Replacement Cost in 2013 Dollars

Net Present Value De-escalated 2027 Cost @

3% Inflation/Yr

Climbing Wall ParkClimbing Wall Park - Wood play structure 69,828.00 46,164.53Climbing Wall Park - BOLDR rock wall 57,801.00 38,213.27Climbing Wall Park - Tube slide 54,478.00 36,016.38

Total Climbing Wall Park 182,107.00 120,394.18

Toddler ParkPlayground equipment 32,032.00 21,176.93

Total Toddler Park 32,032.00 21,176.93

Bunny (Water Tower) ParkWood play structure 20,230.00 13,374.41Rabbitt spring bounce 4,674.00 3,090.06Turtle spring bounce 1,168.00 772.19See saw 1,168.00 772.19Wood climbing wall 12,440.00 8,224.31Cross shaped wood climbing wall 12,526.00 8,281.16Cluster climbing wall with steps 16,063.00 10,619.54

Total Bunny (Water Tower) Park 68,269.00 45,133.85

Cost Sharing Agreement

Property Swap Scenario Capital Expense Analysis

Capital Costs Contribution with Property Swap Scenario

Climbing Wall ParkClimbing Wall Park - Wood play structure 46,164.53Climbing Wall Park - BOLDR rock wall 38,213.27Climbing Wall Park - Tube slide 36,016.38

Total Climbing Wall Park 120,394.18

Toddler ParkPlayground equipment 21,176.93

Total Toddler Park 21,176.93Bunny (Water Tower) ParkWood play structure 6,373.18Rabbit spring bounce 1,472.48Turtle spring bounce 367.96See saw 367.96Wood climbing wall 3,919.05Cross shaped wood climbing wall 3,946.14Cluster climbing wall with steps 5,060.42

Total Bunny (Water Tower) Park 21,507.18Boulevard Privacy Fence SE Maple Ridge Drive

Replace common "Boulevard Style" fencing 119,150.21

Maintenance (Staining Recommended 3-5 year @ 1x cost est ($20,000). Assume 3 applications total, one every 5 years) 60,000.00

Total Boulevard Privacy Fence SE Maple Ridge Drive 179,150.21

Total Maple Woods Costs 320,721.32Total Maple Ridge Costs 21,507.18

Cost Sharing Agreement

• The “property swap” solution does not account for the large disparity in capital expenseso Post Property Swap Capital Expenses Maple Woods - $320,721o Post Property Swap Capital Expenses Maple Ridge - $21,507

• In it’s current (without capital expense consideration) is not in Maple Woods Homeowners best interests

• Fiduciary responsibility does not permit the Maple Woods Board to support this solution, in this form

Cost Sharing Agreement

• Statuso Maple Ridge has decline fair and equitable binding arbitration

Committee Reports• ACC

o Established a review process for violations.o ACC Committee reviews the notes forwarded to us by ATC before

issuing violation letterso To date most violation letters were sent the homeowners have

corrected the problem quickly  o There remain homes with larger issues and will be handled according

to our CC&R’s and Rules and Regulationso Its spring time and we are receiving more and more ACC requests for

improvements to homes and yards. We anticipate this to only get busier as summer approaches

Committee Reports• Operations

o Obtaining fencing quotes and options• Quotes for new cedar fencing so far @ $80,000

o Does not include staining (est. @ $20 - $30K)o Will require moving existing sprinkler systemo Will require staining on 3 – 5 yr intervals

• Exploring Vinyl with similar look as an alternativeo Will not require moving existing sprinkler systemo Will not require stainingo Much longer warranty period (25 yrs)

o Continue efforts and submit options to the community

Homeowners Forum• Operations

o Obtaining fencing quotes and options• Quotes for new cedar fencing so far @ $80,000

o Does not include staining (est. @ $20 - $30K)o Will require moving existing sprinkler systemo Will require staining on 3 – 5 yr intervals

• Exploring Vinyl with similar look as an alternativeo Will not require moving existing sprinkler systemo Will not require stainingo Much longer warranty period (25 yrs)

o Continue efforts and submit options to the community

Old Business• Accomplishments

o Traffic Study• Gathering all traffic citations and accident reports for Maple

Ridge Drive and Maple Ridge Way• There is such a volume that the county records folks are

parsing the data out monthly and it will take until August to complete data collection

o Re-established ACC process • Walk through• Homeowner notifications• Established Architectural Control Committee to hold

hearings when requested by homeownerso Strengthened collections activities and processo Sourced new management company, Around The Clock

Old Business• Accomplishments…continued…

o Block Watch• Program initiated with city• Block Watch Signs installed

o Reinforced rock retaining wall at bunny parko Replaced water lines at monument for better water flowo Storm damage tree replacement and seasonal flower plantingso Completing on going ACC AC unit processo Repaired mail boxeso Accident reimbursement and insurance tracked down and

community service is still under way.

New Business• Look ahead

o Obtaining quotes for the Boulevard / Privacy fenceso Move the sprinkler system to minimize future damage to fenceso Complete speed studyo Refresh play chipso Rework late charges for assessmentso Review all governing documentso Re-do web page and establish access and notification process for

Maple Woods Homeowners only

Elections / Nominations

• Elections of Officers, Three (3) for two (2) year termso Homeowner nominations as of 4/9/2013: Matt Brown, Amy Bunn, Brad

Burrington, Tryg Falkenberg

• Nominations from floor• Questions • Vote• New Board Members Volunteer for Officer

Positions

Adjourn• Thank you!

Thank YOU!!!