the ken laker · the december 2016 newsletter for the lakemoor community club in olympia, wa ......
TRANSCRIPT
December 2016
IT’S THE MOST WONDERFUL TIME OF THE YEAR! And busy as well… enjoy the many holidays that December brings, and the beautiful scenery of Ken Lake
as you come and go in this cold and delightful month. Remember to drive with extra caution, as many of
your neighbors walk in the dark northwest evenings.
++
Here is a SUMMARY of what you missed at the meeting…
THE KEN LAKER...
UPCOMING EVENTS
Saturday, January 14th @
6:00 pm. Join the Ken
Lake Board and your
neighbors for the fun,
informative and
delicious “LCC Annual
Meeting” held at the
River’s Edge restaurant.
Election results will be
tallied and announced
as well. See the
attached flyer for more
info.
Important Announcements!
GET OUT THE VOTE!
See the attached ballots and get
them returned before the annual
meeting!!
We are going green! With the
exception of the December/Election
issues, the Ken Laker will now be
electronic only. Visit
www.kenlake.org to see your
monthly newsletters. If this format is
not accessible to you, please
contact Michele @ 360-480-7742 or
indicate so on the back of your
ballot.
Community Gardens 2017!
If you’re new to the community, our
12 garden plots are located at the
Tot Lot. Several plots are available
for renting Spring 2017. The fee is
$35.00 Contact Christina Morse if
you have any questions and/or
would like an application:
[email protected] or 360-584-
8620.
Your LCC board is working hard in
dealling with the Comcast Cable
neigotiation situation. Please be
patient and understanding and
continue as usual until you hear
otherwise.
$$$ Read about the financial state of
Ken Lake/LCC in the attached
budget report and summary of results
of the professional Reserve Study at
the back of the newsletter. The entire
study is located on the website.
Assessments are due January 1st.
They have been raised to $36/month.
See attached report for more
information. * Sometimes Vantage
cannot get your paper statement to
you before the 1st, and it is because
of the timing of our meetings and
various budget items. This cannot be
helped. If you wait for your paper
statement rather than pay online, do
not be alarmed. You have a grace
period. Late fees do not apply until
the end of the month.
PAID POSITION AVAILABLE: Common
Area Maintenance Coordinator – see
attached posting!
Do you have talent? A budding
videographer? Ken Lake would love
for you to consider creating a video
that represents how awesome Ken
Lake is! We will be accepting videos
until Feb. 28th via
Please ensure that all featured in the
video give permission. The winner will
be announced in the March
newsletter and be featured on our
website!
The December 2016 Newsletter for the Lakemoor Community Club in Olympia, WA
WWAWashington
December 2016
Here is what happened at the meeting….please try to join us!
The official November minutes were approved (they will post on the website)
Reports
Security Report: Ralph has reported that there are some suspected package thieves visiting our
neighborhood, and he has chased some away. He reminds us to all be aware of our surroundings, and
not let packages sit on our porches. Also, there have been several complaints of a red BMW speeding
throughout the neighborhood, license plate #AYY1596. Be careful, and report incidents to Ralph.
Community Concerns: Resident JP Anderson came to share his neighborhood pride and discuss his
desire to see the neighborhood thrive.
Committee Reports:
Parks: Trees will be removed in entrance island by the first of the year. Upon working on
landscape, it was noted that there is too much mulch on the island and noted not to use any
more (due to poor drainage). The Christopher Park dock is completed (and looks great) and by
publishing of this newsletter, Watersmith should have repaired the damage in the park. Jim is
retiring, and this will be his last report. Thank you so much, Jim!
Architectural: no report
Events/Social: no report
Storm Water: Arlen joined the meeting to discuss the potential for stormwater issues, at the
Gruen Swale. He also talked about the canal being cleaned out, and said that the optimal time
was fall, not spring.
Garden: Christina sent in the garden information for the 2017 season.
Outreach, Garden, Lakes & Digital:
Outreach: no report
Garden: no report
Lakes: no report
Digital: the website is up and running – current newsletters will be posted there also!
Treasurer’s Report: The Cedecore Reserve Study is complete and the summary will be shared with
residents in the newsletter.
Cable Committee: The cable committee met on December 9th, and reported that they were
unsuccessful in getting return phone calls from an attorney they sought a consultation from. The
committee recommends, however, that they pursue legal advice from another attorney before taking
any action with Comcast. **pay your assessments as usual please**
Elections: Elections for 3 vacancies will happen at the end of the month, as there are 4 candidates.
Results will be tallied and announced at the Annual Meeting on January 14th.
Board Motions:
December 2016
The LCC board should allocate $2000 toward potential attorney fees, and whatever is not used
will go to the reserves – motion passed
The LCC board shall suspend Comcast payments as of Quarter 1 of 2017 – motion passed
The LCC board shall use Vantages “Accounting Plus” services – motion passed
The LCC board shall supply all newsletters in the digital format via the website, unless requested
otherwise, starting in 2017 – motion passed
The LCC board shall adopt option A of the 2017 budget (see budget insert) – motion passed
The LCC board shall increase assessments to $36 per month per lot- motion passed
POSITION OPENING The Board of Trustees is requesting applications for the Common Area Maintenance
Coordinator to be filled on or after January 1st, 2017. Applicants will submit a bid for the contract duties. A full list of duties will be made available to applicants.
The Common Area Maintenance Coordinator is responsible for a variety of tasks related to maintaining and improving common area facilities and equipment. In some
cases, they perform maintenance functions themselves, while in others they oversee the work of other contractors, coordinate volunteer cleanup efforts, develop project
specification and budgets for board approved projects, identify vendors, collect bids, manage the boat permit process and make recommendations to the Board of Trustees regarding common area maintenance and improvements. The Common Area
Maintenance Coordinator also serves as a permanent member of the Long Range Planning Committee.
Please contact the board at [email protected] to apply.
Your LCC Board and Important Contact Information:
LCC Board of Directors: Todd Newlean, President
Libby Nieland, Vice President
Wendy Harris, Secretary
Leslie Smith, Treasurer
Rick Stence
Diane Joy
Shaun Coombs
email: [email protected]
……………………………………………….
December 2016
Vantage Community Management (for all billing questions) vantagecommunities.net
360-455-4464 or [email protected]
Lakemoor Community Club
P.O. Box 2285 Olympia, WA 98507-2285
www.kenlake.org – check out the updates!
[email protected], 480-7742
Ralph Oliver, Ken Lake Security
[email protected], 360-791-0129
Ken Lake Classifieds
Katie Cook – Odd jobs, housecleaning, dog walking, yard work, babysitting, after school
care. Mom of 3 – loads of experience! 248-912-8483
Ellie Potts – (16 y/o) car washing, lawn mowing, pet sitting, baby-sitting $8-$10/hr
[email protected] or 360-480-3982
Ella Bayer- pet sitting, plant watering while you travel 205-617-2785 or
Gracen Bayer- (14 y/o) child care of all ages ($10/hr), plant watering while you travel
205-617-2785 or [email protected]
Nathan Harris - responsible pet sitter and “Mother’s Helper”
360-786-8988 or [email protected]
Benny Kee –computer upkeep and repairs 360-918-6283
John Rivers- pre vet tech student, pet sitting, walking, house-sitting 360-539-9273
Mark Lapham – any type of yard work 360-451-5344
** have something to advertise? Email the corporate secretary at [email protected]**
December 2016
LCC ANNUAL MEETING
Saturday, January 14
6 P.M. Social Time 6:30 P.M. Buffet Dinner (vegetarian options available)
7:30 P.M. Business Meeting and Budget Ratification
River’s Edge Restaurant 4611 Tumwater Valley Rd SE in Tumwater
(Covered Drop Off Area Available)
Cost: $20 per person (Children’s meals available for purchase on site for $4-$5)
All are welcome to attend the business meeting portion of the evening
free of charge!
Questions? Please contact:
Leslie Smith at [email protected] or (360) 402-8894
Wendy Harris at [email protected] or (360) 786-8988
--------------------------------------------------------------------------------------------------- To make reservations, please mail this portion with a check by Wednesday, January 11th to:
Lakemoor Community Club Attn: Annual Meeting – PO Box 2285- Olympia, WA 98507
Name: ___________________________________________________________________________________________ Address: _________________________________________________________________________________________ Phone: __________________________________________________________________________________________ # of Buffet Dinners ______________ x $20 = ______________________________ Total # of Attendees __________
Please make checks payable to Lakemoor Community Club.
December 2016
Ken Lake/LCC Board of Directors Election 2017
Candidate Profiles
There are 3 spots available for 2017 – read about your awesome neighbors and
please vote!
Meet the candidates here…and around our neighborhood JP Anderson Two years ago my wife Alison and I decided to move our family to Ken Lake. This community has been incredibly welcoming and has provided our sons, Cormac and Archer, everything a kid could want in a neighborhood. I'm asking to join our board in order to build consensus and find solutions to the problems we face. I recently left a career as an administrator in the mental health field to work for Superior Court in Lewis County where I manage therapeutic courts. I believe my skills in communication and program development will serve us well. I'd
like to help our community move forward with all residents being heard and the future of Ken Lake being well planned for. Josh Camden My family and I have lived in Ken Lake for 2-and-a-half years. We chose this community for the great amenities and the family-friendly environment it provides. We love the neighborhood and all it has to offer, and have enjoyed getting to know our neighbors and participating in Ken Lake’s annual events. I teach high school social studies and I encourage my students to engage and give back to their community. I feel it is time to practice what I preach. I want to contribute to the progress of our neighborhood and help ensure it continues to be a premier place to live in Olympia. The lake and parks are a vital part of our community and I want to make sure they are here for future generations to enjoy. Terra Hegge Hello, My name is Terra Hegge. We moved to Ken lake in 2003 and we live at 2099 Lakemoor Dr SW. I would like to volunteer to serve on the LCC Board. I work as a bookkeeper for two non-profit companies in Olympia: The Thurston County Food Bank and Care Net Pregnancy Center. Before going back to work ten years ago, I worked at home for seventeen years raising our four children who are all grown now. When my children were at Capital High School I was active in the Parent Organization. I am currently a volunteer at the Care Net Pregnancy Center, the Sons of Norway and at my church. I have participated in some of the work days at the parks here in Ken Lake. The reason I want to serve on the LCC Board is simply because there is a need and I am now at a point in life where I think I can do that. Sincerely, Terra Hegge
Frederick "Rick" Stence As a 27 year resident of the Ken Lake community, I have seen our great neighborhood mature. And I've witnessed the efforts of many to keep Lakemoor one of Olympia's most valued developments. To that end, I am submitting my name for reelection to the LCC board. A retired 40 year banker, I have served many years on the boards of Northwest Housing Development, several as president and HomesFirst!, which are nonprofits. It is this experience that provides the foundation for my desire to continue serving. There are challenges, chief among them being Comcast, but after two years on the board my goals remain unchanged; to help preserve our unique community while keeping assessments affordable.
December 2016
This is the official ballot for the Ken Lake 2017
LCC Board of Directors Election.
There are three board vacancies. Please read over the candidate profiles in the newsletter,
and make your selections on this page.
To submit your ballot, please do the following:
Fold this page in half and seal with tape or a staple (to secure your vote)
Complete the information on the other side of this page for your vote to count
Then either submit via mail to:
Lakemoor Community Club
Attention: Election
P.O. Box 2 285 Olympia WA 98507
OR
drop off in the ballot box on the porch of 2159 Lakemoor Dr. SW after
January 1st.
All ballots must be received by January 14th to be counted at the LCC Annual
Meeting
Please select 3 candidates.
JP Anderson __________________
Josh Camden __________________
Terra Hegge __________________
Rick Stence __________________
December 2016
Ken Lake Owner Name: _________________________
Property Address: ______________________________
Lot number: ___________________________________
Signature: _______________________________________
One vote per lot, owners only
Newsletter option: Paper copies will be available at the secretary’s home. If you
are unable to leave your home to obtain one, or cannot access the website, you may
indicate that here. _____________________________________________ Please only request a delivered paper copy of the newsletter if you are unable to access the newsletter from the
website. Electronic deliver save funds for community improvements and is environmentally sensitive.
-------------------------------------------------------------------------------------------
Ballots due Jan. 14th!
December 2016
Lakemoor Community Club
2017 BUDGET REPORT
2017 Assessments on ALL Lots will be $108 per quarter starting January 1, 2017. ***
2017 Special Docks Assessments are $30 per quarter (if applicable).
2017 Cable Fees are currently $180 per quarter but are subject to change (if applicable).
Account Balances 30 Nov 2016:
● Checking: $88,896.97
● Petty Cash: $10,136.32
● Certificates: $6,919.29
● Money Market Account: $2,982.64
● RRSRVS – Dock: $0.49
***Assessment Increase Explanation
The board understands that an increase of $10.00 per month for HOA dues is significant, so it is felt
that an explanation is in order. The board further understands that increasing dues may stress
members’ budgets, but the increase is required to support the financial health and character of the
community. Ideally the dues should have been incrementally increased to lessen the burden of a
sudden significant increase, but that did not happen.
This increase is indicated for a variety of reasons:
● The primary responsibilities of the board include maintenance and
improvement of common areas and facilities in order to protect the character of the
neighborhood, ensure safety and maintain property values. The current dues level is
inadequate to meet these obligations going forward.
● A professional reserve study has been completed as required by state
law. The reserve study provides a savings plan for maintenance/replacement of common
assets over a 30 year time span. The reserve savings only provides for
maintenance/replacement of current common assets. A well-funded reserve savings
plan minimizes the risk of special assessments, which should be avoided in all but
unexpected circumstances.
● Unfortunately, negotiations with Comcast have not been progressing in a
satisfactory manner, so it is very possible that the HOA will need to obtain legal services
in order to facilitate negotiations. The board recognizes that maintaining the contract is
not sustainable, so it is felt important to have adequate funds available to successfully
navigate an exit from the Comcast contract.
● HOA dues have not been adjusted in over six years and general costs
have steadily increased.
● Regretfully, volunteerism for park cleanups and other activities have been
at an all-time low. If volunteerism does not improve it is likely that dues will need to be
increased again to pay for common area maintenance.
December 2016
● Lastly, the Board recognizes the importance for saving for community
improvements. For example, the board feels that improving lake access for neighbors
with physical limitations should be a priority. Of course there are many enhancements
we could consider for our community, so please feel free to share your ideas. Vibrant
communities are ones that not only maintain, but also improve.
OPERATIONAL BUDGET
2016 BUDGET
2017 BUDGET
Budget Variance
INCOME
4010 Assessments 87,500.00 124,416.00 36,916.00
4041 Boat Tags 750.00 750.00 0.00
4042 Yard sale/Playground Fund 700.00 700.00 0.00
4043 Garden Plot payments 420.00 420.00 0.00
4044 ID Bracelets 0.00 250.00 250.00
4099 Delinquency fees 0.00 1,500.00 1,500.00
4150 Interest 200.00 100.00 (100.00)
4015 Dock Special Assessments 25,200.00 24,960.00 (240.00)
Transfer from Reserve Savings 0.00 7,810.00 7,810.00
TOTAL INCOME 114,770.00 160,906.00 46,136.00
EXPENSES
CORPORATE COSTS
5090 Office Supplies 250.00 250.00 0.00
5095 Postage 900.00 500.00 (400.00)
5096 PO Box 0.00 86.00 86.00
5128 Delivery Service 720.00 240.00 (480.00)
5160 Printing 1,500.00 1,000.00 (500.00)
5190 Gas/Parking 0.00 500.00 500.00
5240 Security 14,000.00 14,000.00 0.00
5250 Digital scanning 730.00 60.00 (670.00)
5680 Lien Expense 0.00 300.00 300.00
6205 Tax Prep 400.00 400.00 0.00
6206 Accounting Fees 10,505.00 9,300.00 (1,205.00)
6208 Corporate Secretary 1,800.00 3,600.00 1,800.00
6230 Legal Fees 3,000.00 10,000.00 7,000.00
6231 Audit Fees 3,000.00 3,000.00 0.00
6232 Reserve Study Fees 1,000.00 1,000.00 0.00
6240 Website Hosting 0.00 200.00 200.00
6250 Insurance Corporate 4,000.00 4,000.00 0.00
6270 Real Estate Taxes 400.00 400.00 0.00
6265 Income Taxes 0.00 1,500.00 1,500.00
5681 Delinquency Expense 0.00 750.00 750.00
TOTAL Corporate Costs 42,205.00 51,086.00 8,881.00
COMMUNITY ACTIVITIES
December 2016
5101 Easter Egg Hunt 400.00 450.00 50.00
5102 July 4th Parade and Picnic 1,800.00 1,800.00 0.00
5050 Annual Meeting 1,200.00 1,000.00 (200.00)
5103 Fall Festival 150.00 400.00 250.00
5100 Paper Supplies 0.00 300.00 300.00
5104 Disaster Preparedness 100.00 100.00 0.00
5951 Fishing Derby 275.00 275.00 0.00
5563 ID Bracelets 0.00 200.00 200.00
Total Community Activities 3,925.00 4,525.00 600.00
MAINTENANCE
5200 Maintenance Coordination 3,600.00 6,000.00 2,400.00
5310 Misc. Maintenance 1,100.00 1,100.00 0.00
5205 Equipment Maintenance 1,000.00 1,000.00 0.00
5560 Vegetation Mgmt. 2,000.00 2,000.00 0.00
5561 Lawn Care 3,500.00 3,500.00 0.00
5562 Park Cleanup 600.00 600.00 0.00
5566 Landscape Service 2,000.00 2,000.00 0.00
5600 Irrigation Maint. 1,800.00 1,800.00 0.00
5650 Routine Maint. 3,000.00 3,000.00 0.00
5930 Weed Control (Lake) 5,000.00 5,000.00 0.00
5931 Lake Study Monitoring 250.00 2,000.00 1,750.00
5950 Trout Stocking 1,800.00 1,800.00 0.00
6090 Sanitation 2,660.00 2,660.00 0.00
Total Asset Maintenance 28,310.00 32,460.00 4,150.00
UTILITIES
6000 Telephone 400.00 400.00 0.00
6030 Electricity 400.00 400.00 0.00
6060 Water 2,200.00 6,000.00 3,800.00
6075 Stormwater 700.00 900.00 200.00
6080 Trash removal 600.00 600.00 0.00
Total Utilities 4,300.00 8,300.00 4,000.00
INFRASTRUCTURE IMPROVEMENTS
6100 General Infrastructure Improvements 9,000.00 6,445.00 (2,555.00)
Total Infrastructure 9,000.00 6,445.00 (2,555.00)
RESERVE EXPENSES
6201 Shed Door Replacement 0.00 4,750.00 4,750.00
6202 Replace Irrigation System - Tot Lot Park 0.00 3,060.00 3,060.00
Total Reserve 0.00 7,810.00 7,810.00
Transfer to Reserve Savings 25,200.00 25,320.00 120.00
Transfer to Operational Savings 1,000.00 24,960.00 23,960.00
December 2016
TOTAL EXPENSES 113,940.00 160,906.00 46,966.00
NET INCOME 830.00 0.00
2017 CABLE TV BUDGET
2016
BUDGET 2017
BUDGET Budget
Variance
INCOME
Cable TV 154,110.00 167,400.00 13,290.00
TOTAL INCOME 154,110.00 167,400.00 13,290.00
EXPENSES
Cable TV 154,110.00 161,805.00 7,695.00
TOTAL EXPENSES 154,110.00 161,805.00 7,695.00
NET INCOME 0.00 5,595.00
As part of the summary of the budget provided to all owners, the board of directors shall disclose to the
owners:
a) The current amount of regular assessments budgeted for contribution to the reserve account, the
recommended contribution rate from the reserve study, and the funding plan upon which the
recommended contribution rate is based:
The reserve study funding plan is based on a study completed under contract with CEDCORE.
The board has selected the full funding plan, which calls for increasing assessment by $84.00
per year per member starting in 2017. A complete copy of the reserve study is available via the
Ken Lake website. The executive summary of the reserve study is provided along the proposed
2017 budget summary with this distribution.
(b) If additional regular or special assessments are scheduled to be imposed, the date the assessments
are due, the amount of the assessments per each owner per month or year, and the purpose of the
assessments:).
Regular assessment are due on a quarterly basis (January 1, April 1, July 1, and October 1). No
special assessments are planned.
December 2016
(c) Based upon the most recent reserve study and other information, whether currently projected
reserve account balances will be sufficient at the end of each year to meet the association's obligation
for major maintenance, repair, or replacement of reserve components during the next thirty years:
Starting in 2017 the reserves study savings plan will commence. It is presently anticipated that
the reserve funding plan will provide for adequate funds to meet the obligations for major
maintenance, repair or replacement of reserve study components during the next thirty years.
The board selected a three year engagement with CEDCORE to provide for yearly updates.
Future boards should re-evaluate the reserve study saving plan with the assistance of a
professional reserve study firm to determine if adequate funds are being collected to maintain
common area components based on thorough analysis of actual reserve study savings,
evaluation of deterioration rates of common area components and inclusion of new common
area components.
(d) If reserve account balances are not projected to be sufficient, what additional assessments may be
necessary to ensure that sufficient reserve account funds will be available each year during the next
thirty years, the approximate dates assessments may be due, and the amount of the assessments per
owner per month or year:
Not applicable. The board selected the fully funded reserve study saving plan, which is
designed to reduce the probability of needing to raise funds via special assessments. Special
assessment are to be avoided because funding common area maintenance via special
assessments shifts the burden of past deterioration of common area component onto current
members who may not have had use of the common area components.
(e) The estimated amount recommended in the reserve account at the end of the current fiscal year
based on the most recent reserve study, the projected reserve account cash balance at the end of the
current fiscal year, and the percent funded at the date of the latest reserve study:
There are currently no funds in a designated reserve study account. The 2017 funding plan
projects an account cash balance of $25,320 at end of the fiscal year. As a result of past due
accounts, it is likely that actual reserve savings account balances will be less than projected. In
following years the reserve study contribution will need to be adjusted due to factor such as
past due accounts, more rapid deterioration of components and other unforeseen
circumstances.
(f) The estimated amount recommended in the reserve account based upon the most recent reserve
study at the end of each of the next five budget years, the projected reserve account cash balance in
each of those years, and the projected percent funded for each of those years
Year Savings Per Year Reserve Balance EOY
Percent Funded
2017 $25,320 $17,715 13.75%
2018 $26,080 $12,695 8.09%
December 2016
2019 $26,862 $13,304 8.78%
2020 $27,668 $27,135 18.71%
2021 $28,498 $49,393 31.81%
(g) If the funding plan approved by the association is implemented, the projected reserve account cash
balance in each of the next five budget years and the percent funded for each of those years:
See table in section
Summary of the Reserve Study done for the LCC