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Welcome everyone to this new forum thread! We hope that we can engage you in conversation about the construction effort that will soon start in our complex. Please post here why you would like to join our committee and any experience or knowledge you would like to bring to the table. Thank you!

Constrution committee by AlinSirbuAlinSirbu, 15 Aug 2014 02:02

Dear Property Manager and Condo Board-

I understand there will be a special assessment meeting this next Tuesday. While I am unable to attend, as I live in Longview, I have some concerns which I feel need to be addressed and your responses communicated to me as well as all owners as follows:

  • Owners need the minutes from the Annual Meeting and August/September Board meetings
  • The insurance has been changed, apparently to accommodate a longer construction schedule. Why didn't we change before? How did we determine more information? What is the new insurance requirement?
  • The middle cantilevered balconies are still shored up with temporary supports and have been for months. They were deemed unusable by tenants so this needs to be fixed immediately. Why are they not included in the special assessment?
  • When you mention the "decks" in the assessment, are you referring to repairing the roof decks? Those are the only "decks" that need repaired immediately.
  • The entrance decks were recently resealed so those decks should not need repair.
  • You mention, landscaping in the special assessment. To my knowledge this is not a priority and if you are referring to the back area trees related to the property line issue, that expense should have been covered by all of the legal expenses we've been paying to get that settled. By the way, what was the ending settlement?
  • What is the status on evaluating the performance of the resident managers? Within a month of hiring Marium, she was instructed to do an evaluation for the Board to review potential options for improvements. When will owners learn of those alternatives?
  • The association has been taking in money from move-in's and move-out's for years for use on maintenance, including carpeting and painting of hallways. When in the 2013 - 2014 will painting and carpet replacement be done? Also, the windows (at least in S-207) have never been washed in the seven years we have owned the unit. When will this occur?
  • Marium explained that she has a maintenance calendar/schedule, please provide this to all owners so that we can plan.

Thank you for your attention.


Tom Hutchinson
Part Owner of #S207

Questions for the Parc Board and Property Management by Tom Hutchinson (guest), 09 Oct 2013 22:48

Hello friends and neighbors at Parc on Summit,

I would like to make a simple, inexpensive, yet effective proposal in light of the upcoming assessment from the building envelope study.

Since we are obtaining bids for not only the envelope study recommendations but also other needed improvements, I would like to point out that there is unused common area by the front doors of the buildings that is maintained by the HOA. It is inaccessible for common or private use because it is blocked off by a cement barrier and railings. It also truncates first floor patios by cutting them in half with another cement barrier, approximately 10 feet long.

I propose that we extend the patio space on first floor patios by removing the 10 foot cement barriers.

There are four main advantages listed below, and surely others that I have not thought of. This proposal will:

1. Increase patio space by a minimum of 40 square feet per patio. This would also increase total usable space of affected units. For example unit 103 is only 388 square feet, so the additional patio area would increase the total usable space by more than 10%.
2. Increase sale value for the affected units. Larger patio spaces for small first floor units will increase sale value of those units.
3. Increase sale value indirectly for all other units. The smallest units will increase in value which should translate into higher home values for all units in comparable condition by raising up the base.
4. Derive value from wasted space. This will remove unused drainage area that is maintained by the HOA and eliminate a deadweight loss. It is currently a shared burden that no one enjoys.

Please note that there is also opportunity to create a wrap around patio area for first floor units with no patio currently, which could also be incorporated into this proposal.

Thank you for taking this into consideration. If you have any questions, my phone number is 253-353-6639. I am also submitting a copy to the property management company and posting it for further discussion.

Best regards,

Brianne Riley
Unit N103

Do we have to do anything about canceling our existing autopayments to Leschi Property Mgmt?

You need to contact your bank or payment center and have them switch the information to Phillips. See the information sent out about Auto Payl.

There is nothing you need to do directly with Leschi. Once you switch them on your side, it should be switched.

Do we have to do anything about canceling our existing autopayments to Leschi Property Mgmt?

Homeowner Dues Payments Q&A

Do we have now have to include the provided coupon with our check payment?
Yes. Owners should have received a coupon booklet with your name printed on it. Started for May dues, please include one of the coupons with your check payment.

I use Bill Pay through my bank, do you have an electronic coupon?
No. If you use Bill Pay or auto-paying, you do not need to have any type of coupon. Just make sure to change the address to Phillips Real Estate.

Where do I mail the dues now?
You can mail dues to the Phillips Seattle office (address below) or to the Arizona PO Box listed on the coupon

Phillips Real Estate Services
223 Taylor Avenue North, Suite 200
Seattle, WA 98109

The instructions for setting up auto bill pay are not working, how can I get help?
Please contact Sarah Brown at moc.erspillihp|araS#moc.erspillihp|araS

Homeowner Dues Q&A by parconsummitparconsummit, 13 Apr 2013 00:02

You are correct. For May, Parc owners should either mail their dues (with the coupons that were sent out) to the below address:
Phillips Real Estate Services
223 Taylor Avenue North, Suite 200
Seattle, WA 98109

OR set up auto pay right away, by following the directions that will be sent out shortly to all owners.

Thanks for your question!

-Ellen Hutchinson, Parc Secretary

Laurie Corsi (guest) 06 Apr 2013 18:51
in discussion Owner Forum for Discussion / General Discussion » Address for Phillips Real Estate

Is this the correct address to send HOA dues?

Phillips Real Estate Services
223 Taylor Avenue North, Suite 200
Seattle, WA 98109

by Laurie Corsi (guest), 06 Apr 2013 18:51

I'd like to add Phillips Real Estate to my bank account's payee so that I can automate bill pay for the monthly HOA dues. Could I get the address for the address to send the payments? Thanks!

Address for Phillips Real Estate by Laurie Corsi (guest), 06 Apr 2013 18:49
Ellen Hutchinson (guest) 21 Feb 2013 20:03
in discussion Owner Forum for Discussion / Special Assessment Discussion » What is a Special Assessment?

If a homeowners is part of the loan, can they pay off their debt early and thus pay less interest?

This will depend on the terms of the master loan and the new property manager. More information will be available once the Board has more information.

by Ellen Hutchinson (guest), 21 Feb 2013 20:03

If a homeowner is part of the loan, can they pay off their debt early and thus pay less interest?


What is are the next steps in the project planning and master loan obtainment?

February/March: Although the Board is in the process of hiring a new property management company to begin in early March, during the remainder of February and into early March, the Board will determine if we will continue contracting with Robin Cole of Leschi Property Management to be our project manager for these special large projects. We will also work with our architect, Ralph Allen, to develop project scope options (e.g. only required v.s. do more).

April: If the Board decides on a project scope which does not include significant design changes, then we will pursue a master loan based on the bid proposal and notify owners of the special assessment amount. If the Board wants to pursue a scope that does include significant design changes, then the ownership will need to vote before a loan can be pursued.

May - October: With the project scope determined and master loan secured, we will proceed with the projects with the goal of completing the required elements by the October deadline.


What analysis of our current building structure has the Board already conducted?
Based on the Reserve Study, which is a required biannual inventory analysis, the Board hired the Architect Ralph Allen to conduct a specific Building Envelope Study.

Overall, what are the main findings from those studies?
We absolutely have to repair the stacked middle balconies and replace the roof immediately, but in the near future we need to replace the siding and windows as well.

What exactly is the insurance requiring that we complete by October?
The Fireman's Fund Insurance Company informed us that in order to prevent the loss of our coverage, they require that we repair the stacked middle balconies and replace the roof by October 2013.

What is the minimum project scope and how does that approach affect future projects?
At a minimum we have to repair the stacked middle balconies and replace the roof using the existing design and using similar materials. We would then need to replace the siding and windows in future project chunks. Although this is possible from a construction perspective, separating these projects would involve work redundancies, and it would exponentially increase the cost.

Redundancies could include:
• hiring architects/engineers for each chunk (costs over 5% of building value require oversight)
• mobilizing contractors (e.g. set up/take down of scaffolding)
• permit fees based on chunk
• retaining a project manager per chunk (outside of a property management company role)
• perpetual long-term construction imposing on living conditions

Cost considerations include:
• it costs around $8000 to obtain a master loan so the association cannot obtain multiple loans
• many owners will need to obtain a second mortgage to pay their special assessment and will not be able to obtain multiple mortgages to cover additional chunks

How would a broader project scope be determined?
The Board will review the Building Envelope Study to determine an alternative package, which would include the windows, siding, and potentially other aspects, such as enclosing the roofs and creating additional storage capacity. If the package included repairs using only existing design and similar materials (such as just replacing the windows or siding with the same type) then the Board can chose to pursue this broader project scope without a vote of the ownership and therefore set the Special Assessment based on that scope. If however, the package includes significant design changes or improvements (such as enclosing the roof or adding storage), the ownership would have to vote on that package in order to determine the Special Assessment amount.

If the Board decides to pursue a project scope that includes more than the insurance requires, but still does not include any significant design changes, can the ownership reject the Special Assessment amount?
Yes, the new amendment allows for the ownership to ratify the Special Assessment within 20 - 60 days.

Project Scope by parconsummitparconsummit, 16 Feb 2013 05:15


What is a Special Assessment?
When substantial repairs or improvements need to be done to the condo property, funds may be appropriated by vote to pay for the undertaking. If the project simply repairs the existing design without significant change and uses similar materials (vinyl siding instead of cement board siding, for example), then the Board of Directors can vote and approve the Special Assessment. If significant design changes and improvements are included in the remodel, then it is necessary to have a homeowner vote. The Special Assessment attaches to each unit upon enactment, as a lien, and must be paid off in full if the condo unit sells. If the Special Assessment isn't paid within the terms prescribed (usually 3 years or less), then the condo Board is obliged to foreclose upon the unit, to protect the association finances and other homeowners. A Special Assessment is a formal process and legal requirement before any project takes place. There will be a special assessment regardless of whether homeowners arrange their own financing, or whether the association obtains a Master Loan.

Do you have to do a special assessment in order to obtain a master loan?
Yes, a condo association is required to do a special assessment to offer as collateral for a master loan, just as an individual homeowner would offer their property as collateral.

What would the course of the loan be?
Based on the limited research the Board has conducted, the course of the loan could be 3 - 15 years.

Would homeowners have to be part of the loan?
No. Each homeowner would have the option of paying a lump sum.

What does a master loan mean?
The Association would obtain/manage the loan and then owners would pay their installments to the Association under the terms of the loan.

How will the master loan amount be determined?
The Board will work with the architect to develop project package/bid proposal options with cost estimates (e.g. repair only required or do more than required). Once the owners approve which package to pursue, the Board will approach banks to obtain a master loan for the required amount.

What will the special assessment be for each unit?
Based on the Reserve Study, the average special assessment would be $20,000.00/unit, with smaller units paying less and larger units more.

Hello Parc on Summit Owners and Residents,

This General Discussion thread is meant for you to share your thoughts and questions in a constructive way. Of course, you should always contact your Board representatives directly with ideas or concerns (moc.timmusnocrap|timmusnocrap#moc.timmusnocrap|timmusnocrap), but in this section, you are encouraged to discuss amongst your neighbors so that no only the Board becomes more aware, but in doing so we can all become more engaged in our community.

Thank you for your respectful participation!

News from Francisco Tello:

In an effort to keep you informed, and in our constant attempts to reduce future victimization, we want to let you know that a Level 3 registered sex offender have moved into the East Precinct neighborhood.
James Stephenson, 35 year old Caucasian male, 5’10,” 180 lbs. He has registered as living in the 1700 block of Summit Avenue. Mr. Stephenson is currently under Department of Correction supervision. Detective Stevenson from the Sex Offender Detail is assigned to verify his address.
To learn more about the offender, visit the website and search by his names. If you have further questions, you may contact Michelle McRae at 206-684-5581. Below is safety information for you to share with your neighbors and other block contacts. Thank you for passing this information along.
Level 3 sex offenders pose the highest risk to re-offend. It is normal to feel upset, angry and worried about a registered sex offender living in your community. The Community Notification Act of 1990 requires sex offenders to register in the community where they live. The law also allows local law enforcement to make the public aware about Level 2 and Level 3 offenders. Since this offender has completed his sentence, he is free to live where he wishes. Experts believe sex offenders are less likely to re-offend if they live and work in an environment free of harassment. Any actions taken against the listed sex offender could result in arrest and prosecution as it is against the law to use this information in any way to threaten, intimidate or harass registered sex offenders. The SPD Sex Offender detectives will check on these offenders every three months to verify our information. If you have children, a single most effective means of protecting your child is communication with them. They have to feel comfortable discussing sensitive matters with you. Teach your children that they should not be asked to touch anyone in the bathing suit areas of their body or allow anyone to touch them in those areas. Teach them types of situations to avoid. It is not good enough to tell a child to avoid strangers. Please remember that children are most often molested by someone they or their parents know.

Francisco Tello #4611
Seattle Police Department
West Precinct/Operations
Crime prevention

Michael Park

Application of waterproof membrane is progressing nicely in the rear and around the front entrances.

Michael Park

Re: Main Deck Repair by parconsummitparconsummit, 12 Jul 2012 19:10

Message from Steve Wilson dated 6/20:

Hello folks, application of the deck coating started today. The weather is so good, that they will attempt to get it applied to all bare surfaces today, and will likely be working extended hours. (They had originally anticipated that this task would be a two day process. If they can finalize this phase of application today, rain will not be a factor in the rest of the application process.) Please stay away from the center courtyard, and rear deck!

There will be some odors related to today's work, so folks are urged to keep their windows closed, especially those residents on the rear/east side of the building.

Other good news…..the plumbing and drain work in the garage has been completed. Hopefully there will not be any further need to move cars in the garage.

Offsite owners, please share with your tenants.

Steve Wilson
Leschi Property Management LLC
P.O. Box 22109
Seattle, WA 98122-0109
Telephone (206) 329-5221
Fax (206) 329-5415

Michael Park

Re: Main Deck Repair by parconsummitparconsummit, 21 Jun 2012 18:56

Warning from Steve Wilson:

Danger!!!!!!! Stay off all balconies until further notice! Do not use the exit side doors into the center courtyard, which pass underneath the balconies!

Below is a message from our architect to an engineer. We expected that the beams at the deck level supporting balconies would have some water damage, but it is catastrophic. They have rotted to such a degree that they pose a safety hazard. The architect and engineer will be working up a plan over the next few days to stabilize things. While we expected replacement at the deck level, it was discovered today that rot extends much further up in the stack. Units N-208, N-308, N-408, N-506, S-102, S-202, S-302, S-402, S-502 are directly impacted. All Residents are impacted in the sense that they are banned from walking/exiting underneath the balconies.

And this is the message from the architect:

[T]here are two deck stacks at Parc on Summit – 1616 summit avenue that are in very poor condition and in immediate need of emergency shoring for the full height of 5 floors. We have given the Property Manager (Steve and Robin with Leschi Property Management) the direction to keep people off of these decks. Steve, in addition, until such time as the shoring is in place, these exit doors (immediately below) should also be closed off…requiring access to and from the building from the mid and end exit doors. We will appreciate it if you can get someone out to look this over and give Luke a shoring design right away.

Michael Park

Re: Main Deck Repair by parconsummitparconsummit, 13 Jun 2012 00:39

Work is well under way on the deck and in the garage (for plumbing). Residents have been cooperative in vacating parking spaces to allow worker access.

In email dated 6/11, Steve Wilson reports

The good news is that a major part of the work is scheduled for this week (our concrete pour on the back deck, depending upon weather). The other good piece of news is that most of the plumbing work in the garage will be completed this week. Once the garage work is completed, most of the remaining work will not be affecting residents anywhere near the degree it has so far.

Michael Park

Re: Main Deck Repair by parconsummitparconsummit, 12 Jun 2012 21:41
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