Meeting Minutes*
BVERMA Board of Directors
and
General Membership
BVERMA Board of Directors
and
General Membership
*Issues regarding confidential information have been redacted to maintain compliance with Article III - Section D, and Article VII - Section F of the association's Bylaws
Board of Directors Meeting Minutes
Tuesday, April 22, 2025
Meeting called to order at 6:00pm at the residence of Sec. Mary Hrudkaj. Present were:
Pres. Nathan Oakes, VP Mike Meadway, Director David Pagel and present via phone was Director Jan DeStephano.
Minutes: Minutes for the February 11 and March 15 board meetings were emailed to the board on Tuesday April 15, 2025, for their review prior to the meeting. Mary moved and Mike Meadway 2nd that both minutes be approved as read. All approved.
Financial Report: Our Chase checking account currently has $58,539.77 dollars in it and our saving account has $217,297.84 in it for a total of $275,837.61 in the bank. Nathan suggested we keep less money (around $10,000 which is enough to cover daily and monthly costs) in the checking account in case of any unauthorized access to the account. Mary said she would transfer $45,000 to our Chase savings account. Transfer was made at 8:05am Wednesday, April 23, 2024.
Old Business:
Canyon Road Project update: Nate brought an enlarged drawing of Canyon Road showing where the culverts are as well as the three that are to be repaired this summer. He has been in contact with several contractors and is awaiting bids. David suggested we contact contractors from the Tacoma area as they often have lower rates due to the volume of work they do. Mike M. said he would contact a Scarcelli Paving and others in the Shelton area also to see about bids. Nathan emailed the engineering plans to all board members so David & Mike would have them to share with potential contractors. Plans for signage and closure notifications will be as stated in a prior Board meeting minutes.
Chase access: Mary got information to Nate O. re our Chase account so he can access it online. Mary suggested to Nate that he arrange the meeting with Chase as his schedule is busier and he can pick a time/date that works for him.
Potholes on DNR section of Hurd Rd: MH & N.O. On Friday 4/18 Mary rec’d call from Tanya Allaway about the continuing pothole problem on Hurd Rd across State land. She told Tanya any work would be dependent upon cost of Canyon Rd project and if there was any $$ leftover for other road work. B. Wilson requested water channels be rebuilt on Karin Ridge as the road has not had attention in a few years and the water channels keep the road from washing away. The Karin Dr work was overlooked at this meeting but will be brought up at the May meeting.
David suggested we work with Dan Kewish, Shawn Hill (who has expressed interest in working on this problem) as well as Mitch Mydske as all have equipment that can grade deep enough to remove potholes, grade the road surface so it has a crown that allows water runoff, and then a layer of larger 4”- stone and a layer of smaller gravel be laid down. The two-tier gravel will allow better adhesion between the surface and layers keeping the gravel in place much longer.
David said he would call the DNR about their not maintaining the road as well as getting
access through all of Hurd Road north to Belfair-Tahuya Road. It was suggested that this work be done section by section over a couple years to spread out the costs involved, especially if done by members. Nate will contact the above members about this proposed work.
Signage: Previously Nate and Mike had toured the roads and found signs were needed for Sattleberg, it has been stolen, and a need for more speed limit signs. Mary said in the past we have purchased signs via the internet from Hall Signs of Ohio. These are standard signs that meet the MUTCD federal signage designs and had the best prices at that time. Extra speed limit signs will be purchased and kept in storage for use as needed. David will take care of this as well as local pricing for treated 4x4 wood posts.
Set-up new email and cloud-based workspace: Nate said we are using the XERO online bookkeeping system which allows for data storage in the ‘Cloud’ so will be available to future board members and or treasurer. Nate has worked with Mary H to bring new accounting program online with digital payments through Square Inc or Stripe (new this year). Mary spent over 23 hours creating the 143 member accounts and creating invoices. Invoices were emailed April 1-2 to those we have email addresses for and mailed April 4 for those we don’t. Email addresses and phone numbers are being gleaned from incoming payments on Square Inc. Mary will keep Quick Books active for the present.
Member email addresses requested. The new accounting program will allow for mass emails to be sent to members. All members that have not already provided their email addresses (to be kept confidential and not sold or released to anyone without the owner’s permission) are encouraged to provide their address to us as soon as possible. Contact can be made through www.bverma.org through the ‘contact us’ page. Nate is working the Mike to create this new communication system. We are aware not everyone has access to a computer nor has an email address. Notifications will be done by mail as needed.
Zoom meetings: Nate suggested using Zoom meetings via the internet. This would allow board members to teleconference as needed. The only drawback is our board meetings must be open to all members so this system may not be workable. Nathan moved and David 2nd that this system be approved and developed.
New Business:
.
Glen Leighton work/costs invoices re: Glen did road edge gravel placement between 3/11/2024 and 4/30/2024 as well as an asphalt patch. Invoices for materials and notes on dates and hours worked were given to Mary at the annual meeting. The work costs varied and were, on one date, far in excess of what BVERMA pays for labor ($17.50 per hour). Emails from former presidents Curtis & Gritton re: contact with GL re: work done and expectation of labor costs were received, neither of which agreed to payment for the work nor any hourly amount.
Mary suggested payment for only the materials purchased ($118.88 for gravel and asphalt patch). The calculated labor costs using the hourly amount on the work records was $332.00. Labor costs using BVERMA’s hourly rate of $17.50 was $210.00. David reviewed the costs sheet Mary had put together from Leighton’s records. After discussion Mary moved and David 2nd that we pay Leighton both for the materials ($118.88) and hours worked using BVERMA’s rate ($210.00) for a total of $328.88. At the annual meeting, Leighton had requested his dues be paid out of the amount the board decided to pay him. Of that amount, $300.00 will be credited to his dues and a check for the balance of $28.88 will be sent him.
All members need to remember any work done by them for BVERMA must be authorized in advance. A contract stating the job, hours anticipated, daily contact the Board when work begins and ends, and hourly rate must be agreed upon prior any work being authorized and performed. Members that want to donate their time may do so but should notify the Board in advance, so we are aware of, and approve of said work if any of that work is outside the borders of that member’s property. When working along the road outside your own property members and volunteers must wear some sort of reflective or high visibility clothing. Work done for BVERMA is as private contractor and BVERMA is not responsible for any injury to the worker nor any damage to anyone else’s property, real or otherwise.
Boundary Line Adjustments (BLA): David asked if we have had any reduction in income due to members doing boundary line adjustment over the years. Where he was a board member of a HOA in Idaho, BLAs were allowed but members still had to pay dues for all prior parcels. Mary informed the Board that over the years we’ve lost around 10 parcels, but income has offset that, and the recent dues increase compensates for the loss of parcels. Our By-Laws would have to be changed as presently dues are assessed per parcel number owned by a member.
Changes of Ownership:
Larson: The daughter of Doug Larson (Div. 3 land) notified us her father had passed away in January 2024 (verified) and she now owned the property after probate was settled. Accounts have been adjusted accordingly. Ocana: Sold both parcels to Nikolas Walby-Anderson and Sydney Steinbring-Moray. The title company did not collect or pay us for 2nd parcel. Invoice for same sent with new member packet. Fiore: Sold their lot to Joey & Theresa Wright. Secure Land Holdings sold their lot to William & Andrea Norman. Iddings (It’s Your Home LLC) sold 481 NE Hurd Rd to Jason Karns.
Evans & Colley did a boundary line adjustment (documents received) reducing their three lots to 1 lot.
New member packets were sent to all new members.
Sales are pending for Hueter and Mestas properties.
There being no further matters for discussion the meeting was adjourned at 7:53pm.
The next meeting will be Thursday May 29, at 6:00pm at the residence Mary Hrudkaj
1361 NE Bear Ridge Road, Belfair.
Tuesday, April 22, 2025
Meeting called to order at 6:00pm at the residence of Sec. Mary Hrudkaj. Present were:
Pres. Nathan Oakes, VP Mike Meadway, Director David Pagel and present via phone was Director Jan DeStephano.
Minutes: Minutes for the February 11 and March 15 board meetings were emailed to the board on Tuesday April 15, 2025, for their review prior to the meeting. Mary moved and Mike Meadway 2nd that both minutes be approved as read. All approved.
Financial Report: Our Chase checking account currently has $58,539.77 dollars in it and our saving account has $217,297.84 in it for a total of $275,837.61 in the bank. Nathan suggested we keep less money (around $10,000 which is enough to cover daily and monthly costs) in the checking account in case of any unauthorized access to the account. Mary said she would transfer $45,000 to our Chase savings account. Transfer was made at 8:05am Wednesday, April 23, 2024.
Old Business:
Canyon Road Project update: Nate brought an enlarged drawing of Canyon Road showing where the culverts are as well as the three that are to be repaired this summer. He has been in contact with several contractors and is awaiting bids. David suggested we contact contractors from the Tacoma area as they often have lower rates due to the volume of work they do. Mike M. said he would contact a Scarcelli Paving and others in the Shelton area also to see about bids. Nathan emailed the engineering plans to all board members so David & Mike would have them to share with potential contractors. Plans for signage and closure notifications will be as stated in a prior Board meeting minutes.
Chase access: Mary got information to Nate O. re our Chase account so he can access it online. Mary suggested to Nate that he arrange the meeting with Chase as his schedule is busier and he can pick a time/date that works for him.
Potholes on DNR section of Hurd Rd: MH & N.O. On Friday 4/18 Mary rec’d call from Tanya Allaway about the continuing pothole problem on Hurd Rd across State land. She told Tanya any work would be dependent upon cost of Canyon Rd project and if there was any $$ leftover for other road work. B. Wilson requested water channels be rebuilt on Karin Ridge as the road has not had attention in a few years and the water channels keep the road from washing away. The Karin Dr work was overlooked at this meeting but will be brought up at the May meeting.
David suggested we work with Dan Kewish, Shawn Hill (who has expressed interest in working on this problem) as well as Mitch Mydske as all have equipment that can grade deep enough to remove potholes, grade the road surface so it has a crown that allows water runoff, and then a layer of larger 4”- stone and a layer of smaller gravel be laid down. The two-tier gravel will allow better adhesion between the surface and layers keeping the gravel in place much longer.
David said he would call the DNR about their not maintaining the road as well as getting
access through all of Hurd Road north to Belfair-Tahuya Road. It was suggested that this work be done section by section over a couple years to spread out the costs involved, especially if done by members. Nate will contact the above members about this proposed work.
Signage: Previously Nate and Mike had toured the roads and found signs were needed for Sattleberg, it has been stolen, and a need for more speed limit signs. Mary said in the past we have purchased signs via the internet from Hall Signs of Ohio. These are standard signs that meet the MUTCD federal signage designs and had the best prices at that time. Extra speed limit signs will be purchased and kept in storage for use as needed. David will take care of this as well as local pricing for treated 4x4 wood posts.
Set-up new email and cloud-based workspace: Nate said we are using the XERO online bookkeeping system which allows for data storage in the ‘Cloud’ so will be available to future board members and or treasurer. Nate has worked with Mary H to bring new accounting program online with digital payments through Square Inc or Stripe (new this year). Mary spent over 23 hours creating the 143 member accounts and creating invoices. Invoices were emailed April 1-2 to those we have email addresses for and mailed April 4 for those we don’t. Email addresses and phone numbers are being gleaned from incoming payments on Square Inc. Mary will keep Quick Books active for the present.
Member email addresses requested. The new accounting program will allow for mass emails to be sent to members. All members that have not already provided their email addresses (to be kept confidential and not sold or released to anyone without the owner’s permission) are encouraged to provide their address to us as soon as possible. Contact can be made through www.bverma.org through the ‘contact us’ page. Nate is working the Mike to create this new communication system. We are aware not everyone has access to a computer nor has an email address. Notifications will be done by mail as needed.
Zoom meetings: Nate suggested using Zoom meetings via the internet. This would allow board members to teleconference as needed. The only drawback is our board meetings must be open to all members so this system may not be workable. Nathan moved and David 2nd that this system be approved and developed.
New Business:
.
Glen Leighton work/costs invoices re: Glen did road edge gravel placement between 3/11/2024 and 4/30/2024 as well as an asphalt patch. Invoices for materials and notes on dates and hours worked were given to Mary at the annual meeting. The work costs varied and were, on one date, far in excess of what BVERMA pays for labor ($17.50 per hour). Emails from former presidents Curtis & Gritton re: contact with GL re: work done and expectation of labor costs were received, neither of which agreed to payment for the work nor any hourly amount.
Mary suggested payment for only the materials purchased ($118.88 for gravel and asphalt patch). The calculated labor costs using the hourly amount on the work records was $332.00. Labor costs using BVERMA’s hourly rate of $17.50 was $210.00. David reviewed the costs sheet Mary had put together from Leighton’s records. After discussion Mary moved and David 2nd that we pay Leighton both for the materials ($118.88) and hours worked using BVERMA’s rate ($210.00) for a total of $328.88. At the annual meeting, Leighton had requested his dues be paid out of the amount the board decided to pay him. Of that amount, $300.00 will be credited to his dues and a check for the balance of $28.88 will be sent him.
All members need to remember any work done by them for BVERMA must be authorized in advance. A contract stating the job, hours anticipated, daily contact the Board when work begins and ends, and hourly rate must be agreed upon prior any work being authorized and performed. Members that want to donate their time may do so but should notify the Board in advance, so we are aware of, and approve of said work if any of that work is outside the borders of that member’s property. When working along the road outside your own property members and volunteers must wear some sort of reflective or high visibility clothing. Work done for BVERMA is as private contractor and BVERMA is not responsible for any injury to the worker nor any damage to anyone else’s property, real or otherwise.
Boundary Line Adjustments (BLA): David asked if we have had any reduction in income due to members doing boundary line adjustment over the years. Where he was a board member of a HOA in Idaho, BLAs were allowed but members still had to pay dues for all prior parcels. Mary informed the Board that over the years we’ve lost around 10 parcels, but income has offset that, and the recent dues increase compensates for the loss of parcels. Our By-Laws would have to be changed as presently dues are assessed per parcel number owned by a member.
Changes of Ownership:
Larson: The daughter of Doug Larson (Div. 3 land) notified us her father had passed away in January 2024 (verified) and she now owned the property after probate was settled. Accounts have been adjusted accordingly. Ocana: Sold both parcels to Nikolas Walby-Anderson and Sydney Steinbring-Moray. The title company did not collect or pay us for 2nd parcel. Invoice for same sent with new member packet. Fiore: Sold their lot to Joey & Theresa Wright. Secure Land Holdings sold their lot to William & Andrea Norman. Iddings (It’s Your Home LLC) sold 481 NE Hurd Rd to Jason Karns.
Evans & Colley did a boundary line adjustment (documents received) reducing their three lots to 1 lot.
New member packets were sent to all new members.
Sales are pending for Hueter and Mestas properties.
There being no further matters for discussion the meeting was adjourned at 7:53pm.
The next meeting will be Thursday May 29, at 6:00pm at the residence Mary Hrudkaj
1361 NE Bear Ridge Road, Belfair.
Board of Directors Meeting
Saturday, March 15, 2025
The meeting was called to order at 11:35. All board members were present except David Pagel who was elected to the board by members but he was not present at the annual meeting.
This meeting was held to elect new officer for fiscal year 2025-2026.
Mary nominated Nathan Oakes for President, all approved. Nathan Oakes nominated Mike Meadway as Vice-President, all approved. Mary H. said she would be secretary/treasurer again for this fiscal year, but this was to be her last year on the Board as she has been on the board 15 years now. Jan DeStephano and David Pagel will be Directors.
Nathan asked to get access to our online Chase accounts and Mary said she’d get him that information. She asked if he wanted to be added on our Chase account as a signee for checks or other matters with the bank and he said yes. They will work out a date to have Nate meet Mary at the Chase bank in Port Orchard to take care of this.
Mary and Nate will meet on Thursday, March 20th at 3:00pm to work on balance due invoices for the dues increase and on how to email them to members. The invoices may not go out for a while due to needing member email addresses besides the few we have. In the annual minutes to be posted to our website Mary requested members to contact her by phone or use our website contact page to leave a message with their email address so we can email invoices.
The meeting was adjourned at 11:45 am.
The next board meeting will be April 20, 2025 at 6:00pm at Mary’s at 1361 NE Bear Ridge Rd here in BVERMA.
Saturday, March 15, 2025
The meeting was called to order at 11:35. All board members were present except David Pagel who was elected to the board by members but he was not present at the annual meeting.
This meeting was held to elect new officer for fiscal year 2025-2026.
Mary nominated Nathan Oakes for President, all approved. Nathan Oakes nominated Mike Meadway as Vice-President, all approved. Mary H. said she would be secretary/treasurer again for this fiscal year, but this was to be her last year on the Board as she has been on the board 15 years now. Jan DeStephano and David Pagel will be Directors.
Nathan asked to get access to our online Chase accounts and Mary said she’d get him that information. She asked if he wanted to be added on our Chase account as a signee for checks or other matters with the bank and he said yes. They will work out a date to have Nate meet Mary at the Chase bank in Port Orchard to take care of this.
Mary and Nate will meet on Thursday, March 20th at 3:00pm to work on balance due invoices for the dues increase and on how to email them to members. The invoices may not go out for a while due to needing member email addresses besides the few we have. In the annual minutes to be posted to our website Mary requested members to contact her by phone or use our website contact page to leave a message with their email address so we can email invoices.
The meeting was adjourned at 11:45 am.
The next board meeting will be April 20, 2025 at 6:00pm at Mary’s at 1361 NE Bear Ridge Rd here in BVERMA.
BV$ERMA Annual Meeting Minutes
Saturday, March 15, 2025
Ballot counting began at 9:40am and was concluded at 10:18am as there were 36 ballots to be counted.
The meeting was called to order at 10:20am. Present were 19 members (includes board members) and their relations in person and 35 ballots completed the quorum. All current board members, Pres. Mike Gritton, VP Nathan Oakes, Secretary/Treasurer Mary Hrudkaj, and Directors Jan DeStephano and Mike Meadway were present.
In person voting total was for 14 parcels as some present had sent in absentee ballots. This voting was done at the beginning of the meeting so a full counting of in person and ballots could be done. The results of voting are as follows: Proposed budget 36 for and 12 against, Board of Directors: all on the ballot were elected with a total of 38 votes for all except 36 votes for David Pagel, Annual meeting minutes were approved with 36 for and 0 against, the By-Laws amendment received 14 approval votes and 32 disapprove votes, and the Dues Increase received 28 for and 17 against.
Reading of the 24-25 Annual Meeting minutes was waived by those present.
Secretary Mary gave the financial report with $40,937.07 in the Chase checking account, $217,294.20 in the Chase saving account for a total of $258,231.27 in the bank. Mary reported a portion of the 24-25 budget funds had been put into our savings account for interest purposes.
Mike Gritton reported that we now have an engineering plan for the needed culvert work on Canyon Rd. The plan was done by Envirotech Engineering of Belfair for $700.00. One of their engineers is a former resident of BVERMA. The plan is being put out to contractors for bids and we will consider the 3 best bids before hiring a contractor. Any contractors bidding will be researched on the State’s contractor information website as well as the State’s Corporation website to make sure all are license, bonded, and insured and have no current or recent complaints against them.
He explained have already had contact with some contractors all of which declined considering the work until an engineering plan was completed. Jeff Curtis also sited his past contact with contractors, specifically Agate Asphalt and work they’ve done here in the past. Another remember mentioned he had used them in the past, but he felt the price was too much. Jeff and Mary H both mentioned that contractors may give a lesser rate to us as we have used them regularly for several years. Jeff C (former Board president) said the Board’s goal is always to get the best work for the dollar and the board does their due diligence in this matter.
Mike G. explained we have a 5-year plan to replace most of the culverts on Canyon Rd based on a most needed, first done order.
A member asked about road closures during the period of work this summer on Canyon Road. Nathan Oakes said it will cost more to have flaggers and have the road open continually which delays work. Intermittent closings are less costly. Members will be notified via our website www.bverma.org, the reader board at Hurd and Southridge, and a stand-alone reader board that will be placed at the top of Canyon Rd of the dates and times of closure.
Lynn Gritton explained how Canyon will be accessible in case of emergency as the contractor can lay down steel plates quickly if needed for emergencies services. Dates and times of full road closures will be anticipated in advance so members can schedule appointments during the construction which may take 2-3 weeks but, hopefully less.
Other members asked about access via the ‘Shoofly’ DNR road behind the yellow gate in the 2300 block of Hurd Rd between Divisions 2 & 3. That road will not be open as we only have permission to remove the gate in case of a fire or other disaster emergency.
The work on Canyon Rd should be taking place this summer as dry soils and no rain will improve work conditions and prevent run-off that may damage any open roadbed or below grade work areas.
Glen Leighton said he had a white board that can be written upon, will donate it to BVERMA, and can be used as a stand-alone sign at the top of Canyon during this work.
Another member, who is building a house, asked about delays for his contractors and materials being delivered. He was referred to the above-mentioned notification methods to schedule matters with the builders.
Another member asked about the length of time for the work to be completed. The best estimate at this time is 2-3 weeks, hopefully no longer than 4 weeks due to any future issues with contractor material availability.
On other matters, Tommy Thombs asked if there were any additional fees assessed to developers building then selling homes in BVERMA. At this time, we do not have any fee schedule or is there any way of enforcing the issue if there is not a policy in place. Lynn Gritton said our By-Laws do allow for such a policy to be created. Mary H. said members can form a committee, research the matter, and bring a proposal to the Board for future consideration which would have to be approved by the membership before going into effect. See By-Laws Article III, section C.
Someone asked what happened to the BVERMA entrance sign at the bottom of Canyon Road. Lynn Gritton said she and Mike G. had removed the sign as it had age damage and had been blown over in a recent wind storm. They have it at their residence and the sign will have to be remounted and put in a different location on Canyon Rd when re-installed.
Another member asked when the dues increase go into effect. Mary H. said it was immediately and an invoice for the additional $50.00 would be sent out soon. The due date would be 60 days after the invoice date. We are working with a new accounting program that will allow us to email invoices in the future, saving postage and printing costs. To be able to do this we will need email addresses from all members that have computer or cell phone email access. We understand some of you do not have a computer or email access and will mail an invoice as needed.
There being no further matters for discussion or questions, Chris Colley moved the meeting be adjourned at 11:25am. Jeff Curtis seconded the matter, and all approved the meeting be adjourned.
The next Board of Directors meeting will be Tuesday, April 22, 2025 at 6:00pm as the residence of Sec. Mary Hrudkaj at 1361 NE Bear Ridge Rd. here in BVERMA.
Your new Board of Directors and their phone numbers are:
President Nathan Oakes, 626-372-5851
VP Mike Meadway, 979-325-9373
Secretary/Treasurer Mary Hrudkaj, 360-801-1360
Director Jan DeStephano, 360-801-6257
Director David Pagel, 208-610-1073
Please contact Secretary Mary Hrudkaj with your email address as soon as possible if you not already done so. Email and phone numbers are confidential and will not be given to any person, business, or other entity without your permission. Either call her at the above number or leave a message on ‘contact’ page on our website www.bverma.org
Saturday, March 15, 2025
Ballot counting began at 9:40am and was concluded at 10:18am as there were 36 ballots to be counted.
The meeting was called to order at 10:20am. Present were 19 members (includes board members) and their relations in person and 35 ballots completed the quorum. All current board members, Pres. Mike Gritton, VP Nathan Oakes, Secretary/Treasurer Mary Hrudkaj, and Directors Jan DeStephano and Mike Meadway were present.
In person voting total was for 14 parcels as some present had sent in absentee ballots. This voting was done at the beginning of the meeting so a full counting of in person and ballots could be done. The results of voting are as follows: Proposed budget 36 for and 12 against, Board of Directors: all on the ballot were elected with a total of 38 votes for all except 36 votes for David Pagel, Annual meeting minutes were approved with 36 for and 0 against, the By-Laws amendment received 14 approval votes and 32 disapprove votes, and the Dues Increase received 28 for and 17 against.
Reading of the 24-25 Annual Meeting minutes was waived by those present.
Secretary Mary gave the financial report with $40,937.07 in the Chase checking account, $217,294.20 in the Chase saving account for a total of $258,231.27 in the bank. Mary reported a portion of the 24-25 budget funds had been put into our savings account for interest purposes.
Mike Gritton reported that we now have an engineering plan for the needed culvert work on Canyon Rd. The plan was done by Envirotech Engineering of Belfair for $700.00. One of their engineers is a former resident of BVERMA. The plan is being put out to contractors for bids and we will consider the 3 best bids before hiring a contractor. Any contractors bidding will be researched on the State’s contractor information website as well as the State’s Corporation website to make sure all are license, bonded, and insured and have no current or recent complaints against them.
He explained have already had contact with some contractors all of which declined considering the work until an engineering plan was completed. Jeff Curtis also sited his past contact with contractors, specifically Agate Asphalt and work they’ve done here in the past. Another remember mentioned he had used them in the past, but he felt the price was too much. Jeff and Mary H both mentioned that contractors may give a lesser rate to us as we have used them regularly for several years. Jeff C (former Board president) said the Board’s goal is always to get the best work for the dollar and the board does their due diligence in this matter.
Mike G. explained we have a 5-year plan to replace most of the culverts on Canyon Rd based on a most needed, first done order.
A member asked about road closures during the period of work this summer on Canyon Road. Nathan Oakes said it will cost more to have flaggers and have the road open continually which delays work. Intermittent closings are less costly. Members will be notified via our website www.bverma.org, the reader board at Hurd and Southridge, and a stand-alone reader board that will be placed at the top of Canyon Rd of the dates and times of closure.
Lynn Gritton explained how Canyon will be accessible in case of emergency as the contractor can lay down steel plates quickly if needed for emergencies services. Dates and times of full road closures will be anticipated in advance so members can schedule appointments during the construction which may take 2-3 weeks but, hopefully less.
Other members asked about access via the ‘Shoofly’ DNR road behind the yellow gate in the 2300 block of Hurd Rd between Divisions 2 & 3. That road will not be open as we only have permission to remove the gate in case of a fire or other disaster emergency.
The work on Canyon Rd should be taking place this summer as dry soils and no rain will improve work conditions and prevent run-off that may damage any open roadbed or below grade work areas.
Glen Leighton said he had a white board that can be written upon, will donate it to BVERMA, and can be used as a stand-alone sign at the top of Canyon during this work.
Another member, who is building a house, asked about delays for his contractors and materials being delivered. He was referred to the above-mentioned notification methods to schedule matters with the builders.
Another member asked about the length of time for the work to be completed. The best estimate at this time is 2-3 weeks, hopefully no longer than 4 weeks due to any future issues with contractor material availability.
On other matters, Tommy Thombs asked if there were any additional fees assessed to developers building then selling homes in BVERMA. At this time, we do not have any fee schedule or is there any way of enforcing the issue if there is not a policy in place. Lynn Gritton said our By-Laws do allow for such a policy to be created. Mary H. said members can form a committee, research the matter, and bring a proposal to the Board for future consideration which would have to be approved by the membership before going into effect. See By-Laws Article III, section C.
Someone asked what happened to the BVERMA entrance sign at the bottom of Canyon Road. Lynn Gritton said she and Mike G. had removed the sign as it had age damage and had been blown over in a recent wind storm. They have it at their residence and the sign will have to be remounted and put in a different location on Canyon Rd when re-installed.
Another member asked when the dues increase go into effect. Mary H. said it was immediately and an invoice for the additional $50.00 would be sent out soon. The due date would be 60 days after the invoice date. We are working with a new accounting program that will allow us to email invoices in the future, saving postage and printing costs. To be able to do this we will need email addresses from all members that have computer or cell phone email access. We understand some of you do not have a computer or email access and will mail an invoice as needed.
There being no further matters for discussion or questions, Chris Colley moved the meeting be adjourned at 11:25am. Jeff Curtis seconded the matter, and all approved the meeting be adjourned.
The next Board of Directors meeting will be Tuesday, April 22, 2025 at 6:00pm as the residence of Sec. Mary Hrudkaj at 1361 NE Bear Ridge Rd. here in BVERMA.
Your new Board of Directors and their phone numbers are:
President Nathan Oakes, 626-372-5851
VP Mike Meadway, 979-325-9373
Secretary/Treasurer Mary Hrudkaj, 360-801-1360
Director Jan DeStephano, 360-801-6257
Director David Pagel, 208-610-1073
Please contact Secretary Mary Hrudkaj with your email address as soon as possible if you not already done so. Email and phone numbers are confidential and will not be given to any person, business, or other entity without your permission. Either call her at the above number or leave a message on ‘contact’ page on our website www.bverma.org
Board of Directors Meeting Minutes
Tuesday, February 11, 2025
Meeting called to order at 6:01pm at the residence of Sec. Mary Hrudkaj. Present were Pres. Mike Gritton, Sec. Mary Hrudkaj, and Director Mike Meadway. Present by phone were Directors Nathan Oakes and Jan DeStephano. Director Oakes left the meeting approximately 625pm.
Minutes of the January 14, 2025 meeting were emailed to the board prior to the meeting for their review. Mary moved, Jan seconded and all approved the minutes as presented.
Financial Report: As of this date we have $33,498.03 in our Chase checking account and
$217,291.03 in our Chase saving account for a total of $250,789.06 in the bank.
Old Business:
Canyon Road Project Update: Tabled until next meeting so all board members can be present to see the plans Mike G. has from the engineering firm.
Great Peninsula Conservancy: Mary presented an email from Ali Quertin of the Great Peninsula Conservancy which defined their intent to not develop any of the upland property north of Belfair View Estates which would be accessible through the lot they own within BVERMA. The email included no access by them or any of the public would use BVE roads and any access to their lands along the Tahuya River would be accessed only from the Tahuya River Rd on the west side of the river. Their intent is to develop trails only along the river and the uplands to be held in a wild status to preserve the Tahuya River watershed along the 2 miles of land they now own near Belfair View Estates. Mary also had a copy of the Deed Of Right To Use Land For Conservation And Salmon Recovery Purposes with the State of Washington which requires any changes to the Deed be authorized by the State of Washington. Also, any access to the land shall be subject to the restrictions under the Grant Agreement between the Great Peninsula Conservancy and the State of WA and under State law. The Conservancy, owning one parcel of land within Belfair View Estates will continue to pay dues and any assessments as any other member is required to pay.
Online Payment Charges were updated to reflect annual dues of $250.00.
Annual Mailer and 25-26 Invoices were sent out on Feb. 7th. The invoices contain a note that, if the increase to $300 is passed, a second invoice for the balance due will be sent with a 60 day payment allowance.
New Business:
Annual Meeting Job Assignments: Tabled until next meeting.
Change of Ownership: The Schultz property was sold Aaron Vaugh (V-FIT LLC) as of Jan 21, and the transfer fee was paid.
There being no further matters for discussion the meeting was adjourned at 6:40pm
.
The next meeting will be Tuesday, February 18 at 6:00pm, at the residence of Secretary Mary Hrudkaj, at 1361 NE Bear Ridge Rd.
Tuesday, February 11, 2025
Meeting called to order at 6:01pm at the residence of Sec. Mary Hrudkaj. Present were Pres. Mike Gritton, Sec. Mary Hrudkaj, and Director Mike Meadway. Present by phone were Directors Nathan Oakes and Jan DeStephano. Director Oakes left the meeting approximately 625pm.
Minutes of the January 14, 2025 meeting were emailed to the board prior to the meeting for their review. Mary moved, Jan seconded and all approved the minutes as presented.
Financial Report: As of this date we have $33,498.03 in our Chase checking account and
$217,291.03 in our Chase saving account for a total of $250,789.06 in the bank.
Old Business:
Canyon Road Project Update: Tabled until next meeting so all board members can be present to see the plans Mike G. has from the engineering firm.
Great Peninsula Conservancy: Mary presented an email from Ali Quertin of the Great Peninsula Conservancy which defined their intent to not develop any of the upland property north of Belfair View Estates which would be accessible through the lot they own within BVERMA. The email included no access by them or any of the public would use BVE roads and any access to their lands along the Tahuya River would be accessed only from the Tahuya River Rd on the west side of the river. Their intent is to develop trails only along the river and the uplands to be held in a wild status to preserve the Tahuya River watershed along the 2 miles of land they now own near Belfair View Estates. Mary also had a copy of the Deed Of Right To Use Land For Conservation And Salmon Recovery Purposes with the State of Washington which requires any changes to the Deed be authorized by the State of Washington. Also, any access to the land shall be subject to the restrictions under the Grant Agreement between the Great Peninsula Conservancy and the State of WA and under State law. The Conservancy, owning one parcel of land within Belfair View Estates will continue to pay dues and any assessments as any other member is required to pay.
Online Payment Charges were updated to reflect annual dues of $250.00.
Annual Mailer and 25-26 Invoices were sent out on Feb. 7th. The invoices contain a note that, if the increase to $300 is passed, a second invoice for the balance due will be sent with a 60 day payment allowance.
New Business:
Annual Meeting Job Assignments: Tabled until next meeting.
Change of Ownership: The Schultz property was sold Aaron Vaugh (V-FIT LLC) as of Jan 21, and the transfer fee was paid.
There being no further matters for discussion the meeting was adjourned at 6:40pm
.
The next meeting will be Tuesday, February 18 at 6:00pm, at the residence of Secretary Mary Hrudkaj, at 1361 NE Bear Ridge Rd.
Board of Directors Meeting Minutes
Tuesday, January 14, 2025
Meeting called to order at 6:01pm. Members present in person: Pres. Mike Gritton, Sec. Mary Hrudkaj, Director Mike Meadway. Present by phone: Jan DeStephano. Absent: Nathan Oakes for cause. Also present was David Pagel who submitted his name for the opening on the 2025-2026 board, and Ben Meadway.
Minutes of November 16, 2025 meeting were emailed to members on Jan 12 for reading before meeting. Mr. Pagel declined a reading of the minutes. Mary H moved, Mike G 2nd and all approved the minutes as provided.
Financial report: As of this date we have $34, 428.94 in our Chase checking account and
$217,289.16 in our Chase saving account for a total of $251,718.09 in the bank.
Old Business:
Road Maintenance: Ben Meadway, son of board member Mike Meadway, this date put gravel in the pothole on Canyon Rd above where the gravel pile is. His father will be paying his son himself so no cost to BVE. Ben M works in road construction and suggested the area around the hole be cut out and patched. Pres. M said repairs of that pothole (over a culvert) is included in the major Canyon Rd project later this year.
Mike M. and his son Ben drove Hurd Road from the Belfair-Tahuya Road to a gate about a half mile north of Division 3. This would probably be a Manke Timber gate. His son also said the Shoofly Rd (behind yellow DNR) is in good condition now and drivable as is the northern parts of Hurd Road.
Mike M. is still working with the State to get Hurd Rd opened permanently.
Great Conservancy meeting: Has been tabled and contact with their representative will be at a future meeting to go over an agreement for use of their property within BVE and the non-membership of two adjoining parcels.
New Business:
David Pagel suggested roadwork needs a planned maintenance schedule for the next 5 to 10 years. Pres Mike explained the 5 year plan we now have for Canyon Rd and we will be developing a long-term plan for maintenance for other areas.
He also suggested a By-Law amendment regarding either a regular annual or other scheduled annual dues increase but, after discussion regarding cost of living increases and their relationship to the cost of road maintenance it would be challenging to foresee increases. Also there should be an annual payment into a reserve fund (as per RCW 64.38). The paved roads are now 20 years old, having been paved in February/March 2005.
He has also proposed an amendment regarding special assessments for neglected road maintenance that would not allow a special assessment for roads that were not properly maintained over the life of the roadway. Also, the amendment would only enact a special assessment in the event of emergency road repairs resulting from catastrophic failure of the road surface or substrate, such elements being out of the control of the Association. Mary H. has copy of RCW’s re reserve funds and repaying same which also includes taking money from the reserve account for such events that occur before the end of a replacement cycle. These funds must be repaid to the reserve fund via special assessment.
Per the RCW’s for reserve funds each association should have enough money in the fund to cover replacement of all items covered in the fund during a 30year lifetime or the lifetime of any component listed in the fund. It also mandates that either a special assessment, or an ongoing annual charge to members be done to bring a reserve fund to capacity.
As part of this overall discussion the Board brought Mr. Pagel up to date on the Canyon Road project. We are still working with an engineer who is now adding our recommended changes to the engineering report. Once that is received, we will get estimates from 3 contractors before a contract is made.
Pres. Mike said he and his wife Lynn will continue their volunteer work on the
Canyon Rd project even after he has left the board in April to maintain continuity with contacts on this project.
Membership Vote on Dues increase: Mary H. informed the Board that our Articles of Incorporation and By-Laws require that members must vote on any increase in annual dues. She moved, Pres. Mike 2nd and all approved returning dues to $250.00 until ballots counted at annual meeting. Our BVERMA.org website online payment system now has the current pricing. If the increase to $300.00 is approved a second invoice for the additional $50.00 will be sent out before April 1. Members would have an additional 60 days (early June) to pay the balance. The last time dues went up was 2016. The cost of living has risen 31% since then. Our request to raise dues an additional $50.00 is a 25% increase which means we are still 6% behind in the cost-of-living increase.
Budget for 25-26 Fiscal Year: The Board agreed upon the proposed budget which will be sent to members with their annual packet in February. The proposed budget will be on the ballot for your vote.
Proposed 2025-26 Budget:
Annual Dues 190 lots x $250.00/lot
Total Revenue $47,500.00
Net Revenue $47,500.00
Accounting Fees 3,000.00
Corporation Fee 20.00
Legal/Collection Fees 4,500.00*
Property Taxes 300.00
Office Expenses 500.00
Postage/Shipping 500.00
Printing Expenses 400.00
Utility – streetlight 200.00
Sweeping/raking 400.00
Road Maintenance 25,000.00
Snow Plowing 6,000.00
Brush Cutting 0.00
Road Signs 200.00
Income taxes 20.00
Insurance 4,500.00
Total Expenses $45,52.00
If the proposed budget is approved, an additional $9,500.00 would allow us to again do maintenance that now has a $0.00 allotment.
*Legal/Collection fees charged back to customer in most cases
Dues are charged by the number of parcels owned by each member, not by how many members we have.
Any money not spent if Fiscal Year (FY) 24-25 will be put into our reserve fund for pending Canyon Road work. Our FY is April 1 through March 31 of the following year.
Change of Ownerships: Iddings sold the home on Klahowya to Tawny Shafer, another property of his at 431 NE Hurd has a sale pending. Schultz has a sale pending on a lot in the Queen Ann section with closing set for 1/31/2025. Mary had phone contact with the future owner regarding BVE.
There being no further matters for discussion the meeting was adjourned at 7:42pm .
The next meeting will be Tuesday, February 11, 2025, at 6:00pm as Pres. Gritton’s residence.
Tuesday, January 14, 2025
Meeting called to order at 6:01pm. Members present in person: Pres. Mike Gritton, Sec. Mary Hrudkaj, Director Mike Meadway. Present by phone: Jan DeStephano. Absent: Nathan Oakes for cause. Also present was David Pagel who submitted his name for the opening on the 2025-2026 board, and Ben Meadway.
Minutes of November 16, 2025 meeting were emailed to members on Jan 12 for reading before meeting. Mr. Pagel declined a reading of the minutes. Mary H moved, Mike G 2nd and all approved the minutes as provided.
Financial report: As of this date we have $34, 428.94 in our Chase checking account and
$217,289.16 in our Chase saving account for a total of $251,718.09 in the bank.
Old Business:
Road Maintenance: Ben Meadway, son of board member Mike Meadway, this date put gravel in the pothole on Canyon Rd above where the gravel pile is. His father will be paying his son himself so no cost to BVE. Ben M works in road construction and suggested the area around the hole be cut out and patched. Pres. M said repairs of that pothole (over a culvert) is included in the major Canyon Rd project later this year.
Mike M. and his son Ben drove Hurd Road from the Belfair-Tahuya Road to a gate about a half mile north of Division 3. This would probably be a Manke Timber gate. His son also said the Shoofly Rd (behind yellow DNR) is in good condition now and drivable as is the northern parts of Hurd Road.
Mike M. is still working with the State to get Hurd Rd opened permanently.
Great Conservancy meeting: Has been tabled and contact with their representative will be at a future meeting to go over an agreement for use of their property within BVE and the non-membership of two adjoining parcels.
New Business:
David Pagel suggested roadwork needs a planned maintenance schedule for the next 5 to 10 years. Pres Mike explained the 5 year plan we now have for Canyon Rd and we will be developing a long-term plan for maintenance for other areas.
He also suggested a By-Law amendment regarding either a regular annual or other scheduled annual dues increase but, after discussion regarding cost of living increases and their relationship to the cost of road maintenance it would be challenging to foresee increases. Also there should be an annual payment into a reserve fund (as per RCW 64.38). The paved roads are now 20 years old, having been paved in February/March 2005.
He has also proposed an amendment regarding special assessments for neglected road maintenance that would not allow a special assessment for roads that were not properly maintained over the life of the roadway. Also, the amendment would only enact a special assessment in the event of emergency road repairs resulting from catastrophic failure of the road surface or substrate, such elements being out of the control of the Association. Mary H. has copy of RCW’s re reserve funds and repaying same which also includes taking money from the reserve account for such events that occur before the end of a replacement cycle. These funds must be repaid to the reserve fund via special assessment.
Per the RCW’s for reserve funds each association should have enough money in the fund to cover replacement of all items covered in the fund during a 30year lifetime or the lifetime of any component listed in the fund. It also mandates that either a special assessment, or an ongoing annual charge to members be done to bring a reserve fund to capacity.
As part of this overall discussion the Board brought Mr. Pagel up to date on the Canyon Road project. We are still working with an engineer who is now adding our recommended changes to the engineering report. Once that is received, we will get estimates from 3 contractors before a contract is made.
Pres. Mike said he and his wife Lynn will continue their volunteer work on the
Canyon Rd project even after he has left the board in April to maintain continuity with contacts on this project.
Membership Vote on Dues increase: Mary H. informed the Board that our Articles of Incorporation and By-Laws require that members must vote on any increase in annual dues. She moved, Pres. Mike 2nd and all approved returning dues to $250.00 until ballots counted at annual meeting. Our BVERMA.org website online payment system now has the current pricing. If the increase to $300.00 is approved a second invoice for the additional $50.00 will be sent out before April 1. Members would have an additional 60 days (early June) to pay the balance. The last time dues went up was 2016. The cost of living has risen 31% since then. Our request to raise dues an additional $50.00 is a 25% increase which means we are still 6% behind in the cost-of-living increase.
Budget for 25-26 Fiscal Year: The Board agreed upon the proposed budget which will be sent to members with their annual packet in February. The proposed budget will be on the ballot for your vote.
Proposed 2025-26 Budget:
Annual Dues 190 lots x $250.00/lot
Total Revenue $47,500.00
Net Revenue $47,500.00
Accounting Fees 3,000.00
Corporation Fee 20.00
Legal/Collection Fees 4,500.00*
Property Taxes 300.00
Office Expenses 500.00
Postage/Shipping 500.00
Printing Expenses 400.00
Utility – streetlight 200.00
Sweeping/raking 400.00
Road Maintenance 25,000.00
Snow Plowing 6,000.00
Brush Cutting 0.00
Road Signs 200.00
Income taxes 20.00
Insurance 4,500.00
Total Expenses $45,52.00
If the proposed budget is approved, an additional $9,500.00 would allow us to again do maintenance that now has a $0.00 allotment.
*Legal/Collection fees charged back to customer in most cases
Dues are charged by the number of parcels owned by each member, not by how many members we have.
Any money not spent if Fiscal Year (FY) 24-25 will be put into our reserve fund for pending Canyon Road work. Our FY is April 1 through March 31 of the following year.
Change of Ownerships: Iddings sold the home on Klahowya to Tawny Shafer, another property of his at 431 NE Hurd has a sale pending. Schultz has a sale pending on a lot in the Queen Ann section with closing set for 1/31/2025. Mary had phone contact with the future owner regarding BVE.
There being no further matters for discussion the meeting was adjourned at 7:42pm .
The next meeting will be Tuesday, February 11, 2025, at 6:00pm as Pres. Gritton’s residence.
Board of Directors Meeting Minutes
Saturday, November 16, 2024
Meeting was brought to order at 10:05am. Present were President Mike Gritton, VP Nathan Oakes, Secretary Mary Hrudkaj, and Directors Jan DeStephano and Mike Meadway.
Minutes of the October 19th, 2024 meeting were emailed to members on Nov. 13th for reading before the meeting. Mary moved, Nate seconded, and all approved the minutes as presented.
Financial reports: On October 23, 2024 Mary transferred $35,000.00 to savings for interest purposes. We have $38,622.17 in our Chase checking account and $217,282.00 in our savings account for a total of $255,904.17 in the bank. On 11/15 a check for $1,294.11 for arrearages on 2 lots was received for a member (see confidential matters). The check has not yet been deposited.
Old Business:
Canyon Road Project: Mike G said they are still working with Mike Staten on the engineering plan which needs to be completed before we can get bids from 3 contractors. Because of the scale of the project and the terrain involved, only major contractors will consider it as smaller contractors who were contacted before the engineering plan was begun would not consider taking the project.
Canyon Rd is an old logging road dating back to the 1950’s. As such, logging debris was used for fill and is now decomposing creating some of our current problems.
Ditches need to be dug out to improve drainage but can only be done after the major work is done. This work can be done by a local contractor which will save money.
Nathan suggested we create maps of both Canyon Rd and other roads that may have culverts so current and future board and association members know where they are for maintenance and road work that might be effected. It was also suggested we number guard rail sections so road users have reference points when contacting the board about issues.
This would also be helpful in case of an accident on Canyon so emergency services can locate the site more quickly. The guard rails would have numbers painted on each end of a rail section counting up from North Shore.
Hurd Rd access to Belfair-Tahuya Rd. Mary heard from a resident at the north end of our section of Hurd Rd (Division 3) that someone driving a larger pickup truck with dual rear wheels had driven through to our back gate from Belfair-Tahuya Rd. The resident had no other information as to condition of Hurd Rd or if gates or locks were cut by the vehicle occupants.
Mary found a biking website that shows a bike trail from Belfair State Park through the land to the north of us, down DNR road H1550 (Shoofly Rd beyond yellow gate) then through BVE to North Shore back to the state park. Mike M. said one of his sons is with an ATV group that has run Shoofly Rd (H1550) and it is not in good condition.
Mike M. said next week he would drive Hurd from Belfair-Tahuya Rd as far as he could and check on the condition. He is still trying to meet with State representative about getting any/all gates removed so we have access on Hurd all the way to the Belfair-Tahuya Rd. He will also ask representatives if there are any grants or other funding sources that might help in projects like Canyon Road.
Mary did some research and found the majority of Hurd Rd is State Forest land with only three properties in private ownership. Two of those lots are owned by Manke Timber and the third owned by a private person. She also found the State has owned these lands since at least 1952. She also found old deeds from one of the Manke lots what include the future Hurd Rd easement. Another old deed mentioned a ‘logging road’ across an adjacent Manke lot. She had prepared a map of the entire road from Division 3 to the Belfair-Tahuya Rd showing ownerships.
More research will be done regarding historical easements on Hurd Road.
New Business: Fifteen tons of gravel was delivered on Nov. 4, for filling potholes on Hurd Rd across State land between Div 2 and Div 3. The gravel was placed by Dan Kewish at no cost to BVERMA for the hours worked. He also scraped the road sides on the paved section of Hurd Road and Canyon Road for two hours. He asked Mary H. if he could get credit on dues for the two hours scraping Hurd and Canyon which benefitted much of the association and did not want compensation for time spent moving gravel. Mary moved, Mike M. seconded and all approved the credit for road scraping (removing build-up road debris and moss).
Raking on Canyon Rd.: To insure the safety of those clearing leaves from a portion of Canyon Rd. we require independent workers (members of BVERMA) to use safe protocols established over the years. This includes wearing safety vests and placement of cones in work areas. Two of Mike M’s sons assisted with raking on Nov 5. Mike M. will pay them himself. Other workers will be paid or have hours credited to their annual dues. Any work anywhere by BVE members must be authorized by the Board. Workers must inform a board member when they start and finish work and the area worked.
Hazardous Trees: Requiring members to check their road frontage for dead or dangerous trees was discussed along with charging members for tree removal if one comes down in a storm and had to be removed by a contractor or board member. The matter will be worked on in committee.
There being no further business, the meeting was adjourned at 11:38am.
The next meeting date will be Tuesday, January 14, 2025 at 6:00pm at the residence of President Mike Gritton.
Saturday, November 16, 2024
Meeting was brought to order at 10:05am. Present were President Mike Gritton, VP Nathan Oakes, Secretary Mary Hrudkaj, and Directors Jan DeStephano and Mike Meadway.
Minutes of the October 19th, 2024 meeting were emailed to members on Nov. 13th for reading before the meeting. Mary moved, Nate seconded, and all approved the minutes as presented.
Financial reports: On October 23, 2024 Mary transferred $35,000.00 to savings for interest purposes. We have $38,622.17 in our Chase checking account and $217,282.00 in our savings account for a total of $255,904.17 in the bank. On 11/15 a check for $1,294.11 for arrearages on 2 lots was received for a member (see confidential matters). The check has not yet been deposited.
Old Business:
Canyon Road Project: Mike G said they are still working with Mike Staten on the engineering plan which needs to be completed before we can get bids from 3 contractors. Because of the scale of the project and the terrain involved, only major contractors will consider it as smaller contractors who were contacted before the engineering plan was begun would not consider taking the project.
Canyon Rd is an old logging road dating back to the 1950’s. As such, logging debris was used for fill and is now decomposing creating some of our current problems.
Ditches need to be dug out to improve drainage but can only be done after the major work is done. This work can be done by a local contractor which will save money.
Nathan suggested we create maps of both Canyon Rd and other roads that may have culverts so current and future board and association members know where they are for maintenance and road work that might be effected. It was also suggested we number guard rail sections so road users have reference points when contacting the board about issues.
This would also be helpful in case of an accident on Canyon so emergency services can locate the site more quickly. The guard rails would have numbers painted on each end of a rail section counting up from North Shore.
Hurd Rd access to Belfair-Tahuya Rd. Mary heard from a resident at the north end of our section of Hurd Rd (Division 3) that someone driving a larger pickup truck with dual rear wheels had driven through to our back gate from Belfair-Tahuya Rd. The resident had no other information as to condition of Hurd Rd or if gates or locks were cut by the vehicle occupants.
Mary found a biking website that shows a bike trail from Belfair State Park through the land to the north of us, down DNR road H1550 (Shoofly Rd beyond yellow gate) then through BVE to North Shore back to the state park. Mike M. said one of his sons is with an ATV group that has run Shoofly Rd (H1550) and it is not in good condition.
Mike M. said next week he would drive Hurd from Belfair-Tahuya Rd as far as he could and check on the condition. He is still trying to meet with State representative about getting any/all gates removed so we have access on Hurd all the way to the Belfair-Tahuya Rd. He will also ask representatives if there are any grants or other funding sources that might help in projects like Canyon Road.
Mary did some research and found the majority of Hurd Rd is State Forest land with only three properties in private ownership. Two of those lots are owned by Manke Timber and the third owned by a private person. She also found the State has owned these lands since at least 1952. She also found old deeds from one of the Manke lots what include the future Hurd Rd easement. Another old deed mentioned a ‘logging road’ across an adjacent Manke lot. She had prepared a map of the entire road from Division 3 to the Belfair-Tahuya Rd showing ownerships.
More research will be done regarding historical easements on Hurd Road.
New Business: Fifteen tons of gravel was delivered on Nov. 4, for filling potholes on Hurd Rd across State land between Div 2 and Div 3. The gravel was placed by Dan Kewish at no cost to BVERMA for the hours worked. He also scraped the road sides on the paved section of Hurd Road and Canyon Road for two hours. He asked Mary H. if he could get credit on dues for the two hours scraping Hurd and Canyon which benefitted much of the association and did not want compensation for time spent moving gravel. Mary moved, Mike M. seconded and all approved the credit for road scraping (removing build-up road debris and moss).
Raking on Canyon Rd.: To insure the safety of those clearing leaves from a portion of Canyon Rd. we require independent workers (members of BVERMA) to use safe protocols established over the years. This includes wearing safety vests and placement of cones in work areas. Two of Mike M’s sons assisted with raking on Nov 5. Mike M. will pay them himself. Other workers will be paid or have hours credited to their annual dues. Any work anywhere by BVE members must be authorized by the Board. Workers must inform a board member when they start and finish work and the area worked.
Hazardous Trees: Requiring members to check their road frontage for dead or dangerous trees was discussed along with charging members for tree removal if one comes down in a storm and had to be removed by a contractor or board member. The matter will be worked on in committee.
There being no further business, the meeting was adjourned at 11:38am.
The next meeting date will be Tuesday, January 14, 2025 at 6:00pm at the residence of President Mike Gritton.
Board of Directors Meeting Minutes
Tuesday, October 22, 2024
Meeting was brought to order at: 5:59pm. Present were Pres. Mike Gritton, VP Nathan Oakes, Sec. Mary Hrudkaj, and Directors Jan DeStephano and Mike Meadway.
Minutes of the August 17, 2024 meeting were emailed to members on Oct, 19 for reading before the meeting. Mary moved, Mike Meadway seconded, and all approved the minutes as read.
Financial reports: We currently have $73,839.03 in our Chase checking account and $182,278.78 in our Chase savings account for a total of $256,117.81 in the bank. Mary moved that we put $35,000 from our checking account in to the savings account to earn interest while awaiting the Canyon Rd project. Nathan seconded and all approved the motion. This will leave over $38,000 to cover usual expenses.
Old Business
Canyon Road Project: Pres Mike said he had received a report from Envirotech Engineering (Michael Staten of Shelton) which was reviewed and amended by Mike & his wife Lynn (career experience in road planning) and returned to Staten. He said he and Lynn will meet with Staten when Staten returns in a week or so. Costs to date for Staten is $750.00 which is not yet billed to BVERMA. After the report is done it will be put out to contractors for a bid.
Mike G. said the report covered 3 culverts that need replacing in the area of the first uphill curve. He also said the road may need to be shut down for a few days to expedite work and reduce costs. The Board discussed alternatives including taking out the two DNR gates between Div 3 and northern Hurd Rd. There may still be private gates to be dealt with on Hurd.
Mike M. said he would explore Hurd from the north to see if there are any private gates between the Tahuya/Belfair Rd and the north DNR gate. He also said he will try contacting State representatives after the election when they will be available as they are not so now before the election.
Work on Canyon Rd is expected to begin sometime in late Spring or early Summer.
Other ditching on the sides of Canyon Rd needs to be done but will be considered after the main Canyon Rd is done.
Road Signs and road tour: Nathan O. said only 2 street signs (Sattleberg and Korpi) need to be purchased. This matter was tabled for now.
Hurd Road access beyond BVERMA: See Canyon Rd project.
New Business:
Sale of a property on Korpi is pending, closing scheduled for Oct. 25, 2024
Mary reported the property tax valuation for our storage lot on Southridge is now assessed by the County at $34,880.00. The two waterfront lots are rated as ‘transportation’ and are not taxed as a private lot would so no notice of value has been received.
Mary read a letter she composed about the dues increasing to $300.00 for fiscal year (April 1, 2024 thru March 31. 2025) to go out with the fall/winter letter: asking for nominations for board of directors (there will be one vacancy to be filled), information about the annual dues mailing in early February, and date of next year’s annual meeting. The second page explains why we need to raise the dues. This letter will be mailed the first week of November.
There being no further business, Mary moved, Mike G seconded and all approved that the meeting be adjourned at: 7:11pm
The next meeting date (Mandatory 3rd Saturday meeting) and time will be:
November 16, 2024, at 10:00am.
Tuesday, October 22, 2024
Meeting was brought to order at: 5:59pm. Present were Pres. Mike Gritton, VP Nathan Oakes, Sec. Mary Hrudkaj, and Directors Jan DeStephano and Mike Meadway.
Minutes of the August 17, 2024 meeting were emailed to members on Oct, 19 for reading before the meeting. Mary moved, Mike Meadway seconded, and all approved the minutes as read.
Financial reports: We currently have $73,839.03 in our Chase checking account and $182,278.78 in our Chase savings account for a total of $256,117.81 in the bank. Mary moved that we put $35,000 from our checking account in to the savings account to earn interest while awaiting the Canyon Rd project. Nathan seconded and all approved the motion. This will leave over $38,000 to cover usual expenses.
Old Business
Canyon Road Project: Pres Mike said he had received a report from Envirotech Engineering (Michael Staten of Shelton) which was reviewed and amended by Mike & his wife Lynn (career experience in road planning) and returned to Staten. He said he and Lynn will meet with Staten when Staten returns in a week or so. Costs to date for Staten is $750.00 which is not yet billed to BVERMA. After the report is done it will be put out to contractors for a bid.
Mike G. said the report covered 3 culverts that need replacing in the area of the first uphill curve. He also said the road may need to be shut down for a few days to expedite work and reduce costs. The Board discussed alternatives including taking out the two DNR gates between Div 3 and northern Hurd Rd. There may still be private gates to be dealt with on Hurd.
Mike M. said he would explore Hurd from the north to see if there are any private gates between the Tahuya/Belfair Rd and the north DNR gate. He also said he will try contacting State representatives after the election when they will be available as they are not so now before the election.
Work on Canyon Rd is expected to begin sometime in late Spring or early Summer.
Other ditching on the sides of Canyon Rd needs to be done but will be considered after the main Canyon Rd is done.
Road Signs and road tour: Nathan O. said only 2 street signs (Sattleberg and Korpi) need to be purchased. This matter was tabled for now.
Hurd Road access beyond BVERMA: See Canyon Rd project.
New Business:
Sale of a property on Korpi is pending, closing scheduled for Oct. 25, 2024
Mary reported the property tax valuation for our storage lot on Southridge is now assessed by the County at $34,880.00. The two waterfront lots are rated as ‘transportation’ and are not taxed as a private lot would so no notice of value has been received.
Mary read a letter she composed about the dues increasing to $300.00 for fiscal year (April 1, 2024 thru March 31. 2025) to go out with the fall/winter letter: asking for nominations for board of directors (there will be one vacancy to be filled), information about the annual dues mailing in early February, and date of next year’s annual meeting. The second page explains why we need to raise the dues. This letter will be mailed the first week of November.
There being no further business, Mary moved, Mike G seconded and all approved that the meeting be adjourned at: 7:11pm
The next meeting date (Mandatory 3rd Saturday meeting) and time will be:
November 16, 2024, at 10:00am.
Board of Directors Meeting Minutes
Saturday, August 17, 2024
Meeting was brought to order at 10:00am at the residence of Pres. Mike Gritton. Members present in person were Pres. Mike Gritton, Secretary Mary Hrudkaj, Directors Jan DeStephano and Mike Meadway. Present by phone was VP Nathan Oakes.
Minutes of the July 23, 2024, meeting was sent via email on August 14 2024 to board members to read prior to the meeting. Mary moved, Mike G seconded and all approved the minutes as read.
Financial reports: We currently have $72,888.19 in our Chase checking account and $182,272.78 in our Chase savings account for a total of $255,160.97 in the bank.
Old Business
Culvert Work: Mike G said he was awaiting call backs from ESA Engineering Services (Patrick McCullough) and engineer Michael Staton (both from the Belfair area) to set dates for them to view the area where urgent culvert repair is needed as well as pavement in the immediate area so they can get us a bid for engineering design for the work needed. An engineering plan is needed due to the terrain, soil type (glacial till) and stream water involvement. He is also trying to find another local civil engineer for a third bid. Mike G and his wife Lynn have spent at least 160 hours on site with workers as well as cleaning brush and vines in areas needed for viewing to make informed bids and making calls. Videos of the insides of the culverts in question are now posted on our official BVERMA Facebook page. Any official information regarding Canyon Road work may be found only on our official Facebook page and our website BVERMA.org.
Road Signs and road tour: Mike M. said he and VP Nathan had toured all the roads with Jeff Curtis. They got photos of some areas. Div 3 was inspected also.
Korpi Road: Brushing was done by the new owner WA Standard Land to access his land.
Hurd Road access beyond BVERMA: Mike M. has spoken with DNR about getting a key but so far no one from DNR has committed to doing so. He said there appears to be room on the north side of the gate for BVERMA to possible put in its own gate next to the present one. However, this does not ensure access via the DNR road as there is another DNR gate at the north end where it meets Hurd Road. There are several private gates across Hurd between the north end of Div. 3 and Hurd Road. He spoke with Mitch Mydske who claims the road is drivable with a quad type ORV or 4WD but not a standard vehicle.
Mike M. plans on driving Hurd from the north end as far as possible to determine the number of gates and distances between them. He has tried contacting 3 State Representatives (1 Allyn) about getting the State to keep Hurd open to the public. So far none have replied. He will visit the Allyn office of one of the representatives if there is no further reply.
New Business:
Crack repair on Canyon Rd: Glen Leighton had volunteered to do some crack sealing on Canyon Rd near where culvert work is planned. He was asked not to do so until engineers can view Canyon and see road conditions above and below the work area. Thanks for volunteering though Glen.
There being no further business, the meeting was adjourned at 10:47am.
The next meeting date and time is to be determined pending site visits and bids from the engineers.
Saturday, August 17, 2024
Meeting was brought to order at 10:00am at the residence of Pres. Mike Gritton. Members present in person were Pres. Mike Gritton, Secretary Mary Hrudkaj, Directors Jan DeStephano and Mike Meadway. Present by phone was VP Nathan Oakes.
Minutes of the July 23, 2024, meeting was sent via email on August 14 2024 to board members to read prior to the meeting. Mary moved, Mike G seconded and all approved the minutes as read.
Financial reports: We currently have $72,888.19 in our Chase checking account and $182,272.78 in our Chase savings account for a total of $255,160.97 in the bank.
Old Business
Culvert Work: Mike G said he was awaiting call backs from ESA Engineering Services (Patrick McCullough) and engineer Michael Staton (both from the Belfair area) to set dates for them to view the area where urgent culvert repair is needed as well as pavement in the immediate area so they can get us a bid for engineering design for the work needed. An engineering plan is needed due to the terrain, soil type (glacial till) and stream water involvement. He is also trying to find another local civil engineer for a third bid. Mike G and his wife Lynn have spent at least 160 hours on site with workers as well as cleaning brush and vines in areas needed for viewing to make informed bids and making calls. Videos of the insides of the culverts in question are now posted on our official BVERMA Facebook page. Any official information regarding Canyon Road work may be found only on our official Facebook page and our website BVERMA.org.
Road Signs and road tour: Mike M. said he and VP Nathan had toured all the roads with Jeff Curtis. They got photos of some areas. Div 3 was inspected also.
Korpi Road: Brushing was done by the new owner WA Standard Land to access his land.
Hurd Road access beyond BVERMA: Mike M. has spoken with DNR about getting a key but so far no one from DNR has committed to doing so. He said there appears to be room on the north side of the gate for BVERMA to possible put in its own gate next to the present one. However, this does not ensure access via the DNR road as there is another DNR gate at the north end where it meets Hurd Road. There are several private gates across Hurd between the north end of Div. 3 and Hurd Road. He spoke with Mitch Mydske who claims the road is drivable with a quad type ORV or 4WD but not a standard vehicle.
Mike M. plans on driving Hurd from the north end as far as possible to determine the number of gates and distances between them. He has tried contacting 3 State Representatives (1 Allyn) about getting the State to keep Hurd open to the public. So far none have replied. He will visit the Allyn office of one of the representatives if there is no further reply.
New Business:
Crack repair on Canyon Rd: Glen Leighton had volunteered to do some crack sealing on Canyon Rd near where culvert work is planned. He was asked not to do so until engineers can view Canyon and see road conditions above and below the work area. Thanks for volunteering though Glen.
There being no further business, the meeting was adjourned at 10:47am.
The next meeting date and time is to be determined pending site visits and bids from the engineers.
Board of Directors Meeting Minutes
Tuesday, June 18, 2024
Meeting was brought to order at 6:01 pm at the residence of VP Mike Gritton. Members present were Pres. Mike Gritton, VP Nathan Oakes, Secretary Mary Hrudkaj, and Directors Mike Meadway and Jan DeStephano
Minutes of the May 21, 2024, were sent via email on June 16th to board members to read prior to the meeting. Mary moved, Mike M seconded and all approved the minutes as read.
Financial reports: We currently have $73,301.29 (deposit made today for $1,100.00 for total of $74,401.29 in our Chase checking account and $182.266.77 in our Chase savings account for a total of $256,668.06 in the bank.
Old Business:
Culvert Inspection: Mike and Lynn G. provided videos taken of two culverts on Canyon at the top of the steep part above Canyon Rd. These culverts drain the ‘pond’ and other drainage down Canyon Rd. These, and other culverts throughout BVERMA, were originally placed before BVERMA was surveyed in 1979. The videos were about 10-11 minutes long each and the work was done by Drain-Pro which had the best rate of several companies contacted for bids.
The videos showed both culverts had several condition problems including rocks and gravel lodged in the corrugations of the metal pipes, holes in the bottom allowing water to drain under the road and not out the end of the culvert pipe, as well as intrusions from rocks or roots reducing the diameter of the pipe. Both pipes had rust and erosion issues throughout.
There are other culverts on Canyon that were also inspected via video but were not in as serious condition as the two described above. The Board has worked out a 5-year plan for maintaining Canyon Rd so less critical work can be delayed while areas, such as mentioned above, need immediate replacement to prevent more damage to Canyon Rd.
It was suggested by Lynn Gritton (formerly worked for the City of Bremerton in their road works department and is familiar with materials and methods needed for road and culvert work) that the present metal culverts be replaced with ‘HDPE’ (non-corrugated piping used in modern plumbing and culvert work) as they will not rust or corrode as metal would and do not retain sand and gravel that might clog a culvert. She also said that Canyon Rd should not have to be closed for any duration as the culverts can be replaced one lane at a time. We will wait until we get estimates and plans before contacting the Dept. of Natural Resources about opening the gates on the ‘Shoofly Creek’ road behind the yellow gate on the State land between Divisions 2 &3. If needed, emergency services and the post office would be notified about road access.
The board agreed that this work needed to be done as soon as possible to secure the safety and use of Canyon Rd.
Contact will be made with several companies to have them come out and give us an estimate for work to be done on these two culverts on Canyon Rd and an estimate for how long the work would take.
New Business: None
Changes of Ownership:
A HOA request form was received for the Sue Dunn property on Bear Ridge Rd. with closing scheduled May 30. Nothing rec’d yet, email sent to title company 6/17 for status, Email reply says the parties are working on a 2-week extension.
Susan Hornseth property sold to Whitney Hunt & Brandon Reid,
ARD1 LLC (Amy Davidson) property sold to Anthony Keeland on 5/23,
William Nause lot sold Secure Land Holding LLC of W. Sacramento, CA.
Transfer fees were received for those sold lots.
There being no further business, the meeting was adjourned at: 7:08pm.
The next meeting will be Tuesday, July 23, 2024 at Mike Gritton’s residence.
Tuesday, June 18, 2024
Meeting was brought to order at 6:01 pm at the residence of VP Mike Gritton. Members present were Pres. Mike Gritton, VP Nathan Oakes, Secretary Mary Hrudkaj, and Directors Mike Meadway and Jan DeStephano
Minutes of the May 21, 2024, were sent via email on June 16th to board members to read prior to the meeting. Mary moved, Mike M seconded and all approved the minutes as read.
Financial reports: We currently have $73,301.29 (deposit made today for $1,100.00 for total of $74,401.29 in our Chase checking account and $182.266.77 in our Chase savings account for a total of $256,668.06 in the bank.
Old Business:
Culvert Inspection: Mike and Lynn G. provided videos taken of two culverts on Canyon at the top of the steep part above Canyon Rd. These culverts drain the ‘pond’ and other drainage down Canyon Rd. These, and other culverts throughout BVERMA, were originally placed before BVERMA was surveyed in 1979. The videos were about 10-11 minutes long each and the work was done by Drain-Pro which had the best rate of several companies contacted for bids.
The videos showed both culverts had several condition problems including rocks and gravel lodged in the corrugations of the metal pipes, holes in the bottom allowing water to drain under the road and not out the end of the culvert pipe, as well as intrusions from rocks or roots reducing the diameter of the pipe. Both pipes had rust and erosion issues throughout.
There are other culverts on Canyon that were also inspected via video but were not in as serious condition as the two described above. The Board has worked out a 5-year plan for maintaining Canyon Rd so less critical work can be delayed while areas, such as mentioned above, need immediate replacement to prevent more damage to Canyon Rd.
It was suggested by Lynn Gritton (formerly worked for the City of Bremerton in their road works department and is familiar with materials and methods needed for road and culvert work) that the present metal culverts be replaced with ‘HDPE’ (non-corrugated piping used in modern plumbing and culvert work) as they will not rust or corrode as metal would and do not retain sand and gravel that might clog a culvert. She also said that Canyon Rd should not have to be closed for any duration as the culverts can be replaced one lane at a time. We will wait until we get estimates and plans before contacting the Dept. of Natural Resources about opening the gates on the ‘Shoofly Creek’ road behind the yellow gate on the State land between Divisions 2 &3. If needed, emergency services and the post office would be notified about road access.
The board agreed that this work needed to be done as soon as possible to secure the safety and use of Canyon Rd.
Contact will be made with several companies to have them come out and give us an estimate for work to be done on these two culverts on Canyon Rd and an estimate for how long the work would take.
New Business: None
Changes of Ownership:
A HOA request form was received for the Sue Dunn property on Bear Ridge Rd. with closing scheduled May 30. Nothing rec’d yet, email sent to title company 6/17 for status, Email reply says the parties are working on a 2-week extension.
Susan Hornseth property sold to Whitney Hunt & Brandon Reid,
ARD1 LLC (Amy Davidson) property sold to Anthony Keeland on 5/23,
William Nause lot sold Secure Land Holding LLC of W. Sacramento, CA.
Transfer fees were received for those sold lots.
There being no further business, the meeting was adjourned at: 7:08pm.
The next meeting will be Tuesday, July 23, 2024 at Mike Gritton’s residence.
Board of Directors Meeting Minutes
Tuesday, May 21, 2024
Meeting brought to order at: 6:03pm at the residence of Pres. Mike Gritton. Members present:
Pres. Gritton, VP Nathan Oakes, Secretary Mary Hrudkaj, and Directors Jan DeStephano and Mike Meadway.
Minutes of the April 23 were sent via email on May 20th to board members for their reading prior to the meeting. Mary moved, Mike M. seconded and all approved the minutes.
Financial reports: We currently have $65,307.84 in our Chase checking account, $182,263.72 in our Chase saving account for a total of $247,571.56 in the bank.
Old Business:
Five Year Road Work Plan: We cannot get a bid on Canyon Rd work until an inspection
via fiber optic camera is done. Once that is completed, we will be able to work more on
scheduling work over the next 5 years.
Culvert Inspection: Mike G. said he and his wife Lynn are trying to get a company that
does fiber optic camera inspections to inspect some of the culverts on Canyon Rd and
have contacted several contractors and are awaiting call-backs.
Grading/Graveling: Is not expected to be done this year due to the anticipated costs of
Canyon Rd work. In past years approximately 40-50% of our road maintenance budget
has been spent on grading/graveling work through State land and in Div 3.
Mowing: Will not be done this year due to the anticipated cost of replacing at least
2 culverts on Canyon Rd.
New Business:
Rules & Regulations Committee: The board discussed creating a rules and regulation
committee but all agreed that the difficulty of having these rules and requirements
for oversize/weight loads would be enforcement of those rules. BVERMA members
in the past have cited additional income would be generated by such fees and costs.
Director Nathan said these would be half measures and difficult to enforce and to
collect. He said more stable income could be brought in by raising annual dues.
Increased Annual Road Dues: The last time dues were increased was 2016 when dues increased to $250.00. At present there are 190 lots and annual income from dues alone is $47,500. Additional income from transfer fees paid by the buyer when property
is sold is not a steady amount so is not included as income for budgetary purposes, Annual budget costs from fiscal year (FY) 2016-2017 have increased from $29,762.19 to $54,000.63 for FY 2023-2024. This includes all budget items, not just road repair.
In 2016 our attorney at that time informed us that we do not have to put a vote to the membership but that the Board it was the board’s responsibility to create the budget and should be able to intelligently decide when a dues increase was needed.
As our roads age (paved areas are now 19 years old) more and more work will be needed to keep them to the standards members are accustomed to. Rather than do a special assessment the board felt it was better to raise dues now so needed repairs on Canyon Rd can be done as well as what may be on the 5year plan.
V.P. Nathan Oaks moved, Director Jan De Stephano seconded, and all approved to raise the annual road dues to $300.00 year.
Changes of Ownership:
A HOA request form was received for the Sue Dunn property on Bear Ridge Rd. with
closing scheduled May 30. HOA forms were completed and returned on the following:
Susan Hornseth property on Southridge is scheduled for closing on May 23;
ARD1 LLC (Amy Davidson) property on Bear Ridge is scheduled for sale on June 7;
William Nause lot (Sattleberg Rd) was scheduled for sale on May 17 but no
change of ownership was found as of May 21 at 0812am.
There being no further business, the meeting was adjourned at 6:51pm.
The next meeting will be on Tuesday, June 18, 2024, at 6:00pm at the residence of Pres. Mike Gritton
Tuesday, May 21, 2024
Meeting brought to order at: 6:03pm at the residence of Pres. Mike Gritton. Members present:
Pres. Gritton, VP Nathan Oakes, Secretary Mary Hrudkaj, and Directors Jan DeStephano and Mike Meadway.
Minutes of the April 23 were sent via email on May 20th to board members for their reading prior to the meeting. Mary moved, Mike M. seconded and all approved the minutes.
Financial reports: We currently have $65,307.84 in our Chase checking account, $182,263.72 in our Chase saving account for a total of $247,571.56 in the bank.
Old Business:
Five Year Road Work Plan: We cannot get a bid on Canyon Rd work until an inspection
via fiber optic camera is done. Once that is completed, we will be able to work more on
scheduling work over the next 5 years.
Culvert Inspection: Mike G. said he and his wife Lynn are trying to get a company that
does fiber optic camera inspections to inspect some of the culverts on Canyon Rd and
have contacted several contractors and are awaiting call-backs.
Grading/Graveling: Is not expected to be done this year due to the anticipated costs of
Canyon Rd work. In past years approximately 40-50% of our road maintenance budget
has been spent on grading/graveling work through State land and in Div 3.
Mowing: Will not be done this year due to the anticipated cost of replacing at least
2 culverts on Canyon Rd.
New Business:
Rules & Regulations Committee: The board discussed creating a rules and regulation
committee but all agreed that the difficulty of having these rules and requirements
for oversize/weight loads would be enforcement of those rules. BVERMA members
in the past have cited additional income would be generated by such fees and costs.
Director Nathan said these would be half measures and difficult to enforce and to
collect. He said more stable income could be brought in by raising annual dues.
Increased Annual Road Dues: The last time dues were increased was 2016 when dues increased to $250.00. At present there are 190 lots and annual income from dues alone is $47,500. Additional income from transfer fees paid by the buyer when property
is sold is not a steady amount so is not included as income for budgetary purposes, Annual budget costs from fiscal year (FY) 2016-2017 have increased from $29,762.19 to $54,000.63 for FY 2023-2024. This includes all budget items, not just road repair.
In 2016 our attorney at that time informed us that we do not have to put a vote to the membership but that the Board it was the board’s responsibility to create the budget and should be able to intelligently decide when a dues increase was needed.
As our roads age (paved areas are now 19 years old) more and more work will be needed to keep them to the standards members are accustomed to. Rather than do a special assessment the board felt it was better to raise dues now so needed repairs on Canyon Rd can be done as well as what may be on the 5year plan.
V.P. Nathan Oaks moved, Director Jan De Stephano seconded, and all approved to raise the annual road dues to $300.00 year.
Changes of Ownership:
A HOA request form was received for the Sue Dunn property on Bear Ridge Rd. with
closing scheduled May 30. HOA forms were completed and returned on the following:
Susan Hornseth property on Southridge is scheduled for closing on May 23;
ARD1 LLC (Amy Davidson) property on Bear Ridge is scheduled for sale on June 7;
William Nause lot (Sattleberg Rd) was scheduled for sale on May 17 but no
change of ownership was found as of May 21 at 0812am.
There being no further business, the meeting was adjourned at 6:51pm.
The next meeting will be on Tuesday, June 18, 2024, at 6:00pm at the residence of Pres. Mike Gritton
Board of Directors Meeting Minutes
Tuesday, April 23, 2024
Meeting brought to order at 5:57 pm at the residence of Pres. Mike Gritton. Members present were Pres. Gritton, VP Nathan Oakes, Secretary Mary Hrudkaj, and Director Mike Meadway. Director Jan DeStephano was absent with cause.
Minutes of the February 17th and March 16th meetings were provided via email on 4/20/2024 for review prior to this meeting. Mary moved, Mike G. seconded and all approved the minutes as presented.
Financial reports: We currently have $53,970.42 in our Chase checking account, $182,160.57 in our saving account for a total of $236,230.99 in the bank. So far 39% of membership has paid for a total of $18,620.00 paid on 24-25 road dues. This does not include $1,400 in credit for plowing.
Old Business:
Canyon Rd work by Glen Leighton: He put down and compacted gravel on a couple curves on Canyon as well as filling the hole just below Fink’s gate, he has not yet presented an invoice work or materials
Road Inspection with Agate Asphalt, Mike and Lynn Gritton toured the roads with
a representative of Agate Asphalt to determine what needs doing and the priority
for which gets done first. Lynn, formerly a road/street planner for the City of Bremerton
prepared a tentative 5-year work plan for Canyon Rd which was discussed by the
board. An invoice from Agate Asphalt for work just on Canyon Road was received with
an estimate of $27,343.09 for just on Canyon Rd.
More work on a long-term (5 or more years) for all roads in BVERMA needs to be done.
In the above ground inspection it was found that several culverts on Canyon need inspection
via a camera/video to determine the extent of wear or damage so a decision can be made
regarding priority and how to do the work without closing Canyon Rd.
The Board will work on these projects and will let members know when any
work is to be done.
End of year financial report: Mary presented an end-of-the-year expenditure report
for Fiscal Year 2023-2024. Total income for FY 23-24 was $58,138.13 (includes dues,
transfer fees and paid old debts) and total expenditures was $54,000.63.
A new lock was put in place on Conex box. Mary paid for the lock herself.
Meeting with Attorney Berner: Mike G and Mary H met with the new attorney about a
foreclosure we are involved in. Hopefully there can be an agreement made with
the member’s family before the matter goes to court. All attorney fees are billed back to
to the member.
Changes of Ownership:
Wolf, Thomas, sold to George & Cindy Eggiman II, dues & transfer fee paid
Starkey sold lot on Korpi to Washington Standard Land on 3/29, the title company
Was advised re logging use of roads so they can let the buyer know
Adams, Chris & Nicole sold their lot on Hurd across to Earl Iddings and
his wife Bridgette Slate, dues and transfer fee paid (see confidential matters)
There being no further business, the meeting was adjourned at 6:35pm.
The next meeting will be on Tuesday, May 21, 2024 at 6:00pm at the residence of Pres. Mike Gritton
Tuesday, April 23, 2024
Meeting brought to order at 5:57 pm at the residence of Pres. Mike Gritton. Members present were Pres. Gritton, VP Nathan Oakes, Secretary Mary Hrudkaj, and Director Mike Meadway. Director Jan DeStephano was absent with cause.
Minutes of the February 17th and March 16th meetings were provided via email on 4/20/2024 for review prior to this meeting. Mary moved, Mike G. seconded and all approved the minutes as presented.
Financial reports: We currently have $53,970.42 in our Chase checking account, $182,160.57 in our saving account for a total of $236,230.99 in the bank. So far 39% of membership has paid for a total of $18,620.00 paid on 24-25 road dues. This does not include $1,400 in credit for plowing.
Old Business:
Canyon Rd work by Glen Leighton: He put down and compacted gravel on a couple curves on Canyon as well as filling the hole just below Fink’s gate, he has not yet presented an invoice work or materials
Road Inspection with Agate Asphalt, Mike and Lynn Gritton toured the roads with
a representative of Agate Asphalt to determine what needs doing and the priority
for which gets done first. Lynn, formerly a road/street planner for the City of Bremerton
prepared a tentative 5-year work plan for Canyon Rd which was discussed by the
board. An invoice from Agate Asphalt for work just on Canyon Road was received with
an estimate of $27,343.09 for just on Canyon Rd.
More work on a long-term (5 or more years) for all roads in BVERMA needs to be done.
In the above ground inspection it was found that several culverts on Canyon need inspection
via a camera/video to determine the extent of wear or damage so a decision can be made
regarding priority and how to do the work without closing Canyon Rd.
The Board will work on these projects and will let members know when any
work is to be done.
End of year financial report: Mary presented an end-of-the-year expenditure report
for Fiscal Year 2023-2024. Total income for FY 23-24 was $58,138.13 (includes dues,
transfer fees and paid old debts) and total expenditures was $54,000.63.
A new lock was put in place on Conex box. Mary paid for the lock herself.
Meeting with Attorney Berner: Mike G and Mary H met with the new attorney about a
foreclosure we are involved in. Hopefully there can be an agreement made with
the member’s family before the matter goes to court. All attorney fees are billed back to
to the member.
Changes of Ownership:
Wolf, Thomas, sold to George & Cindy Eggiman II, dues & transfer fee paid
Starkey sold lot on Korpi to Washington Standard Land on 3/29, the title company
Was advised re logging use of roads so they can let the buyer know
Adams, Chris & Nicole sold their lot on Hurd across to Earl Iddings and
his wife Bridgette Slate, dues and transfer fee paid (see confidential matters)
There being no further business, the meeting was adjourned at 6:35pm.
The next meeting will be on Tuesday, May 21, 2024 at 6:00pm at the residence of Pres. Mike Gritton
Board of Directors Meeting Minutes
Saturday, March 16, 2024
The meeting was held immediately after the Annual Meeting. The meeting came to order at 11:05AM. Present were VP Mike Gritton (Pres. Curtis having retired from the board after the annual meeting), Secretary Mary Hrudkaj, Directors Jan DeStephano, Nathan Oakes and Mike Meadway (new elected to the board).
Mary explained to new board member Mike Meadway that we always elect officers just after the annual meeting. She also said there would be other confidential matters to be discussed after officers were chosen.
Mary moved and Nathan Oakes seconded that Mike Gritton be the President. All approved.
Jan DeStephano moved that Nathan Oakes be Vice President and Mike Gritton seconded. All approved.
Mary said she would continue as Secretary/Treasurer and all approved.
Mary said she had spoken with Attorney Dan Berner about handling the pending foreclosure and that she had paid the retainer fee of $5,000. Attorney fees are $325/hour and paralegal fees are $185/hour. Atty Berner said it would probably cost between $2,500 and $3,500 for the foreclosure and any money not spent would be returned to BVEMA. Atty Berner had emailed an engagement agreement which was signed by Pres. Gritton during this meeting. Mary will contact the attorney’s office next week to set a date for her and Mike G. to meet with the attorney.
Mary said she had purchased, with her own money, a combination lock for the Conex storage box. The old lock has become very difficult for a key to open. That lock was one Mary had donated when the Conex box was first purchased and delivered.
There being no other matters, the meeting was adjourned at 11:20am. The next meeting will be April 23rd at 6:00pm at the residence of Pres. Gritton.
Saturday, March 16, 2024
The meeting was held immediately after the Annual Meeting. The meeting came to order at 11:05AM. Present were VP Mike Gritton (Pres. Curtis having retired from the board after the annual meeting), Secretary Mary Hrudkaj, Directors Jan DeStephano, Nathan Oakes and Mike Meadway (new elected to the board).
Mary explained to new board member Mike Meadway that we always elect officers just after the annual meeting. She also said there would be other confidential matters to be discussed after officers were chosen.
Mary moved and Nathan Oakes seconded that Mike Gritton be the President. All approved.
Jan DeStephano moved that Nathan Oakes be Vice President and Mike Gritton seconded. All approved.
Mary said she would continue as Secretary/Treasurer and all approved.
Mary said she had spoken with Attorney Dan Berner about handling the pending foreclosure and that she had paid the retainer fee of $5,000. Attorney fees are $325/hour and paralegal fees are $185/hour. Atty Berner said it would probably cost between $2,500 and $3,500 for the foreclosure and any money not spent would be returned to BVEMA. Atty Berner had emailed an engagement agreement which was signed by Pres. Gritton during this meeting. Mary will contact the attorney’s office next week to set a date for her and Mike G. to meet with the attorney.
Mary said she had purchased, with her own money, a combination lock for the Conex storage box. The old lock has become very difficult for a key to open. That lock was one Mary had donated when the Conex box was first purchased and delivered.
There being no other matters, the meeting was adjourned at 11:20am. The next meeting will be April 23rd at 6:00pm at the residence of Pres. Gritton.
Belfair View Estates RMA
2024 Annual General Membership Meeting Minutes
Saturday, March 16, 2024
Tahuya Fire Station, Tahuya, WA
The fire station was opened at 9:00am for set-up by the board. Ballot counting began at 9:40am with Lisa Curtis and Director Jan DeStephano as counters. See below for vote results.
The meeting was brought to order at 10:05am. Board members present were Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj and Directors Jan DeStephano and Nathan Oakes. Also present were 12 members plus some relatives. Including ballots received (minus those who submitted ballots but had signed in) there were 23 ballots counting towards making a quorum. With 12 in person and 23 ballots there were 35 voting members represented making a quorum (15 in person or by ballot per our By-Laws).
Pres. Curtis introduced the board. The reading of the minutes was waived by those members present. For the financial report Sec. Mary did not have a current bank printout but the checkbook showed 39,004.38 with approximately $182,000.00 in the savings account. A check on 3/17/2024 at 9:38am shows $42,640.05 (includes payments received at meeting) in checking and the savings account has $182.257.72 for a total of $223,147.77.
Voting for members present that did not submit an absentee ballot was done. The results are as follows of both ballots and the hand count:
Annual Meeting Minutes from 2023 meeting: Approve: 48, Against: 0
Board of Directors: Mike Gritton: 48 for, Mary Hrudkaj: 48 for, Jan DeStephano: 48 for, Nathan Oakes: 48 for, Mike Meadway: 47 for. There were no other
names on the ballot for the Board.
Proposed 24-25 Annual Budget: 36 for with 4 not marking their ballot.
Waterfront Parking Improvement: Approved 20, Disapprove: 27.
In summary, all matters were approved except for improvements to the waterfront lots parking area.
There was a lengthy discussion about what work was proposed for the waterfront lots. Pres. Curtis explained what needed to be done on the steep drive to the parking area. Both Glen Leighton and Dan Kewish said there needed to be curtain drains installed under any gravel or pavement on the short drive to divert water flow from the seasonal drainage on the drive. Dan Kewish said it would be approximately $3,000.00 to install curtain drains and Pres Curtis described the parking area and that area not being included in the estimate for improvements. Another member suggested a ‘members use only’ sign on the drive. Others asked how many members use the waterfront as, at present, there is no access down to the beach besides climbing down the rock embankment. Only a few members use the beach, mostly for oyster harvesting.
Glen L. suggested gravel (coarse base and smaller surface material) to reduce costs. Being in charge of the project he will contact Agate Asphalt and work with them. Others feel that the more use the site gets there more wear the drive will get so gravel might get moved out of place.
There was discussion about the State section of Hurd Rd between Divisions 2 & 3. Pres Jeff and Sec. Mary explained what was done in 2020 by the State replacing 4 culverts and grading between the planned logging area (begun in Jan 2021) and the yellow Shoofly Rd gate. A member living on Black Bear mentioned erosion due to run-off that has occurred recently. That road was graded last year but because of filled culverts and the hillside ditch not being cleared while grading run-off now crosses the road. Lynn Gritton suggested paving section of Hurd Rd on an annual basis instead of repeatedly grading and graveling. Dan Kewish explained that without Hurd Rd being graded so it is crowned and water drains away from the road, the pothole problem will continue. In the past Agate Asphalt has said they are unable to crown the road with the equipment they bring out due to road width. They will be asked to bring smaller equipment if possible. Dan Kewish suggested paving the road by putting a special assessment on those who own property in Division 3. That would have to be put to a vote of members owning property there. Currently there are 6 properties with full-time residences but there are 24 parcels with 14 owners. Presently BVE is spending approximately 45% of its annual road work budget on Hurd Rd across the State land. Mike Meadway said he could try to work with both the State and County to see if they could appropriate some funds to improve the road.
There was discussion about having the Sheriff’s Department patrol more often and possibly enforce speed laws on Hurd Rd. There have been recent complaints about reckless driving and speeding around pedestrians. Some have contacted Sec. Mary who has told them to contact the Sheriff’s Office. Shelly McAleese said she has spoken with deputies she has recently seen up here and said they told her they were patrolling more due to ongoing problems with daytime burglaries and suspicion vehicles.
Lynn Gritten asked about more speed limit signs on some of the roads and some present signs that need replacement or post repair. That will be on the list for the board to check on with they do a road survey in the near future before contracting paving/repair work.
Dan Kewish said the ‘dip’ on Canyon at the top of the steep slope at the first curve uphill is getting deeper. Mike Meadway (elected to the board) said he’d see if he could get a look to see the condition of the culvert which drains a seasonal stream.
The board thanked Glen Leighton for patching work he has done recently on Canyon Rd. The centerline pothole below the Fink gate was patched and he has patched the edge of Canyon where damage has occurred by vehicles taking the top curve to close to the edge. He will receive credit for hours worked when an invoice for hours worked is turned in.
There being no more questions from those present, Pres Jeff moved, Jan DeStephano seconded, and all approved the meeting be adjourned. All approved and the meeting was adjourned at 11:00.
2024 Annual General Membership Meeting Minutes
Saturday, March 16, 2024
Tahuya Fire Station, Tahuya, WA
The fire station was opened at 9:00am for set-up by the board. Ballot counting began at 9:40am with Lisa Curtis and Director Jan DeStephano as counters. See below for vote results.
The meeting was brought to order at 10:05am. Board members present were Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj and Directors Jan DeStephano and Nathan Oakes. Also present were 12 members plus some relatives. Including ballots received (minus those who submitted ballots but had signed in) there were 23 ballots counting towards making a quorum. With 12 in person and 23 ballots there were 35 voting members represented making a quorum (15 in person or by ballot per our By-Laws).
Pres. Curtis introduced the board. The reading of the minutes was waived by those members present. For the financial report Sec. Mary did not have a current bank printout but the checkbook showed 39,004.38 with approximately $182,000.00 in the savings account. A check on 3/17/2024 at 9:38am shows $42,640.05 (includes payments received at meeting) in checking and the savings account has $182.257.72 for a total of $223,147.77.
Voting for members present that did not submit an absentee ballot was done. The results are as follows of both ballots and the hand count:
Annual Meeting Minutes from 2023 meeting: Approve: 48, Against: 0
Board of Directors: Mike Gritton: 48 for, Mary Hrudkaj: 48 for, Jan DeStephano: 48 for, Nathan Oakes: 48 for, Mike Meadway: 47 for. There were no other
names on the ballot for the Board.
Proposed 24-25 Annual Budget: 36 for with 4 not marking their ballot.
Waterfront Parking Improvement: Approved 20, Disapprove: 27.
In summary, all matters were approved except for improvements to the waterfront lots parking area.
There was a lengthy discussion about what work was proposed for the waterfront lots. Pres. Curtis explained what needed to be done on the steep drive to the parking area. Both Glen Leighton and Dan Kewish said there needed to be curtain drains installed under any gravel or pavement on the short drive to divert water flow from the seasonal drainage on the drive. Dan Kewish said it would be approximately $3,000.00 to install curtain drains and Pres Curtis described the parking area and that area not being included in the estimate for improvements. Another member suggested a ‘members use only’ sign on the drive. Others asked how many members use the waterfront as, at present, there is no access down to the beach besides climbing down the rock embankment. Only a few members use the beach, mostly for oyster harvesting.
Glen L. suggested gravel (coarse base and smaller surface material) to reduce costs. Being in charge of the project he will contact Agate Asphalt and work with them. Others feel that the more use the site gets there more wear the drive will get so gravel might get moved out of place.
There was discussion about the State section of Hurd Rd between Divisions 2 & 3. Pres Jeff and Sec. Mary explained what was done in 2020 by the State replacing 4 culverts and grading between the planned logging area (begun in Jan 2021) and the yellow Shoofly Rd gate. A member living on Black Bear mentioned erosion due to run-off that has occurred recently. That road was graded last year but because of filled culverts and the hillside ditch not being cleared while grading run-off now crosses the road. Lynn Gritton suggested paving section of Hurd Rd on an annual basis instead of repeatedly grading and graveling. Dan Kewish explained that without Hurd Rd being graded so it is crowned and water drains away from the road, the pothole problem will continue. In the past Agate Asphalt has said they are unable to crown the road with the equipment they bring out due to road width. They will be asked to bring smaller equipment if possible. Dan Kewish suggested paving the road by putting a special assessment on those who own property in Division 3. That would have to be put to a vote of members owning property there. Currently there are 6 properties with full-time residences but there are 24 parcels with 14 owners. Presently BVE is spending approximately 45% of its annual road work budget on Hurd Rd across the State land. Mike Meadway said he could try to work with both the State and County to see if they could appropriate some funds to improve the road.
There was discussion about having the Sheriff’s Department patrol more often and possibly enforce speed laws on Hurd Rd. There have been recent complaints about reckless driving and speeding around pedestrians. Some have contacted Sec. Mary who has told them to contact the Sheriff’s Office. Shelly McAleese said she has spoken with deputies she has recently seen up here and said they told her they were patrolling more due to ongoing problems with daytime burglaries and suspicion vehicles.
Lynn Gritten asked about more speed limit signs on some of the roads and some present signs that need replacement or post repair. That will be on the list for the board to check on with they do a road survey in the near future before contracting paving/repair work.
Dan Kewish said the ‘dip’ on Canyon at the top of the steep slope at the first curve uphill is getting deeper. Mike Meadway (elected to the board) said he’d see if he could get a look to see the condition of the culvert which drains a seasonal stream.
The board thanked Glen Leighton for patching work he has done recently on Canyon Rd. The centerline pothole below the Fink gate was patched and he has patched the edge of Canyon where damage has occurred by vehicles taking the top curve to close to the edge. He will receive credit for hours worked when an invoice for hours worked is turned in.
There being no more questions from those present, Pres Jeff moved, Jan DeStephano seconded, and all approved the meeting be adjourned. All approved and the meeting was adjourned at 11:00.
Board of Directors Meeting Minutes
Saturday, February 17, 2024
The meeting was brought to order at 10:00am at the residence of VP Mike Gritton. Members present in person were Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, and Director Jan DeStephano. Director Nathan Oakes was present via phone.
Minutes of the January 9, 2024, meeting was provided via email on 2/14/2024 for review prior to this meeting. Mary moved, Jeff C. seconded, and all approved the minutes as read.
Financial Report: We currently have $37,123.49 in our Chase checking account and $182,254.87 in our Chase savings account for a total of $219,378.36 in our bank accounts.
Old Business:
2024 Annual Meeting: The fire station opens at 9:00 for set up, ballot counting starts at 9:40am. The meeting starts at 10:00am. Assignments: ballots will be counted by Jan De Stephano and Lisa Curtis, greeter will be Jeff C. Mary will oversee vote counting.
Printing/Mailing Costs: Due to the larger number of printed pages being sent out (14) and the rising cost of printing, the cost for this year’s mailer was more than twice last year’s for a total of $494.76. Increased postal rates and larger than usual mailing the postage was $254.32. Mary had compared printing costs at Copy That (Belfair) and Staples (Port Orchard) and found Copy That was cheaper by approximately $28.44. Nathan questioned if these mailings could be done electronically. Mary informed the board that the State requires mailed notification of annual meetings and voting materials.
New Business: Jeff C. and Mike G will be working on the doors of the Conex box after this board meeting. The hinges are difficult to close making securing the box difficult.
We still have 12 50# bags of salt in storage and Jeff has two bags in his truck for use on Canyon as needed.
Changes of Ownership:
Wolf, Thomas (deceased): closing is scheduled for February 26. 2024 per the title company and a son of the owner. In late January an HOA form was received, completed and returned.
Adams, Christopher & Nicole: Mary received a call from a realtor listing this property. This is the property on the north side of Hurd across from McFarlane where the owner did illegal burning in June 2023 and cut through power lines around the same time.
Asking price for the 0.75 acre site is $99,000.
There being no further business, the meeting was adjourned at 10:30am. Jeff moved, Mary seconded and all approved.
The next meeting will be the annual meeting, Saturday, March 16, 2024 at the Tahuya Fire station. Officers will be elected after the annual meeting. Board members should arrive at 9:00am.
Saturday, February 17, 2024
The meeting was brought to order at 10:00am at the residence of VP Mike Gritton. Members present in person were Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, and Director Jan DeStephano. Director Nathan Oakes was present via phone.
Minutes of the January 9, 2024, meeting was provided via email on 2/14/2024 for review prior to this meeting. Mary moved, Jeff C. seconded, and all approved the minutes as read.
Financial Report: We currently have $37,123.49 in our Chase checking account and $182,254.87 in our Chase savings account for a total of $219,378.36 in our bank accounts.
Old Business:
2024 Annual Meeting: The fire station opens at 9:00 for set up, ballot counting starts at 9:40am. The meeting starts at 10:00am. Assignments: ballots will be counted by Jan De Stephano and Lisa Curtis, greeter will be Jeff C. Mary will oversee vote counting.
Printing/Mailing Costs: Due to the larger number of printed pages being sent out (14) and the rising cost of printing, the cost for this year’s mailer was more than twice last year’s for a total of $494.76. Increased postal rates and larger than usual mailing the postage was $254.32. Mary had compared printing costs at Copy That (Belfair) and Staples (Port Orchard) and found Copy That was cheaper by approximately $28.44. Nathan questioned if these mailings could be done electronically. Mary informed the board that the State requires mailed notification of annual meetings and voting materials.
New Business: Jeff C. and Mike G will be working on the doors of the Conex box after this board meeting. The hinges are difficult to close making securing the box difficult.
We still have 12 50# bags of salt in storage and Jeff has two bags in his truck for use on Canyon as needed.
Changes of Ownership:
Wolf, Thomas (deceased): closing is scheduled for February 26. 2024 per the title company and a son of the owner. In late January an HOA form was received, completed and returned.
Adams, Christopher & Nicole: Mary received a call from a realtor listing this property. This is the property on the north side of Hurd across from McFarlane where the owner did illegal burning in June 2023 and cut through power lines around the same time.
Asking price for the 0.75 acre site is $99,000.
There being no further business, the meeting was adjourned at 10:30am. Jeff moved, Mary seconded and all approved.
The next meeting will be the annual meeting, Saturday, March 16, 2024 at the Tahuya Fire station. Officers will be elected after the annual meeting. Board members should arrive at 9:00am.
BVERMA Board of Directors Meeting Minutes
Tuesday, January 9, 2024
The meeting was brought to order at 6:00pm at the residence of VP Mike Gritton. Members present were Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Nathan Oakes and Jan DeStephano. Also present was BVE member Mike Meadway.
Minutes of the November 18, 2023, meeting was provided via email on 1/06/2024 for review prior to the meeting. Jeff moved, Mary seconded, and all approved the minutes.
Financial Report: We currently have $37,756.09 in our Chase checking account and $182,251.62 in our Chase savings account for a total of $220,007.71 in our accounts.
Old Business:
In early December Jan and Mary sent out the December mailer which let members know if they wanted their name put in for Board of Directors or had any item they wanted on the 2024-2025 annual meeting agenda they needed to reply in writing before Feb. 1, 2024.
2024-2025 Annual Budget: The Board created the proposed budget for fiscal year2024-2025 which will be presented for membership vote on the ballot coming out mid-February. The annual meeting will be Saturday, March 16 at 10:00pm.
New Business:
Mary let the board know that she will be available by phone between Jan 23 and
Feb 10 and will have the association laptop with her in case member info is needed.
Jan was given a check for $50 and will contact NMRFD to reserve the
Tahuya Fire Station for the annual meeting on March 16.
Mary requested a review of the Dues and Assessment Policy so some wording could be changed and cost threshold for foreclosure could be reduced. Under Policy 1 (Due Date and Notification), paragraph 2, second sentence wording will change from ‘most’ to ‘all’ regarding correspondence with the board. Under Policy 8 (Foreclosure And Lawsuit), the threshold amount to trigger foreclosure will be reduced to $2,000 from $2,500; and the word ‘and’ in the same sentence will change to ‘or’. Mary moved, Jeff seconded and all approved these changes.
Changes of Ownership:
Kevin & Laura Smith sold their property to William & Dana Fisher in late December. The transfer fee was received 1/4/2024. Asher did a boundary line adjustment leaving them with one lot instead of 2.
There being no further business the meeting adjourned at 6:56pm.
The next meeting will be Saturday, Feb 17, 2024 at10:00am at VP Gritton’s residence.
Tuesday, January 9, 2024
The meeting was brought to order at 6:00pm at the residence of VP Mike Gritton. Members present were Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Nathan Oakes and Jan DeStephano. Also present was BVE member Mike Meadway.
Minutes of the November 18, 2023, meeting was provided via email on 1/06/2024 for review prior to the meeting. Jeff moved, Mary seconded, and all approved the minutes.
Financial Report: We currently have $37,756.09 in our Chase checking account and $182,251.62 in our Chase savings account for a total of $220,007.71 in our accounts.
Old Business:
In early December Jan and Mary sent out the December mailer which let members know if they wanted their name put in for Board of Directors or had any item they wanted on the 2024-2025 annual meeting agenda they needed to reply in writing before Feb. 1, 2024.
2024-2025 Annual Budget: The Board created the proposed budget for fiscal year2024-2025 which will be presented for membership vote on the ballot coming out mid-February. The annual meeting will be Saturday, March 16 at 10:00pm.
New Business:
Mary let the board know that she will be available by phone between Jan 23 and
Feb 10 and will have the association laptop with her in case member info is needed.
Jan was given a check for $50 and will contact NMRFD to reserve the
Tahuya Fire Station for the annual meeting on March 16.
Mary requested a review of the Dues and Assessment Policy so some wording could be changed and cost threshold for foreclosure could be reduced. Under Policy 1 (Due Date and Notification), paragraph 2, second sentence wording will change from ‘most’ to ‘all’ regarding correspondence with the board. Under Policy 8 (Foreclosure And Lawsuit), the threshold amount to trigger foreclosure will be reduced to $2,000 from $2,500; and the word ‘and’ in the same sentence will change to ‘or’. Mary moved, Jeff seconded and all approved these changes.
Changes of Ownership:
Kevin & Laura Smith sold their property to William & Dana Fisher in late December. The transfer fee was received 1/4/2024. Asher did a boundary line adjustment leaving them with one lot instead of 2.
There being no further business the meeting adjourned at 6:56pm.
The next meeting will be Saturday, Feb 17, 2024 at10:00am at VP Gritton’s residence.
BVERMA Board of Directors Meeting Minutes
Saturday, November18, 2023
Meeting brought to order at: 10:00 am at the residence of VP Mike Gritton Members present:
Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Jan DeStephano and Nathan Oakes.
Minutes of the Sept. 19, 2023, meeting was provided via email on 11/14/2023 for review prior to this meeting. Jeff moved and Jan seconded the minutes be approved as read. All approved.
Financial reports: We currently have $43,468.12 in our Chase checking account and $182,245.85 in our Chase savings account for a total of $225,713.97 in our bank accounts. Mary transferred $5,000.00 from savings to checking on 11/14/2023. Two checks totaling $4478.77 were received and deposited but not included in the above amounts as they have not yet cleared the bank.
As of this date payments from members total $60,389.93, of which $13,012.42 was arrearages on three accounts. This amount includes transfer fees on sold properties and other fees and interest.
Old business:
Road work: Raking and sweeping has been done 4 times on Canyon Rd. With this past weekend’s wind, we should be able to wrap up sweeping and raking early this season as all the maples and much of the alder leaves are down now.
Pavement Repair on Canyon: Removal of damaged asphalt and repaving was done this past Wednesday and Thursday. There were a couple complaints about not being able to get their children to the bus on time. The road was open to traffic (one lane with flaggers) at all times. The total cost was $14,331.77 and was paid online on 11/18/2023. The final cost was the same as the estimate.
Beach Lots: Mary has been unable to find any old documents that show the original siting of the easement across our two beach properties for lots 47, 48 and 49 to the NE. The easement first shows up in 1970 for lot 49 (current owner Skreen). A 1930 deed from the State of WA to C. F. Larsen (before Cothary Beach Tracts) does not show an easement for any of these lots. More research will be done. The original Cothary Beach Tracts from 1947 does not show an easement. There is no record of any agreement among the 5 properties served by the easement (2 BVE lots and 3 private lots) as to who is responsible for maintenance.
The question of doing any upgrades (paving estimated to cost (as of this time) is $9,875.67 and will be put to members on the annual ballot coming out in late February 2024.
New Business:
Changes of Ownership
Martin’s lot sold to Robin & Todd Brown on 9/21/2023,
Lund’s lot sold to Jeff & Karen Callahan on 10/31/2023.
2024-2025 Budget: Mary gave board members a copy of the current budget and expenditures to review before our January meeting when the board will draw up the proposed 24-25 budget.
The budget item will be on the annual ballot coming out in late February 2024.
Winter Road Maintenance: Jeff and Mike will check on the road salt currently in our storage shed. Approximately half of the ton was used last winter.
There being no further business, the meeting was adjourned at: 10:38am. Jeff moved and Nathan seconded the meeting be adjourned. All approved.
The next meeting will be Tuesday January 9, 2024 at the residence of VP Mike Gritton.
Jeff will post the date on our website.
Saturday, November18, 2023
Meeting brought to order at: 10:00 am at the residence of VP Mike Gritton Members present:
Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Jan DeStephano and Nathan Oakes.
Minutes of the Sept. 19, 2023, meeting was provided via email on 11/14/2023 for review prior to this meeting. Jeff moved and Jan seconded the minutes be approved as read. All approved.
Financial reports: We currently have $43,468.12 in our Chase checking account and $182,245.85 in our Chase savings account for a total of $225,713.97 in our bank accounts. Mary transferred $5,000.00 from savings to checking on 11/14/2023. Two checks totaling $4478.77 were received and deposited but not included in the above amounts as they have not yet cleared the bank.
As of this date payments from members total $60,389.93, of which $13,012.42 was arrearages on three accounts. This amount includes transfer fees on sold properties and other fees and interest.
Old business:
Road work: Raking and sweeping has been done 4 times on Canyon Rd. With this past weekend’s wind, we should be able to wrap up sweeping and raking early this season as all the maples and much of the alder leaves are down now.
Pavement Repair on Canyon: Removal of damaged asphalt and repaving was done this past Wednesday and Thursday. There were a couple complaints about not being able to get their children to the bus on time. The road was open to traffic (one lane with flaggers) at all times. The total cost was $14,331.77 and was paid online on 11/18/2023. The final cost was the same as the estimate.
Beach Lots: Mary has been unable to find any old documents that show the original siting of the easement across our two beach properties for lots 47, 48 and 49 to the NE. The easement first shows up in 1970 for lot 49 (current owner Skreen). A 1930 deed from the State of WA to C. F. Larsen (before Cothary Beach Tracts) does not show an easement for any of these lots. More research will be done. The original Cothary Beach Tracts from 1947 does not show an easement. There is no record of any agreement among the 5 properties served by the easement (2 BVE lots and 3 private lots) as to who is responsible for maintenance.
The question of doing any upgrades (paving estimated to cost (as of this time) is $9,875.67 and will be put to members on the annual ballot coming out in late February 2024.
New Business:
Changes of Ownership
Martin’s lot sold to Robin & Todd Brown on 9/21/2023,
Lund’s lot sold to Jeff & Karen Callahan on 10/31/2023.
2024-2025 Budget: Mary gave board members a copy of the current budget and expenditures to review before our January meeting when the board will draw up the proposed 24-25 budget.
The budget item will be on the annual ballot coming out in late February 2024.
Winter Road Maintenance: Jeff and Mike will check on the road salt currently in our storage shed. Approximately half of the ton was used last winter.
There being no further business, the meeting was adjourned at: 10:38am. Jeff moved and Nathan seconded the meeting be adjourned. All approved.
The next meeting will be Tuesday January 9, 2024 at the residence of VP Mike Gritton.
Jeff will post the date on our website.
BVERMA Board of Directors Meeting Minutes
Tuesday, September 19, 2023
Meeting brought to order at 6:00 pm at the residence of VP Mike Gritton Members present:
Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Nathan Oakes and Jan DeStephano.
Minutes of the August 26, 2023, meeting was provided via email on 9/12/2023 for review prior to this meeting. Mary moved, Pres. Jeff seconded and all approved the minutes.
Financial reports: We currently have $56,817.65 in our Chase checking account and $177,240.01 in our Chase savings account for a total of $234,057.66 in our bank accounts.
Old business:
Road work: Jeff had an estimate from Agate Asphalt for road work on the lower portion of Canyon Rd from the lower end of the concrete area to near where repaving was done at the bottom of the road last year. The work on the full road width includes removing the old surface, gravel base and leveling as well as a 2” layer of new asphalt. The area has extensive cracking and some slumping on the canyon side of the road. The company will have flaggers for safety. The estimate is for $14,331.77 which the board approved unanimously. At this time we do not have a start date.
Beach Lots: Mary said we need to get old recorded documents from County that are not available online before we make any agreements on what to do and whom should be responsible for costs. Also, we should have any pertinent documentation in our files that deal with easement rights/responsibility for beach lots. She has a list of several documents for all affected lots (ours and 2 adjacent property owners who have easement rights across our property) and expects to need copies of four of those. Jeff moved, Jan seconded, and all approved the costs of getting these documents. These will be obtained when Mary goes to the Auditor’s office to file pending liens.
Jeff provided an estimate given him by Glen Leighton for potential work by Agate Asphalt to improve (grade and pave) the access road to the parking area and easement across our lots for 2 adjacent parcels that have easement rights. The estimate was for $9,875.67 (not including County permits). The board agreed any work to be done needs to be approved by the whole membership as only a few members use the waterfront lots which are not easily accessible. An adjacent property owner (Skreen) has already done some work on the lower part of the drive and had suggested an under layment with gravel on top but no paving. This is considered not a viable solution as the steepness would result in vehicles digging up the gravel and underlayment (ground cloth like material).
New Business: No new business.
Changes of Ownership & Pending sale
Martins accepted offer, closing to be 9/23
There being no further business, the meeting was adjourned at 6:35pm.
The next meeting will be Saturday, November 18, 2023, at 10:00 at Mike’s residence
Tuesday, September 19, 2023
Meeting brought to order at 6:00 pm at the residence of VP Mike Gritton Members present:
Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Nathan Oakes and Jan DeStephano.
Minutes of the August 26, 2023, meeting was provided via email on 9/12/2023 for review prior to this meeting. Mary moved, Pres. Jeff seconded and all approved the minutes.
Financial reports: We currently have $56,817.65 in our Chase checking account and $177,240.01 in our Chase savings account for a total of $234,057.66 in our bank accounts.
Old business:
Road work: Jeff had an estimate from Agate Asphalt for road work on the lower portion of Canyon Rd from the lower end of the concrete area to near where repaving was done at the bottom of the road last year. The work on the full road width includes removing the old surface, gravel base and leveling as well as a 2” layer of new asphalt. The area has extensive cracking and some slumping on the canyon side of the road. The company will have flaggers for safety. The estimate is for $14,331.77 which the board approved unanimously. At this time we do not have a start date.
Beach Lots: Mary said we need to get old recorded documents from County that are not available online before we make any agreements on what to do and whom should be responsible for costs. Also, we should have any pertinent documentation in our files that deal with easement rights/responsibility for beach lots. She has a list of several documents for all affected lots (ours and 2 adjacent property owners who have easement rights across our property) and expects to need copies of four of those. Jeff moved, Jan seconded, and all approved the costs of getting these documents. These will be obtained when Mary goes to the Auditor’s office to file pending liens.
Jeff provided an estimate given him by Glen Leighton for potential work by Agate Asphalt to improve (grade and pave) the access road to the parking area and easement across our lots for 2 adjacent parcels that have easement rights. The estimate was for $9,875.67 (not including County permits). The board agreed any work to be done needs to be approved by the whole membership as only a few members use the waterfront lots which are not easily accessible. An adjacent property owner (Skreen) has already done some work on the lower part of the drive and had suggested an under layment with gravel on top but no paving. This is considered not a viable solution as the steepness would result in vehicles digging up the gravel and underlayment (ground cloth like material).
New Business: No new business.
Changes of Ownership & Pending sale
Martins accepted offer, closing to be 9/23
There being no further business, the meeting was adjourned at 6:35pm.
The next meeting will be Saturday, November 18, 2023, at 10:00 at Mike’s residence
BVERMA Board of Directors Meeting Minutes
Saturday, August 26, 2023
Meeting brought to order at 11:56 am at the residence of Pres. Jeff Curtis. Members present:
VP Mike Gritton, Secretary Mary Hrudkaj and Director Jan DeStephano. Director Nathan Oakes was absent with cause. Also present was member Glen Leighton
Minutes of the June 20, 2023 meetings were provided via email on 8/23/23 for review prior to this meeting. Jeff moved and Jan seconded the minutes be approved and all approved.
Financial report: We currently have $55,756.97 in our Chase checking account and $177,237.04 in our Chase savings account for a total of $232,994.01 in our bank accounts.
Old Business:
Road work: Tabled until Jeff can meet with Agate Asphalt to view the roads to
see what areas might have high priority for repair.
Culvert inspection/ weed clearing: Mike said that he had removed brush and
cleared the culvert entrance and straightened a dented edge that may have reduced water movement.
School bus shelter windows: Tabled.
Annual Report: Was filed online June 22, 2023 by Jeff Curtis.
New Business:
Beach Property: Adjacent property owner Skreen had spoken with Jeff about allowing BVE members use his stairs to the tidelands if we helped more with keeping the steep drive on lots 50/51 maintained. Mary brought up the problem of whose insurance would cover stair usage as our insurance only covers our 2 lots. Glen Leighton mentioned clearing some of the land above the parking area for picnicking, etc. Mention was made of paving the steep drive to the parking area. Jeff asked Glen to be committee chairman and to meet with Agate Asphalt to assess the drive, get and estimate, and any other potential costs for clearing an area for picnicking. He agreed to do so. There was also discussion on which adjacent properties had easement across our 2 lots on their deeds. Mary said she’d research the matter. Jan said she had an original Quit Claim deed she received when she purchased land in 197 showing Rainier Evergreen turning the lots over to BVE as County Parcel pages do not show this. Once the project has a list of options and prices, the matter will be put to the membership to vote on what to do, etc.
Changes of Ownership & Pending sale
Neyhart Farms: Sold to Great Peninsula Conservancy, transfer fee received
Wright: Sold 8/21 to David & Sherrill Thomas, paperwork & check not yet received
Martins accepted offer, unknown when closing will be
Adams uncontrolled burn of June 4, 2023: Mary contacted Fire Marshall & NMRFD, The Fire Marshall was not aware of issue and FD has not cited or fined them. Fire Marshal was calling NMRFD while she was on phone with the fire department.
There being no further business, the meeting was adjourned at: 1:25pm.
The next meeting will be on September 19, 2023 at 6:00pm at VP Gritton’s residence.
Saturday, August 26, 2023
Meeting brought to order at 11:56 am at the residence of Pres. Jeff Curtis. Members present:
VP Mike Gritton, Secretary Mary Hrudkaj and Director Jan DeStephano. Director Nathan Oakes was absent with cause. Also present was member Glen Leighton
Minutes of the June 20, 2023 meetings were provided via email on 8/23/23 for review prior to this meeting. Jeff moved and Jan seconded the minutes be approved and all approved.
Financial report: We currently have $55,756.97 in our Chase checking account and $177,237.04 in our Chase savings account for a total of $232,994.01 in our bank accounts.
Old Business:
Road work: Tabled until Jeff can meet with Agate Asphalt to view the roads to
see what areas might have high priority for repair.
Culvert inspection/ weed clearing: Mike said that he had removed brush and
cleared the culvert entrance and straightened a dented edge that may have reduced water movement.
School bus shelter windows: Tabled.
Annual Report: Was filed online June 22, 2023 by Jeff Curtis.
New Business:
Beach Property: Adjacent property owner Skreen had spoken with Jeff about allowing BVE members use his stairs to the tidelands if we helped more with keeping the steep drive on lots 50/51 maintained. Mary brought up the problem of whose insurance would cover stair usage as our insurance only covers our 2 lots. Glen Leighton mentioned clearing some of the land above the parking area for picnicking, etc. Mention was made of paving the steep drive to the parking area. Jeff asked Glen to be committee chairman and to meet with Agate Asphalt to assess the drive, get and estimate, and any other potential costs for clearing an area for picnicking. He agreed to do so. There was also discussion on which adjacent properties had easement across our 2 lots on their deeds. Mary said she’d research the matter. Jan said she had an original Quit Claim deed she received when she purchased land in 197 showing Rainier Evergreen turning the lots over to BVE as County Parcel pages do not show this. Once the project has a list of options and prices, the matter will be put to the membership to vote on what to do, etc.
Changes of Ownership & Pending sale
Neyhart Farms: Sold to Great Peninsula Conservancy, transfer fee received
Wright: Sold 8/21 to David & Sherrill Thomas, paperwork & check not yet received
Martins accepted offer, unknown when closing will be
Adams uncontrolled burn of June 4, 2023: Mary contacted Fire Marshall & NMRFD, The Fire Marshall was not aware of issue and FD has not cited or fined them. Fire Marshal was calling NMRFD while she was on phone with the fire department.
There being no further business, the meeting was adjourned at: 1:25pm.
The next meeting will be on September 19, 2023 at 6:00pm at VP Gritton’s residence.
BVERMA Board of Directors Meeting Minutes
Tuesday, June 20, 2023
Meeting was brought to order at 6:00 pm at the residence of VP Mike Gritton. Members present: President Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, and Directors Jan DeStephano and Nathan Oakes.
Minutes of the Feb. 18 and April 18, 2023, meetings were provided via email on 6/18/23 for review prior to this meeting. Mary moved, Jeff seconded and all approved the minutes be accepted as provided.
Financial reports: We currently have $64,306.89 in our Chase checking account and $177,231.20 in our Chase savings account for a total of $241,538.09 in our bank accounts.
Nathan O questioned the interest rate for our business savings account which Mary did not have at that time. He said through Citibank we could get an interest rate of 3.5% per year. Mary will research this.
Old Business:
Road work update: Jeff reported that grade/gravel (g&g) was done on the unpaved roads, and that Dan Kewish had said the road was not crowned. Jeff explained that the Div 3 roads take up 47% of our road budget while being used by only a handful of members so there will not be additional work done this year. Kewish filled, at no cost to BVE, some potholes on Hurd Rd in Div 3 prior to g&g with gravel bought by BVE
Mowing: Mary reported that mowing is in progress, Larry Boltz mowed and brushed Wed & Thurs last week and Sunday/Monday this week. Has at least 1 more full day. Has been working 10-hour days.
Camera Canyon Rd research results: Nathan said the major problem will be placement of a camera with internet capability, so it has a view uphill from North Shore. Mary suggested contacting Mason PUD about placing it on the power pole holding our street lamp. Nathan will continue researching the matter. The camera would be for monitoring road conditions in winter.
Culvert inspection/clean out of Southridge by Leighton driveway: Mary mentioned some brushing had been done above the electrical box at this location. Jan said Glen Leighton had done the brushing but left the debris on the bank above the box. Mike said he and Lynn walk that area regularly and will take a look at it. It appears that weed eating around the uphill side of the culvert should take care of any standing water problems. This is only a problem during heavy winter rains. The road is banked in this area, so water does not run across the road but down the road into the culvert.
School bus shelter windows: Tabled.
New Business:
Changes of Ownership:
Savage property sold at tax foreclosure sale in mid-March with transfer of ownership
posted 4/11/23 to Amy Davidson, ARD1 LLC, see confidential section.
Fitzpatrick sold 1 parcel to John McManus on 3/31/23.
Maden sold 1 parcel to Krystal Kerr-Petric on 4/17/23.
Transfer fees were received for all 3 sales.
Annual State Corporate Report: Mary asked Jeff to take care of the annual report to be filed with the State’s corporate office as it has to be done online now and he has the passwords, etc from filing in the past. He will do so and was given information regarding our debit card to pay the fee.
Illegal burn: Adams property at 111 NE Hurd, June 2 illegal burn extinguished by NMRFD and DNR. Partial burn ban went into effect following Monday, June 5. Jeff reported they had also cut a power line supplying many properties and had not had service locators come out to mark same. It is unknown if the County or State are fining the property owners.
Late notice letters sent 5/6/23, Payments were received on 19 of 27 notices for a total
of $6,170.49 collected. Notices sent were not pay or lien letters so no charge. An additional check was in today’s mail which Mary picked up just prior to the meeting.
Pay or lien letters: At next meeting will need to discuss who should get pay or lien letters
as that will be after the 90-day limit per our Dues & Assessment policy.
There being no further business, the meeting was adjourned at 6:49pm
The next meeting will be: Saturday meeting is August 19, 2023 at 10:00am at the residence of
Mike Gritton.
Tuesday, June 20, 2023
Meeting was brought to order at 6:00 pm at the residence of VP Mike Gritton. Members present: President Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, and Directors Jan DeStephano and Nathan Oakes.
Minutes of the Feb. 18 and April 18, 2023, meetings were provided via email on 6/18/23 for review prior to this meeting. Mary moved, Jeff seconded and all approved the minutes be accepted as provided.
Financial reports: We currently have $64,306.89 in our Chase checking account and $177,231.20 in our Chase savings account for a total of $241,538.09 in our bank accounts.
Nathan O questioned the interest rate for our business savings account which Mary did not have at that time. He said through Citibank we could get an interest rate of 3.5% per year. Mary will research this.
Old Business:
Road work update: Jeff reported that grade/gravel (g&g) was done on the unpaved roads, and that Dan Kewish had said the road was not crowned. Jeff explained that the Div 3 roads take up 47% of our road budget while being used by only a handful of members so there will not be additional work done this year. Kewish filled, at no cost to BVE, some potholes on Hurd Rd in Div 3 prior to g&g with gravel bought by BVE
Mowing: Mary reported that mowing is in progress, Larry Boltz mowed and brushed Wed & Thurs last week and Sunday/Monday this week. Has at least 1 more full day. Has been working 10-hour days.
Camera Canyon Rd research results: Nathan said the major problem will be placement of a camera with internet capability, so it has a view uphill from North Shore. Mary suggested contacting Mason PUD about placing it on the power pole holding our street lamp. Nathan will continue researching the matter. The camera would be for monitoring road conditions in winter.
Culvert inspection/clean out of Southridge by Leighton driveway: Mary mentioned some brushing had been done above the electrical box at this location. Jan said Glen Leighton had done the brushing but left the debris on the bank above the box. Mike said he and Lynn walk that area regularly and will take a look at it. It appears that weed eating around the uphill side of the culvert should take care of any standing water problems. This is only a problem during heavy winter rains. The road is banked in this area, so water does not run across the road but down the road into the culvert.
School bus shelter windows: Tabled.
New Business:
Changes of Ownership:
Savage property sold at tax foreclosure sale in mid-March with transfer of ownership
posted 4/11/23 to Amy Davidson, ARD1 LLC, see confidential section.
Fitzpatrick sold 1 parcel to John McManus on 3/31/23.
Maden sold 1 parcel to Krystal Kerr-Petric on 4/17/23.
Transfer fees were received for all 3 sales.
Annual State Corporate Report: Mary asked Jeff to take care of the annual report to be filed with the State’s corporate office as it has to be done online now and he has the passwords, etc from filing in the past. He will do so and was given information regarding our debit card to pay the fee.
Illegal burn: Adams property at 111 NE Hurd, June 2 illegal burn extinguished by NMRFD and DNR. Partial burn ban went into effect following Monday, June 5. Jeff reported they had also cut a power line supplying many properties and had not had service locators come out to mark same. It is unknown if the County or State are fining the property owners.
Late notice letters sent 5/6/23, Payments were received on 19 of 27 notices for a total
of $6,170.49 collected. Notices sent were not pay or lien letters so no charge. An additional check was in today’s mail which Mary picked up just prior to the meeting.
Pay or lien letters: At next meeting will need to discuss who should get pay or lien letters
as that will be after the 90-day limit per our Dues & Assessment policy.
There being no further business, the meeting was adjourned at 6:49pm
The next meeting will be: Saturday meeting is August 19, 2023 at 10:00am at the residence of
Mike Gritton.
BVERMA Board of Directors Meeting Minutes
Tuesday, April 18, 2023
The meeting was brought to order at 6:01pm at the residence of VP Mike Gritton. Also present in person were Pres. Jeff Curtis, Directors Nathan Oakes and Jan DeStephano. Present by phone was Secretary Mary Hrudkaj.
The sole purpose of the meeting was to elect officers. Mary H moved and all approved that we keep officers from the past year in the same positions.
Officers are as follows: President Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Nathan Oakes and Jan DeStephano.
The meeting was adjourned at 6:05pm. No date for the next meeting was set.
Tuesday, April 18, 2023
The meeting was brought to order at 6:01pm at the residence of VP Mike Gritton. Also present in person were Pres. Jeff Curtis, Directors Nathan Oakes and Jan DeStephano. Present by phone was Secretary Mary Hrudkaj.
The sole purpose of the meeting was to elect officers. Mary H moved and all approved that we keep officers from the past year in the same positions.
Officers are as follows: President Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Nathan Oakes and Jan DeStephano.
The meeting was adjourned at 6:05pm. No date for the next meeting was set.
BVERMA 2023 Annual General Membership Meeting Minutes
Saturday, March 18, 2023
The 2023 annual meeting was held at the Tahuya Fire station in Tahuya, WA. Ballot counting was done at 9:40am by Lisa Curtis, Director Jan DeStephano and Secretary Mary Hrudkaj. There were 19 absentee ballots and 7 votes cast by hand during the meeting.
The meeting was brought to order at 10:00am by Pres. Jeff Curtis. Other board members present were: VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Nathan Oakes and Jan DeStephano. Besides spouses of two directors there were 4 other BVERMA members and/or their spouses present. Including absentee ballots and those present the meeting had a quorum per BVERMA by-laws.
Jeff introduced the board members then Mary gave the financial report. As of this date we have $44,488.83 in the Chase checking account and $177,222.39 in the savings account for a total of $221,771.22 in our Chase bank accounts.
The reading of the minutes of the 2022 annual meeting was waived. A hand count was done and was added to the count from ballots with 26 approving the minutes and 0 ‘No’ votes.
A hand count on the 2023-24 Proposed Budget was done with 7 For votes counted. This was added to the 19 For votes counted on absentee ballots for a total of 26 For votes. There were 0 ‘No’ votes. A hand count for the election of Board members was done the same as above with the same results.
Jeff recapped the past year’s road work which included tree trimming on Canyon Rd, grading and graveling on unpaved roads, work on asphalt in selected places, snow plowing multiple times for the series of storms between late November through early March, and storm damage cleanup in February for tree damage that resulted in multiple areas of all roads having been impacted by downed or leaning trees and branches during the first snowstorm. Larry Fahle had a question about the trees that had been marked with ribbons on Canyon Rd last Spring. Mary explained there were only 6-7 trees completely removed (marked in blue ribbon) and several others that had been trimmed (pink ribbons) in a manner to keep them from leaning further over or onto the road in the future.
Jeff explained having to place liens on some properties and sending others to our attorney t0 initiate foreclosure. He stressed we do not do so lightly but only after deliberation, multiple attempts to work with members and following our By-laws and Dues & Assessment Policy. Mary explained we had received over $2,200 from a past due member as well as payment for lien filings from two other members. She also spoke of our initiating a Transfer Fee last July requiring payment by purchasers of property in BVE. The fee is $300 per parcel and has brought in $3,600 to date.
Our goals for fiscal year 2023-2024 will be to grade and gravel those roads needing work done. We have an estimate of $11,067.00 from Agate Asphalt for this work. Additionally, work will be done in selected areas on asphalt roads with Jeff meeting with Agate soon to determine areas that need work. A couple members brought up the last curve on Canyon going uphill and how the inner curve has being constantly eroded by drivers taking the curve too close. Jeff said he will work with Agate to get a layer of gravel put down further into the curve. Glen Leighton asked about the culvert on Southridge just NE of his driveway that holds water in winter. He believes the culvert is collapsed. About 4 years ago vegetation was blocking both ends of the culvert and may be the cause of standing water again. There is no surface sign of collapse.
Brush cutting will be done this year not having been done in 2022-23. Mary will contact Larry Boltz to see if he is still doing mowing.
Chris Colley & Lonnie Evans asked about the area at the lower end of pavement on Klahowya where property owners ran power under the road over a year ago. It was explained that was overlooked, and we’ll try to contact the property owners that did the damage.
Glen Leighton mentioned the school bus shelter at the bottom of Canyon was damaged having been apparently backed into by a car. The bottom front of the shelter is dented in and two windows facing Canyon Rd are gone. In July the structure was intact when weed clearing was done on Canyon Rd by Mary & a helper. The board will investigate it. Glen Leighton was taking photos of it after the meeting.
Chris Colley inquired about lots for sale and what types of building were going in. Jeff explained both stick built houses and manufactured houses are being put in. Being a road maintenance association, we have no control over what type of structures are built. Another member inquired about the Meadway property on Hurd and if was another group of squatters. Mary explained the family situation and she and Jeff confirmed they were good members.
Glen Leighton brought up the easement for our two waterfront lots on North Shore Rd. He had numerous photos of the road up, the parking area, and the condition of the metal ladder to the shore. He said the ladder is corroded and needs to be removed. The Board will look into getting it removed. Jeff explained about the parking area and the road up being an easement for the property immediately to the NE (Belfair) side. Maintenance of the road is the responsibility of that property owner. He also mentioned a truck that has been parked mostly on our property but belongs to a relative (incarcerated) of the property owner. It is unknown what our legal rights are about removing the truck at this time.
There being no more business, Jeff moved and Jan seconded, with all approving that the meeting be adjourned at 11:10am.
Saturday, March 18, 2023
The 2023 annual meeting was held at the Tahuya Fire station in Tahuya, WA. Ballot counting was done at 9:40am by Lisa Curtis, Director Jan DeStephano and Secretary Mary Hrudkaj. There were 19 absentee ballots and 7 votes cast by hand during the meeting.
The meeting was brought to order at 10:00am by Pres. Jeff Curtis. Other board members present were: VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Nathan Oakes and Jan DeStephano. Besides spouses of two directors there were 4 other BVERMA members and/or their spouses present. Including absentee ballots and those present the meeting had a quorum per BVERMA by-laws.
Jeff introduced the board members then Mary gave the financial report. As of this date we have $44,488.83 in the Chase checking account and $177,222.39 in the savings account for a total of $221,771.22 in our Chase bank accounts.
The reading of the minutes of the 2022 annual meeting was waived. A hand count was done and was added to the count from ballots with 26 approving the minutes and 0 ‘No’ votes.
A hand count on the 2023-24 Proposed Budget was done with 7 For votes counted. This was added to the 19 For votes counted on absentee ballots for a total of 26 For votes. There were 0 ‘No’ votes. A hand count for the election of Board members was done the same as above with the same results.
Jeff recapped the past year’s road work which included tree trimming on Canyon Rd, grading and graveling on unpaved roads, work on asphalt in selected places, snow plowing multiple times for the series of storms between late November through early March, and storm damage cleanup in February for tree damage that resulted in multiple areas of all roads having been impacted by downed or leaning trees and branches during the first snowstorm. Larry Fahle had a question about the trees that had been marked with ribbons on Canyon Rd last Spring. Mary explained there were only 6-7 trees completely removed (marked in blue ribbon) and several others that had been trimmed (pink ribbons) in a manner to keep them from leaning further over or onto the road in the future.
Jeff explained having to place liens on some properties and sending others to our attorney t0 initiate foreclosure. He stressed we do not do so lightly but only after deliberation, multiple attempts to work with members and following our By-laws and Dues & Assessment Policy. Mary explained we had received over $2,200 from a past due member as well as payment for lien filings from two other members. She also spoke of our initiating a Transfer Fee last July requiring payment by purchasers of property in BVE. The fee is $300 per parcel and has brought in $3,600 to date.
Our goals for fiscal year 2023-2024 will be to grade and gravel those roads needing work done. We have an estimate of $11,067.00 from Agate Asphalt for this work. Additionally, work will be done in selected areas on asphalt roads with Jeff meeting with Agate soon to determine areas that need work. A couple members brought up the last curve on Canyon going uphill and how the inner curve has being constantly eroded by drivers taking the curve too close. Jeff said he will work with Agate to get a layer of gravel put down further into the curve. Glen Leighton asked about the culvert on Southridge just NE of his driveway that holds water in winter. He believes the culvert is collapsed. About 4 years ago vegetation was blocking both ends of the culvert and may be the cause of standing water again. There is no surface sign of collapse.
Brush cutting will be done this year not having been done in 2022-23. Mary will contact Larry Boltz to see if he is still doing mowing.
Chris Colley & Lonnie Evans asked about the area at the lower end of pavement on Klahowya where property owners ran power under the road over a year ago. It was explained that was overlooked, and we’ll try to contact the property owners that did the damage.
Glen Leighton mentioned the school bus shelter at the bottom of Canyon was damaged having been apparently backed into by a car. The bottom front of the shelter is dented in and two windows facing Canyon Rd are gone. In July the structure was intact when weed clearing was done on Canyon Rd by Mary & a helper. The board will investigate it. Glen Leighton was taking photos of it after the meeting.
Chris Colley inquired about lots for sale and what types of building were going in. Jeff explained both stick built houses and manufactured houses are being put in. Being a road maintenance association, we have no control over what type of structures are built. Another member inquired about the Meadway property on Hurd and if was another group of squatters. Mary explained the family situation and she and Jeff confirmed they were good members.
Glen Leighton brought up the easement for our two waterfront lots on North Shore Rd. He had numerous photos of the road up, the parking area, and the condition of the metal ladder to the shore. He said the ladder is corroded and needs to be removed. The Board will look into getting it removed. Jeff explained about the parking area and the road up being an easement for the property immediately to the NE (Belfair) side. Maintenance of the road is the responsibility of that property owner. He also mentioned a truck that has been parked mostly on our property but belongs to a relative (incarcerated) of the property owner. It is unknown what our legal rights are about removing the truck at this time.
There being no more business, Jeff moved and Jan seconded, with all approving that the meeting be adjourned at 11:10am.
BVERMA Board of Directors Meeting Minutes
Saturday, February 18th, 2023
Meeting was brought to order at 10:00am at the residence of Mike Gritton. Present were:
Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, Directors Nathan Oakes & Jan Destephano.
Minutes of the January 12, 2023, board meeting was provided via email before the meeting. Mary moved and Jeff seconded the minutes be approved as read. All approved.
Financial Report: The Chase checking account has $41,107.98 and the Chase saving account has $177,219.71 for a total of $218,327.69 in the bank. We’ve had 7 members pay 23-24 dues to date.
Old Business:
Storm Damage clean up: West Sound Tree Svc worked Feb. 3, 4, 6, and 7 clearing up storm debris from all the roads and cutting some low hanging trees/branches. The chips were blown onto the easements. We received and paid the invoice for $8,463.00 which was what the estimate was.
Annual Meeting: Board member jobs are: Nathan will be greeter, Mike and Jan along with Lisa Curtis will be ballot counters, Jeff will be ‘floater’ and Mary will assist with ballot counting and anything else needed. Jan has the access code to the meeting room at the Tahuya Fire St. Set up will begin at 9:00am with ballot counting at 9:40am.
Mapping roads and membership lists: For the past 2 weeks Mary has been working on mapping all properties within BV and creating membership lists by parcel, and by road location. This is in response to a request at the last meeting for a membership list that can be referred to when members call and have only a parcel or tract number but no address for their lot. Research of County parcel information provided the needed information. Mary then used County property maps to put names, addresses, parcel numbers and tract numbers if the property is not addressed on the maps. She did not put in for the 22.2 hours plus the project took. Copies of these lists & maps were given to board members present at this meeting. Mary explained how the various maps and lists work together to find each parcel and owner.
23-24 Road projects: Jeff met with Agate Asphalt touring the roads to determine what needs to be done on both paved and gravel roads. Agate sent an estimate for the gravel road work which came to $11,067.00 after taxes.
Jeff said he will call Agate about the estimate as the entry for Hurd Rd does not include any gravel to be added. There was discussion about the current condition of Hurd Rd through State land as it presently has lots of potholes. He will talk with Agate about doing a deep grading to below the level of the potholes then adding gravel or pulling in gravel from the roadsides for surfacing.
Dan K. asked if BVE would purchase gravel now for pothole filling and asked to get paid $200/hour for use of his excavator. He said he could do all the work for $750.00 This was discussed, and it was decided we would buy the gravel for Dan to pick up (cheaper rate than if delivered) but any filling needs to be done by members living in Div 3 without pay. Our past and present budgets spend 25% of our annual budget for annual work on that section of road which, at present, only has 6 full-time residents. Mary will talk with Dan about this. Jeff moved and Mary seconded this motion. All approved.
New Business:
Changes of Ownership
The Wolf/Clore property (behind BVERMA lot adjacent to Fink) was sold to Audrea Fink and her husband Colby Easton (related to Robert Fink also a member). The transfer fee was paid along with lien release costs that had been on the property, but Mary had overlooked releasing. New member packet and 23-24 annual mailer and copy of released lien was sent to the new owners.
Camera for Canyon Rd. Nathan mentioned getting a security camera to monitor road conditions on Canyon Rd and have it linked to our website so members can see road conditions before heading down the hill. Jeff said he posts weather alerts on our website when snow is expected. There was discussion about the cost, security of camera, power source, etc. Nathan will do some research on the matter.
There being no further business, Jeff moved and Nathan seconded with all approving, the meeting was adjourned at: 11:03am.
The next meeting will be the annual meeting on Saturday, March 18, 2023 at the Tahuya fire station.
Saturday, February 18th, 2023
Meeting was brought to order at 10:00am at the residence of Mike Gritton. Present were:
Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, Directors Nathan Oakes & Jan Destephano.
Minutes of the January 12, 2023, board meeting was provided via email before the meeting. Mary moved and Jeff seconded the minutes be approved as read. All approved.
Financial Report: The Chase checking account has $41,107.98 and the Chase saving account has $177,219.71 for a total of $218,327.69 in the bank. We’ve had 7 members pay 23-24 dues to date.
Old Business:
Storm Damage clean up: West Sound Tree Svc worked Feb. 3, 4, 6, and 7 clearing up storm debris from all the roads and cutting some low hanging trees/branches. The chips were blown onto the easements. We received and paid the invoice for $8,463.00 which was what the estimate was.
Annual Meeting: Board member jobs are: Nathan will be greeter, Mike and Jan along with Lisa Curtis will be ballot counters, Jeff will be ‘floater’ and Mary will assist with ballot counting and anything else needed. Jan has the access code to the meeting room at the Tahuya Fire St. Set up will begin at 9:00am with ballot counting at 9:40am.
Mapping roads and membership lists: For the past 2 weeks Mary has been working on mapping all properties within BV and creating membership lists by parcel, and by road location. This is in response to a request at the last meeting for a membership list that can be referred to when members call and have only a parcel or tract number but no address for their lot. Research of County parcel information provided the needed information. Mary then used County property maps to put names, addresses, parcel numbers and tract numbers if the property is not addressed on the maps. She did not put in for the 22.2 hours plus the project took. Copies of these lists & maps were given to board members present at this meeting. Mary explained how the various maps and lists work together to find each parcel and owner.
23-24 Road projects: Jeff met with Agate Asphalt touring the roads to determine what needs to be done on both paved and gravel roads. Agate sent an estimate for the gravel road work which came to $11,067.00 after taxes.
Jeff said he will call Agate about the estimate as the entry for Hurd Rd does not include any gravel to be added. There was discussion about the current condition of Hurd Rd through State land as it presently has lots of potholes. He will talk with Agate about doing a deep grading to below the level of the potholes then adding gravel or pulling in gravel from the roadsides for surfacing.
Dan K. asked if BVE would purchase gravel now for pothole filling and asked to get paid $200/hour for use of his excavator. He said he could do all the work for $750.00 This was discussed, and it was decided we would buy the gravel for Dan to pick up (cheaper rate than if delivered) but any filling needs to be done by members living in Div 3 without pay. Our past and present budgets spend 25% of our annual budget for annual work on that section of road which, at present, only has 6 full-time residents. Mary will talk with Dan about this. Jeff moved and Mary seconded this motion. All approved.
New Business:
Changes of Ownership
The Wolf/Clore property (behind BVERMA lot adjacent to Fink) was sold to Audrea Fink and her husband Colby Easton (related to Robert Fink also a member). The transfer fee was paid along with lien release costs that had been on the property, but Mary had overlooked releasing. New member packet and 23-24 annual mailer and copy of released lien was sent to the new owners.
Camera for Canyon Rd. Nathan mentioned getting a security camera to monitor road conditions on Canyon Rd and have it linked to our website so members can see road conditions before heading down the hill. Jeff said he posts weather alerts on our website when snow is expected. There was discussion about the cost, security of camera, power source, etc. Nathan will do some research on the matter.
There being no further business, Jeff moved and Nathan seconded with all approving, the meeting was adjourned at: 11:03am.
The next meeting will be the annual meeting on Saturday, March 18, 2023 at the Tahuya fire station.
BVERMA Board of Directors Meeting Minutes
Thursday, January 12th, 2023
Meeting was brought to order at 6:02 pm at the residence of Mike Gritton. Present were:
Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, Directors Jan DeStephano and Nathan Oakes. No other members were present.
Minutes of the November 19, 2022, board meetings were provided via email before the meeting. Jeff moved and Jan seconded the minutes be approved as read, all approved.
Financial Report: The Chase checking account has $42,946.89 and $177,216.65 in the Chase
savings account for a total of $220,163.54 in the bank. One transfer fee payment is awaiting pick up from the post office re: Harriman sale to Langdon (signed for at the post office Friday 1/13/2023 and deposit the same day).
Old Business:
Online Bill Payment: In addition to online payments, we will now accept direct payments to our Chase account as an option to checks. Pres. Jeff will include payment information in his letter that will go out with the annual mailing in early February.
McFarlane, Austin: During the late November snow and ice storm Austin spent time during the night keeping Canyon Road clear of fallen trees. Jeff moved, Mary seconded and all approved that $100 be credited to his dues for doing this work unasked.
Plowing: Mike Gritton supplied Mary with a list of hours worked plowing road during the two snow storms. A total of 13 hours worked. Part of the amount to be paid will be credited to his membership dues.
New Business:
Changes of Ownership
Harriman’s property sold 1/3/2023 to Taylor & Nicole Langdon. Mary will get the registered mail from Aegis Title from the post office tomorrow. It will have the transfer fee check and other documents. An HOA request was received on the Maden property, but we’ve had no further communications on a sale. New membership packet to go out soon.
Boldrin property sold 12/7/2022 to David Pagel. See confidential matters. New membership packet was sent to Pagel.
Proposed 2023-2024 Budget:
Mary is requesting a raise in our rates for members working on roads as the State minimum wage went up to $15.74/hour this month and is now above our lower rate of $15.00/hour. Suggested increase to $17.50/hour. Our rate for those providing their owner power equipment is $20.00/hour. Suggested increase to $22.50 for this. These rates have been the same for at least 10 years. Not only would it benefit those getting paid but will benefit members getting a credit on their account for hours worked. Mary also asked for a raise of her salary for bookkeeping and secretarial work from $15.00 to $20.00. Jeff moved, Nathan seconded, and all approved these raises.
The board discussed the proposed budget for the 2023-2024 fiscal year. The board decided not to include income from transfer fees (for sold property) as it would not be a consistent income from year to year but that those funds could be used to help cover unexpected costs such as the tree work needed after the November snow and ice storms.
Money left over from 2022-2023 will be rolled over to the 23-24 budget. The Board reached an agreement with Jeff moving, Mary seconding and all approving the proposed budget. The proposed budget will go out with the annual mailing for members to vote on.
Jeff suggested we come up with a rate scale for what each job (done by members) should cost (based on hours expected to do work) with those costs based on past experience and expenses.
There being no further business, the meeting was adjourned at 7:10pm.
The next meeting (mandatory Saturday meeting) will be Saturday, February 18, 20232 at 10:00am at the residence of Mike Gritton.
Thursday, January 12th, 2023
Meeting was brought to order at 6:02 pm at the residence of Mike Gritton. Present were:
Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, Directors Jan DeStephano and Nathan Oakes. No other members were present.
Minutes of the November 19, 2022, board meetings were provided via email before the meeting. Jeff moved and Jan seconded the minutes be approved as read, all approved.
Financial Report: The Chase checking account has $42,946.89 and $177,216.65 in the Chase
savings account for a total of $220,163.54 in the bank. One transfer fee payment is awaiting pick up from the post office re: Harriman sale to Langdon (signed for at the post office Friday 1/13/2023 and deposit the same day).
Old Business:
Online Bill Payment: In addition to online payments, we will now accept direct payments to our Chase account as an option to checks. Pres. Jeff will include payment information in his letter that will go out with the annual mailing in early February.
McFarlane, Austin: During the late November snow and ice storm Austin spent time during the night keeping Canyon Road clear of fallen trees. Jeff moved, Mary seconded and all approved that $100 be credited to his dues for doing this work unasked.
Plowing: Mike Gritton supplied Mary with a list of hours worked plowing road during the two snow storms. A total of 13 hours worked. Part of the amount to be paid will be credited to his membership dues.
New Business:
Changes of Ownership
Harriman’s property sold 1/3/2023 to Taylor & Nicole Langdon. Mary will get the registered mail from Aegis Title from the post office tomorrow. It will have the transfer fee check and other documents. An HOA request was received on the Maden property, but we’ve had no further communications on a sale. New membership packet to go out soon.
Boldrin property sold 12/7/2022 to David Pagel. See confidential matters. New membership packet was sent to Pagel.
Proposed 2023-2024 Budget:
Mary is requesting a raise in our rates for members working on roads as the State minimum wage went up to $15.74/hour this month and is now above our lower rate of $15.00/hour. Suggested increase to $17.50/hour. Our rate for those providing their owner power equipment is $20.00/hour. Suggested increase to $22.50 for this. These rates have been the same for at least 10 years. Not only would it benefit those getting paid but will benefit members getting a credit on their account for hours worked. Mary also asked for a raise of her salary for bookkeeping and secretarial work from $15.00 to $20.00. Jeff moved, Nathan seconded, and all approved these raises.
The board discussed the proposed budget for the 2023-2024 fiscal year. The board decided not to include income from transfer fees (for sold property) as it would not be a consistent income from year to year but that those funds could be used to help cover unexpected costs such as the tree work needed after the November snow and ice storms.
Money left over from 2022-2023 will be rolled over to the 23-24 budget. The Board reached an agreement with Jeff moving, Mary seconding and all approving the proposed budget. The proposed budget will go out with the annual mailing for members to vote on.
Jeff suggested we come up with a rate scale for what each job (done by members) should cost (based on hours expected to do work) with those costs based on past experience and expenses.
There being no further business, the meeting was adjourned at 7:10pm.
The next meeting (mandatory Saturday meeting) will be Saturday, February 18, 20232 at 10:00am at the residence of Mike Gritton.
BVERMA Board of Directors Meeting Minutes
Saturday, November 19, 2022
Meeting was brought to order at 10:14am at the residence of Mike Gritton. Present were: Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, Directors Nathan Oakes and Jan DeStephano.
Minutes of the September 20, 2022, board meetings were provided via email before the meeting. Jeff moved, Jan seconded and all approved the minutes.
Financial Report: The Chase checking account has $46,708.71 and $177,210.91 in the Chase
savings account for a total of $223,919.62 in the bank. From 10/1/2022 to this date we’ve collected $1,500.00 for transfer fees for a total transfer fee collection of $2,700.00 since implemented in July this year.
Old Business:
Online Bill Payment: We received an early payment for 23-24 dues via the online Square Inc. payment system. The payment to our Chase account from this service did not include their online fees so it is unknown if that is taken out of the payment before the balance is put into our account. Also, the payment did not state member name or parcel number.
Jeff said he’s worked with Square Inc to add the parcel numbers of the properties of members using this manner of payment. The Just Host portion of Square Inc has info on payees and he will have them add the street address or parcel numbers for each lot paid for.
Mary added that she would like to have direct payments to our Chase checking account added as an alternative method of payment. Notices of these changes will go out with the annual mailing in February.
Nathan said we should ask everyone for their email addresses so billing can be done via email. It was explained that many members have refused to share their email addresses in the past, but a request will go out with the mailer. It was also explained that we are required to make notification of the annual meeting by mail per state law. Currently title companies are including email addresses with their notification of sale as well as the transfer fee check.
Fee Schedule: All agreed that the fee schedule will stand as in its current form. Nathan said he thought the amount charged for BVERMA’s costs should be more, but all agree to keep it as is. Mary explained that with our current Chase Platinum business account we are not charged bad check fees but the costs to us for time to change an account and send out a notice to the member is why the bad check charge is included in the form.
Winter Road Salt stocked: Mary was able to purchase a pallet of road salt at Tractor Supple Co in Port Orchard. The pallet contained 49 fifty pound 50# bags and by purchasing a pallet we got a 10% discount. We had Dan Kewish (North Shore Landscaping) bring out the salt. Twenty (20) bags were placed under cover at the Freeman house at the top of Canyon Rd and the rest was placed in the Conex box. Dan was given a key to the Conex box in case the salt at the other location runs out. The salt was $8.99/bag. A check of local businesses either had more expensive salt or didn’t have a pallet sales plan. Ace in Belfair said they would only be selling one bag per person when they did get in rock salt.
DNR Gate: The lock on the DNR gate is within a security chamber so cannot be removed with bolt cutters. We need to get a key from the State for this. Jeff said he has had more contact with DNR, and they said we can remove the gate any way necessary to use the route in case of fire in the area of BVERMA or critical damage to Canyon Rd. The route would not be opened in winter as an alternative to using Canyon Rd as the roads north of our area are not maintained for winter driving.
Legal: Jeff explained we have retained attorney David Sisk of Shelton to handle legal matters for us. We are currently beginning foreclosure on three properties. Letters from Sisk were to be sent out about 2 weeks ago. Nothing has yet been received from those members. Sisk also suggested we should begin foreclosure proceedings sooner than we currently do as the State has shortened the number of years for which funds can be recovered.
New Business:
Changes of Ownership
Jason Trammell’s property was sold 11/1 to James & Autumn Harris. Brittany and Joan Whiteside sold their 2 parcels to Iddings (It’s Your Home, LLC), and Janean Stallman sold her property/house to Susan Sims. Transfer fees were paid on these 4 parcels as well as a late payment on the Therson to Kreitz-Klipp sale.
There being no further business, the meeting was adjourned at: 11:07 am.
The next meeting will be: Tuesday, January 10, 2023 at the residence of Mike Gritton
Saturday, November 19, 2022
Meeting was brought to order at 10:14am at the residence of Mike Gritton. Present were: Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, Directors Nathan Oakes and Jan DeStephano.
Minutes of the September 20, 2022, board meetings were provided via email before the meeting. Jeff moved, Jan seconded and all approved the minutes.
Financial Report: The Chase checking account has $46,708.71 and $177,210.91 in the Chase
savings account for a total of $223,919.62 in the bank. From 10/1/2022 to this date we’ve collected $1,500.00 for transfer fees for a total transfer fee collection of $2,700.00 since implemented in July this year.
Old Business:
Online Bill Payment: We received an early payment for 23-24 dues via the online Square Inc. payment system. The payment to our Chase account from this service did not include their online fees so it is unknown if that is taken out of the payment before the balance is put into our account. Also, the payment did not state member name or parcel number.
Jeff said he’s worked with Square Inc to add the parcel numbers of the properties of members using this manner of payment. The Just Host portion of Square Inc has info on payees and he will have them add the street address or parcel numbers for each lot paid for.
Mary added that she would like to have direct payments to our Chase checking account added as an alternative method of payment. Notices of these changes will go out with the annual mailing in February.
Nathan said we should ask everyone for their email addresses so billing can be done via email. It was explained that many members have refused to share their email addresses in the past, but a request will go out with the mailer. It was also explained that we are required to make notification of the annual meeting by mail per state law. Currently title companies are including email addresses with their notification of sale as well as the transfer fee check.
Fee Schedule: All agreed that the fee schedule will stand as in its current form. Nathan said he thought the amount charged for BVERMA’s costs should be more, but all agree to keep it as is. Mary explained that with our current Chase Platinum business account we are not charged bad check fees but the costs to us for time to change an account and send out a notice to the member is why the bad check charge is included in the form.
Winter Road Salt stocked: Mary was able to purchase a pallet of road salt at Tractor Supple Co in Port Orchard. The pallet contained 49 fifty pound 50# bags and by purchasing a pallet we got a 10% discount. We had Dan Kewish (North Shore Landscaping) bring out the salt. Twenty (20) bags were placed under cover at the Freeman house at the top of Canyon Rd and the rest was placed in the Conex box. Dan was given a key to the Conex box in case the salt at the other location runs out. The salt was $8.99/bag. A check of local businesses either had more expensive salt or didn’t have a pallet sales plan. Ace in Belfair said they would only be selling one bag per person when they did get in rock salt.
DNR Gate: The lock on the DNR gate is within a security chamber so cannot be removed with bolt cutters. We need to get a key from the State for this. Jeff said he has had more contact with DNR, and they said we can remove the gate any way necessary to use the route in case of fire in the area of BVERMA or critical damage to Canyon Rd. The route would not be opened in winter as an alternative to using Canyon Rd as the roads north of our area are not maintained for winter driving.
Legal: Jeff explained we have retained attorney David Sisk of Shelton to handle legal matters for us. We are currently beginning foreclosure on three properties. Letters from Sisk were to be sent out about 2 weeks ago. Nothing has yet been received from those members. Sisk also suggested we should begin foreclosure proceedings sooner than we currently do as the State has shortened the number of years for which funds can be recovered.
New Business:
Changes of Ownership
Jason Trammell’s property was sold 11/1 to James & Autumn Harris. Brittany and Joan Whiteside sold their 2 parcels to Iddings (It’s Your Home, LLC), and Janean Stallman sold her property/house to Susan Sims. Transfer fees were paid on these 4 parcels as well as a late payment on the Therson to Kreitz-Klipp sale.
There being no further business, the meeting was adjourned at: 11:07 am.
The next meeting will be: Tuesday, January 10, 2023 at the residence of Mike Gritton
BVERMA Board of Directors Meeting Minutes
Tuesday, September 20th, 2022
Meeting was brought to order at 6:00pm at the residence of Mike Gritton. Present were:
Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, Directors Nathan Oakes and Jan DeStephano.
Minutes of the August 2, 2022, board meetings were provided via email before the meeting.
Jeff moved, Mary seconded, and all approved the minutes as provided.
Financial Report: The Chase checking account has $47,578.62 and the saving account $177,205.07 for a total of $224,783.69 in our Chase accounts. We have received $1,200 in transfer fees between July 1 and September 20, 2022.
Old Business:
Emergency Evacuation Plan: Jeff contacted WA DNR asking if BVERMA could have access through the Shoofly Creek Road off Hurd between divisions 2 & 3 in case of emergency. The DNR gate lot would have to be cut but would only be done for a fire emergency evacuation if Canyon Rd was not available. Jeff will see if we can get a key to the gate and the key would be kept by the Board.
Online Bill Payment: Online payments through our website to Square Online payment system is up and running. Their charges (paid in addition to annual dues by payee) are 2.9% and .30 transaction fee. Additional payment arrangements will be worked on such as direct payment to our Chase account and/or direct to Quick Books. Nathan and Mary will work on this as we need to purchase an updated version of Quick Books. Additional service fees may apply to those also.
Legal Representation: Jeff has been in contact with an attorney in Shelton that will handle our legal matters. He requires a $1,000 down payment. Jeff will be contacting him about making notices to foreclose on 4 long outstanding accounts.
New Business:
Changes of ownership
Osiris sale to Dave Cooper: Contact was made with Mr. Cooper to obtain a mailing address to send a new member packet to. Mary learned Cooper had purchased the lot as an investment in hopes to sell it quickly. If unable to sell he will have a manufactured home put in.
Cooper, Lynn: lot was sold to Nicole & Chris Adams; Sherwood Knebel’s lot was sold to Fulcher et al & Hoagland; Trevor Turner’s property was sold to Sergey Zvonkovich.
Page 2, New Business (continued)
Transfer fees: Since July 1 we have received $1,200 in transfer fees.
Mailer to members re: Mary has worked on a Fee Schedule that lists costs that are billed to the member including dues, filing fees, online payment fees, etc. A copy will be mailed to members in the annual mailer in early February 2023.
Jan DeStephano contacted by an out of state buyer of 3 parcels outside BVE off Southridge for a possible easement across her property. She refused him access and has not heard from him since.
There being no further business, the meeting was adjourned at 6:55 pm.
The next meeting will be the third Saturday in November (as stated in By-Laws) which is November 19, 2022.
Tuesday, September 20th, 2022
Meeting was brought to order at 6:00pm at the residence of Mike Gritton. Present were:
Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, Directors Nathan Oakes and Jan DeStephano.
Minutes of the August 2, 2022, board meetings were provided via email before the meeting.
Jeff moved, Mary seconded, and all approved the minutes as provided.
Financial Report: The Chase checking account has $47,578.62 and the saving account $177,205.07 for a total of $224,783.69 in our Chase accounts. We have received $1,200 in transfer fees between July 1 and September 20, 2022.
Old Business:
Emergency Evacuation Plan: Jeff contacted WA DNR asking if BVERMA could have access through the Shoofly Creek Road off Hurd between divisions 2 & 3 in case of emergency. The DNR gate lot would have to be cut but would only be done for a fire emergency evacuation if Canyon Rd was not available. Jeff will see if we can get a key to the gate and the key would be kept by the Board.
Online Bill Payment: Online payments through our website to Square Online payment system is up and running. Their charges (paid in addition to annual dues by payee) are 2.9% and .30 transaction fee. Additional payment arrangements will be worked on such as direct payment to our Chase account and/or direct to Quick Books. Nathan and Mary will work on this as we need to purchase an updated version of Quick Books. Additional service fees may apply to those also.
Legal Representation: Jeff has been in contact with an attorney in Shelton that will handle our legal matters. He requires a $1,000 down payment. Jeff will be contacting him about making notices to foreclose on 4 long outstanding accounts.
New Business:
Changes of ownership
Osiris sale to Dave Cooper: Contact was made with Mr. Cooper to obtain a mailing address to send a new member packet to. Mary learned Cooper had purchased the lot as an investment in hopes to sell it quickly. If unable to sell he will have a manufactured home put in.
Cooper, Lynn: lot was sold to Nicole & Chris Adams; Sherwood Knebel’s lot was sold to Fulcher et al & Hoagland; Trevor Turner’s property was sold to Sergey Zvonkovich.
Page 2, New Business (continued)
Transfer fees: Since July 1 we have received $1,200 in transfer fees.
Mailer to members re: Mary has worked on a Fee Schedule that lists costs that are billed to the member including dues, filing fees, online payment fees, etc. A copy will be mailed to members in the annual mailer in early February 2023.
Jan DeStephano contacted by an out of state buyer of 3 parcels outside BVE off Southridge for a possible easement across her property. She refused him access and has not heard from him since.
There being no further business, the meeting was adjourned at 6:55 pm.
The next meeting will be the third Saturday in November (as stated in By-Laws) which is November 19, 2022.
BVERMA Board of Directors Meeting Minutes
Tuesday, August 2, 2022
Meeting was brought to order at 6:00pm at the residence of Mike Gritton. Present were:
Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, Directors Jan DeStephano and Nathan Oakes.
Minutes of the June 14, 2022, board meetings were provided via email before the meeting.
Mary moved, Jeff seconded, and all approved the minutes as read.
Financial Report: The Chase banking account has $42,286.73 in it and the saving account has $177,201.91 for a total of $219,488.64.
Old Business:
Legal Representation: Jeff contacted Atty John Bonin of Shelton (charges $300/hour with a $1,000 retainer with the first hours taken from that). He referred Jeff to Atty Julie Cook from which he received a short email stating she no longer does HOA’s. Matter to be continued.
Road Work: The invoices from Agate Asphalt were finally received and paid. Invoice 2022-387 was dated 5/31 and 2022-432 was dated 6/1/.2022. Jeff had to call and have them resent as we never received them. Grading and graveling was $9,147.64 and paving was $17,624.02 (includes County permit fee $200). A check for $26,771.66 was written and sent out on 7/28/2022. The original estimate for grading/graveling was $15,420.02 so actual work came in $6,272.36 underestimate. The paving charge was $200 overestimate due to cost of County required permit.
Emergency Evacuation Plans. Jeff brought up working on an emergency evacuation plan that was brought up at the annual meeting. Jan, former EMT/firefighter for the NMRFD, and Jeff will work on the matter.
New Business
Electronic payment for members: several members over the years have asked about online or credit/debit card payments. Options mentioned were a PayPal account, direct deposit via ACH to our bank account, credit card payment etc. Any payment fees required for using any of these options will be the payee’s responsibility. Jeff moved and Nathan seconded the motion to explore these options and reverse any charges to the payee, and all approved.
Changes of ownership
Osiris has sold his lot to Dave & Terry Cooper and Mike Cooper.
Workman: property was sold to Diedre & George Forman. We were not notified by Modus Title Co of the sale of 5/24/2022 but was found by Mary doing address/ownership checks this past week. A new member packet will be sent out.
Rock Salt for winter road use: Jeff said he had done some research and found many prices and types of salt (pelletized, rock, etc) and all were expensive. Mary also did research and found that Ace Hardware, Lowes, and Tractor Supply all had the same brand and bag size of rock salt but all were priced differently. Ace had Safe Step 50# bag for $9.99/bag, Lowes had the same for $10.28/bag, and Tractor Supply had it for $7.29/bag. Tractor Supply also had pallets of 50 - 50# bags available and gave a $20 discount if bought by the pallet. Mary had called Tractor Supple and found a pallet could be available later this fall. Jeff moved, Jan seconded and all approved that Mary purchase a pallet from Tractor Supply. There is no extra shipping charge if the salt is picked up at the store. Unknown cost for delivery to the Conex box on our lot.
Bulletin Board Planters: Mary brought up the condition of the old wooden cask planters at the bulletin board and that they were in bad shape. Nate said he could take care of dismantling them and moving the soil with his equipment. Jan will assist with removal of the wood.
There being no further business, the meeting was adjourned at: 6:57 pm.
The next meeting will be September 20th, 2022 at Mike’s residence
Tuesday, August 2, 2022
Meeting was brought to order at 6:00pm at the residence of Mike Gritton. Present were:
Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, Directors Jan DeStephano and Nathan Oakes.
Minutes of the June 14, 2022, board meetings were provided via email before the meeting.
Mary moved, Jeff seconded, and all approved the minutes as read.
Financial Report: The Chase banking account has $42,286.73 in it and the saving account has $177,201.91 for a total of $219,488.64.
Old Business:
Legal Representation: Jeff contacted Atty John Bonin of Shelton (charges $300/hour with a $1,000 retainer with the first hours taken from that). He referred Jeff to Atty Julie Cook from which he received a short email stating she no longer does HOA’s. Matter to be continued.
Road Work: The invoices from Agate Asphalt were finally received and paid. Invoice 2022-387 was dated 5/31 and 2022-432 was dated 6/1/.2022. Jeff had to call and have them resent as we never received them. Grading and graveling was $9,147.64 and paving was $17,624.02 (includes County permit fee $200). A check for $26,771.66 was written and sent out on 7/28/2022. The original estimate for grading/graveling was $15,420.02 so actual work came in $6,272.36 underestimate. The paving charge was $200 overestimate due to cost of County required permit.
Emergency Evacuation Plans. Jeff brought up working on an emergency evacuation plan that was brought up at the annual meeting. Jan, former EMT/firefighter for the NMRFD, and Jeff will work on the matter.
New Business
Electronic payment for members: several members over the years have asked about online or credit/debit card payments. Options mentioned were a PayPal account, direct deposit via ACH to our bank account, credit card payment etc. Any payment fees required for using any of these options will be the payee’s responsibility. Jeff moved and Nathan seconded the motion to explore these options and reverse any charges to the payee, and all approved.
Changes of ownership
Osiris has sold his lot to Dave & Terry Cooper and Mike Cooper.
Workman: property was sold to Diedre & George Forman. We were not notified by Modus Title Co of the sale of 5/24/2022 but was found by Mary doing address/ownership checks this past week. A new member packet will be sent out.
Rock Salt for winter road use: Jeff said he had done some research and found many prices and types of salt (pelletized, rock, etc) and all were expensive. Mary also did research and found that Ace Hardware, Lowes, and Tractor Supply all had the same brand and bag size of rock salt but all were priced differently. Ace had Safe Step 50# bag for $9.99/bag, Lowes had the same for $10.28/bag, and Tractor Supply had it for $7.29/bag. Tractor Supply also had pallets of 50 - 50# bags available and gave a $20 discount if bought by the pallet. Mary had called Tractor Supple and found a pallet could be available later this fall. Jeff moved, Jan seconded and all approved that Mary purchase a pallet from Tractor Supply. There is no extra shipping charge if the salt is picked up at the store. Unknown cost for delivery to the Conex box on our lot.
Bulletin Board Planters: Mary brought up the condition of the old wooden cask planters at the bulletin board and that they were in bad shape. Nate said he could take care of dismantling them and moving the soil with his equipment. Jan will assist with removal of the wood.
There being no further business, the meeting was adjourned at: 6:57 pm.
The next meeting will be September 20th, 2022 at Mike’s residence
BVERMA Board of Directors Meeting Minutes
Tuesday, June 14, 2022
Meeting was brought to order at 6:00pm at the residence of Mike Gritton. Present were:
Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, Director Jan DeStephano. Director Nathan Oakes was not present due to family matters
Minutes of May 3 and May 21 board meetings were provided via email before the meeting.
Jeff moved and Jan seconded that the minutes be approved as read. All approved.
Financial Report: The Chase banking account has $66,003.70 in it and the saving account has $177,196.27 for a total of $243,199.97.
Old Business:
22-23 Road Work:
Grading/Graveling/Paving: Grading and graveling on selected unpaved roads has been done. With the abundant rain of late we were lucky to have a couple dry days for the work to be done. We have not yet received a bill from Agate Asphalt. Paving was done on Hurd Road last week.
Paving on Canyon Rd: Work was begun at the bottom of Canyon Road on June 8. Agate had done cutting the day before in preparation for asphalt removal and replacement. Jeff received work from Agate that someone from the County told them they had to get a permit before work could proceed. Jeff worked with Agate to get the permit application done and sent, along with a $200 fee, to the County. Mary contacted the County to get the applicable county code (12.08) for Highway Approaches. According to the code a permit is only needed if one is constructing or modifying an approach. Section 12.08.060 – Permit fees - state the fee may be waived if the road was in conformance with codes at the time of original permitting and no modifications to the approach are proposed or required. It would cost more to contest the fee than pay it. The permit was received 6/14/2022 and work will begin 6/15/2022.
Legal Representation: Any contact from potential attorney(s): Jeff has not received a call back from anyone and will continue to contact an attorney to handle BVE legal matters.
New Business:
Changes of ownership:
Idding closed, selling the last parcel on Hurd between Archangel and Kenosha Pass to Navajas et al on 5/23/22 for $492K. He still owns 4 other parcels.
Verschueren/Ording: Upon receipt of a late notice Jeff was contacted by Mr. Ording about the notice. He said he had sold the property in January. Mary ran address checks on 1/10/22 before doing annual mailing. Check of Mason Co records show the property sold on 1/11/22 to
Kevin & Laura Smith. A question came up as to how many parcels were included in the sale as some thought the 5-acre lot had been subdivided. Mary checked on 6/15 and found it was just one lot that sold. Verschueren’s account was closed out and one started for Smith. A new member packet along with an invoice for this year’s dues was prepared and is in the mail.
There being no further business, the meeting was adjourned at: 6:27pm.
The next meeting will be August 2nd at 6:00pm at Mike Gritton’s residence.
Tuesday, June 14, 2022
Meeting was brought to order at 6:00pm at the residence of Mike Gritton. Present were:
Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, Director Jan DeStephano. Director Nathan Oakes was not present due to family matters
Minutes of May 3 and May 21 board meetings were provided via email before the meeting.
Jeff moved and Jan seconded that the minutes be approved as read. All approved.
Financial Report: The Chase banking account has $66,003.70 in it and the saving account has $177,196.27 for a total of $243,199.97.
Old Business:
22-23 Road Work:
Grading/Graveling/Paving: Grading and graveling on selected unpaved roads has been done. With the abundant rain of late we were lucky to have a couple dry days for the work to be done. We have not yet received a bill from Agate Asphalt. Paving was done on Hurd Road last week.
Paving on Canyon Rd: Work was begun at the bottom of Canyon Road on June 8. Agate had done cutting the day before in preparation for asphalt removal and replacement. Jeff received work from Agate that someone from the County told them they had to get a permit before work could proceed. Jeff worked with Agate to get the permit application done and sent, along with a $200 fee, to the County. Mary contacted the County to get the applicable county code (12.08) for Highway Approaches. According to the code a permit is only needed if one is constructing or modifying an approach. Section 12.08.060 – Permit fees - state the fee may be waived if the road was in conformance with codes at the time of original permitting and no modifications to the approach are proposed or required. It would cost more to contest the fee than pay it. The permit was received 6/14/2022 and work will begin 6/15/2022.
Legal Representation: Any contact from potential attorney(s): Jeff has not received a call back from anyone and will continue to contact an attorney to handle BVE legal matters.
New Business:
Changes of ownership:
Idding closed, selling the last parcel on Hurd between Archangel and Kenosha Pass to Navajas et al on 5/23/22 for $492K. He still owns 4 other parcels.
Verschueren/Ording: Upon receipt of a late notice Jeff was contacted by Mr. Ording about the notice. He said he had sold the property in January. Mary ran address checks on 1/10/22 before doing annual mailing. Check of Mason Co records show the property sold on 1/11/22 to
Kevin & Laura Smith. A question came up as to how many parcels were included in the sale as some thought the 5-acre lot had been subdivided. Mary checked on 6/15 and found it was just one lot that sold. Verschueren’s account was closed out and one started for Smith. A new member packet along with an invoice for this year’s dues was prepared and is in the mail.
There being no further business, the meeting was adjourned at: 6:27pm.
The next meeting will be August 2nd at 6:00pm at Mike Gritton’s residence.
BVERMA Board of Directors Meeting Minutes
Saturday, May 21, 2022
After the annual meeting concluded, a short board of directors meeting was held at 11:25am.
Mary moved and Jan DeStephano seconded that current officers continue their positions for the next year. This included President Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Jan DeStephano and Nathan Oakes. All agreed.
The next board meeting will be June 14 at 6:00pm at the residence of Mike Gritton.
The meeting was adjourned at 11:30am.
Saturday, May 21, 2022
After the annual meeting concluded, a short board of directors meeting was held at 11:25am.
Mary moved and Jan DeStephano seconded that current officers continue their positions for the next year. This included President Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Jan DeStephano and Nathan Oakes. All agreed.
The next board meeting will be June 14 at 6:00pm at the residence of Mike Gritton.
The meeting was adjourned at 11:30am.
BVERMA 2022 Annual Meeting Minutes.
Saturday, May 21, 2022
The 2022 annual meeting was held at the Tahuya Fire Station. Ballot counting was done between 9:40am and 10:00am. There were 15 members (not counting spouses), 20 absentee ballots and 1 proxy for a total of 36 members present in person or by proxy for a quorum.
Ballots were counted by VP Mike Gritton and Director Jan DeStephano. Assisting was Lisa Curtis. There were 20 absentee ballots (some with multiple votes due to multiple parcel ownership). During the early part of the meeting additional in-person voting was done with 3 members and 1 proxy.
The meeting was opened by President Jeff Curtis who introduced the board of directors, VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Jan DeStephano and Ben Wright. Also introduced was Nathan Oakes who is running for a board seat.
The minutes of the 2021 meeting were read by Mary after which a vote of those members present and who had not done an absentee ballot was taken. The minutes were approved 33 to 0.
Mary read the financial report. Our Chase checking account has $63,153.68 and the saving account has $177,193.21 for a total of $240,346.89. Approximately 1/3 of the members have not yet paid their 2022-2023 road dues. With the sales of several properties, we now have 4 more parcels that will have road dues paid on them.
There was an in-person vote taken for the proposed budget. It passed 32 for and 0 against. After which an in person vote was taken for the directors all of which were elected. The votes were the same for all candidates with 30 for.
Jeff updated members on what work was done in fiscal year 2021-2022. Approximately $25,655 was spent on patching paved roads and another $10,274 for grading/graveling selected unpaved roads. Money that was unused in 2020-2021 fiscal year due to Covid was rolled over to 21-22 which allowed us to do more work. There were no legal actions taken other than filing of liens so there was no major outlay for legal fees. Lien fees are collected from the member who had a lien so there are no net costs to members. The 2022-2023 road work begins the last full week of May with grading/graveling to be done. The right ground moisture conditions are needed to get the best results from grading/graveling. Asphalt work will be June 8 & 9 depending on weather.
Agate Asphalt will be digging up and applying a thicker layer of asphalt at the bottom of Canyon Rd and work will be done on Hurd in a couple places to repair asphalt cracking. A member questioned the source of gravel and Jeff said he would check on it. The member said the gravel used last year had a lot of rounded edged so didn’t pack well or stay in place.
Member Discussion:
Member Ron Tull asked what work was to be done on Belfair View as only the end at Hurd has had any grading/graveling done for a while. He said work on wash-boarding needs to be done. Right now, member Gary Phillips has been taking care of the road. Both said the road needs more gravel. Mr. Tull also asked about snow plowing and the problem with snow being pushed onto Belfair View and only one narrow area being cleared for access to Belfair View. Mike Gritton explained that he now has a plow that will be able to get snow away from the plowed areas as the plowing now done in that area is done with equipment that is unable to plow snow to the side of the road as a standard snowplow does.
Cheryl Tull asked about emergency access out of the subdivision via Hurd Rd. There are now two gates across Hurd in Div. 3, but both are kept unlocked. Both Jeff C. and Mike G. explained the problem of gates across Hurd extends all the way to Belfair -Tahuya Rd due to Manke Timber and other owners that have erected gates due to meth labs and junk being left on properties to our north. The DNR lane running north to the upper end of Hurd Rd might be passible if the gate could be opened or dug up in an emergency. It is unknown if the DNR dug trenches across the lane to deter users after the land was worked on last year. Chris Colley asked about doing something about trees along the upper portion of Klahowya as tree roots are raising the asphalt on the edges of the road. Jeff C. said he would check on it and see if anything can be done when grading/graveling is done on Klahowya this month.
Robert and Audrea Fink brought up the matter of their buying our lot on Southridge where the storage container is. It was brought before the board at previous board meetings and the board decided not to sell the property as we needed somewhere to store records and equipment. Finks had offered $25,000 for the property. The current assessed value of the is $34,965. They explained the lot had come into BVERMA’s possession from a foreclosure in 2009 and that since then there have been no dues paid on the lot (BVERMA does not paid due on its own property) and there have been several thousand dollars in taxes paid. They claimed there was over $18,000 in arrearages that resulted in the foreclosure. They did not think this was good financial use of the property. The actual judgement amount was $10,711.24. See auditor file numbers 1941852 (2009) and 1947632 (2009). Ron Tull asked about BVERMA paying itself for dues and it was explained that we don’t pay dues on our own property.
Audrea Fink brought up the incident from February 2022 when Jeff Curtis (acting as a private citizen) and Terry Craighead, who lives near the BVERMA lot, had called the sheriff’s department for a trespassing problem on BVERMA’s lot where they found several vehicles parked on the BVERMA lot. The vehicles were an overflow of vehicles from the Fink’s 2 lots which are adjacent to and below the BVERMA lot. As a result, the lock on BVERMA’s gate was changed without telling the Fink’s who had a key to the old lock. Since then, the gate has been removed and there will never be a locked gate across the easement across BVERMA’s lot preventing Finks or any property owner that must access their land (all non-resident owners) via that easement.
Someone brought up there are 2-3 places on paved roads where members, in developing their properties, had small areas of asphalt cut out to put utility lines under the road or to connect to utilities. The patches put in by those members have settled resulting in either broken/sunken concrete and/or low spots where asphalt settled. The association will send letters to those members advising them to bring the road surface up to its previous level or condition. Owners will be given 60 days to remedy the matter or repairs will be contracted by BVERMA and the owners will be billed for the work.
Mary reported in the past year there have been 13 properties sold resulting in the addition of 4 parcels that will now be paying dues. These lots had been grandfathered in over 2 decades ago when members were allowed to pay only one set of dues if parcels were adjacent or if they had subdivided a large lot into smaller ones. The County no longer allows for subdividing 5 acre lots which all BVERMA lots originally were. Two sales are pending.
BVERMA will be sourcing road salt this summer with the goal to stockpile salt when it is available before winter comes. Winter demand results in local businesses rationing salt which limits how much can be used on Canyon Rd.
There being no further questions or discussions, Mary H. moved, and Jan D. moved the meeting be adjourned. All approved and the meeting was adjourned at 11:05am.
Saturday, May 21, 2022
The 2022 annual meeting was held at the Tahuya Fire Station. Ballot counting was done between 9:40am and 10:00am. There were 15 members (not counting spouses), 20 absentee ballots and 1 proxy for a total of 36 members present in person or by proxy for a quorum.
Ballots were counted by VP Mike Gritton and Director Jan DeStephano. Assisting was Lisa Curtis. There were 20 absentee ballots (some with multiple votes due to multiple parcel ownership). During the early part of the meeting additional in-person voting was done with 3 members and 1 proxy.
The meeting was opened by President Jeff Curtis who introduced the board of directors, VP Mike Gritton, Secretary Mary Hrudkaj, and Directors Jan DeStephano and Ben Wright. Also introduced was Nathan Oakes who is running for a board seat.
The minutes of the 2021 meeting were read by Mary after which a vote of those members present and who had not done an absentee ballot was taken. The minutes were approved 33 to 0.
Mary read the financial report. Our Chase checking account has $63,153.68 and the saving account has $177,193.21 for a total of $240,346.89. Approximately 1/3 of the members have not yet paid their 2022-2023 road dues. With the sales of several properties, we now have 4 more parcels that will have road dues paid on them.
There was an in-person vote taken for the proposed budget. It passed 32 for and 0 against. After which an in person vote was taken for the directors all of which were elected. The votes were the same for all candidates with 30 for.
Jeff updated members on what work was done in fiscal year 2021-2022. Approximately $25,655 was spent on patching paved roads and another $10,274 for grading/graveling selected unpaved roads. Money that was unused in 2020-2021 fiscal year due to Covid was rolled over to 21-22 which allowed us to do more work. There were no legal actions taken other than filing of liens so there was no major outlay for legal fees. Lien fees are collected from the member who had a lien so there are no net costs to members. The 2022-2023 road work begins the last full week of May with grading/graveling to be done. The right ground moisture conditions are needed to get the best results from grading/graveling. Asphalt work will be June 8 & 9 depending on weather.
Agate Asphalt will be digging up and applying a thicker layer of asphalt at the bottom of Canyon Rd and work will be done on Hurd in a couple places to repair asphalt cracking. A member questioned the source of gravel and Jeff said he would check on it. The member said the gravel used last year had a lot of rounded edged so didn’t pack well or stay in place.
Member Discussion:
Member Ron Tull asked what work was to be done on Belfair View as only the end at Hurd has had any grading/graveling done for a while. He said work on wash-boarding needs to be done. Right now, member Gary Phillips has been taking care of the road. Both said the road needs more gravel. Mr. Tull also asked about snow plowing and the problem with snow being pushed onto Belfair View and only one narrow area being cleared for access to Belfair View. Mike Gritton explained that he now has a plow that will be able to get snow away from the plowed areas as the plowing now done in that area is done with equipment that is unable to plow snow to the side of the road as a standard snowplow does.
Cheryl Tull asked about emergency access out of the subdivision via Hurd Rd. There are now two gates across Hurd in Div. 3, but both are kept unlocked. Both Jeff C. and Mike G. explained the problem of gates across Hurd extends all the way to Belfair -Tahuya Rd due to Manke Timber and other owners that have erected gates due to meth labs and junk being left on properties to our north. The DNR lane running north to the upper end of Hurd Rd might be passible if the gate could be opened or dug up in an emergency. It is unknown if the DNR dug trenches across the lane to deter users after the land was worked on last year. Chris Colley asked about doing something about trees along the upper portion of Klahowya as tree roots are raising the asphalt on the edges of the road. Jeff C. said he would check on it and see if anything can be done when grading/graveling is done on Klahowya this month.
Robert and Audrea Fink brought up the matter of their buying our lot on Southridge where the storage container is. It was brought before the board at previous board meetings and the board decided not to sell the property as we needed somewhere to store records and equipment. Finks had offered $25,000 for the property. The current assessed value of the is $34,965. They explained the lot had come into BVERMA’s possession from a foreclosure in 2009 and that since then there have been no dues paid on the lot (BVERMA does not paid due on its own property) and there have been several thousand dollars in taxes paid. They claimed there was over $18,000 in arrearages that resulted in the foreclosure. They did not think this was good financial use of the property. The actual judgement amount was $10,711.24. See auditor file numbers 1941852 (2009) and 1947632 (2009). Ron Tull asked about BVERMA paying itself for dues and it was explained that we don’t pay dues on our own property.
Audrea Fink brought up the incident from February 2022 when Jeff Curtis (acting as a private citizen) and Terry Craighead, who lives near the BVERMA lot, had called the sheriff’s department for a trespassing problem on BVERMA’s lot where they found several vehicles parked on the BVERMA lot. The vehicles were an overflow of vehicles from the Fink’s 2 lots which are adjacent to and below the BVERMA lot. As a result, the lock on BVERMA’s gate was changed without telling the Fink’s who had a key to the old lock. Since then, the gate has been removed and there will never be a locked gate across the easement across BVERMA’s lot preventing Finks or any property owner that must access their land (all non-resident owners) via that easement.
Someone brought up there are 2-3 places on paved roads where members, in developing their properties, had small areas of asphalt cut out to put utility lines under the road or to connect to utilities. The patches put in by those members have settled resulting in either broken/sunken concrete and/or low spots where asphalt settled. The association will send letters to those members advising them to bring the road surface up to its previous level or condition. Owners will be given 60 days to remedy the matter or repairs will be contracted by BVERMA and the owners will be billed for the work.
Mary reported in the past year there have been 13 properties sold resulting in the addition of 4 parcels that will now be paying dues. These lots had been grandfathered in over 2 decades ago when members were allowed to pay only one set of dues if parcels were adjacent or if they had subdivided a large lot into smaller ones. The County no longer allows for subdividing 5 acre lots which all BVERMA lots originally were. Two sales are pending.
BVERMA will be sourcing road salt this summer with the goal to stockpile salt when it is available before winter comes. Winter demand results in local businesses rationing salt which limits how much can be used on Canyon Rd.
There being no further questions or discussions, Mary H. moved, and Jan D. moved the meeting be adjourned. All approved and the meeting was adjourned at 11:05am.
BVERMA Board of Directors Meeting Minutes
Tuesday, May 3, 2022
Meeting was brought to order at 6:00pm at the residence of Secretary Mary Hrudkaj. Also present were Pres. Jeff Curtis, Director Ben Wright and Jan DeStephano. VP Mike was absent due to illness.
Minutes of March 29, 2022, were provided via email before the meeting. Jeff moved and Jan seconded the minutes be approved as read. All approved
Financial Report: The Chase banking account has $55,998.56 in the checking account and $177,193.21 in the saving account for a total of $233,191.77. A deposit to checking of $3,250.00 was made earlier this date which will bring the total to $236,441.77.
Old Business:
22-23 Road Work:
Tree work on Canyon Road: West Sound Tree Service was able to get all the work done in one day. Mark Larson, company owner, told Mary of an encounter the company had with a man saying he was Jared and claimed West Sound had stolen some stuff from his property and he lived up by the water tower. It was found to be Gerard Fitzpatrick who confronted West Sound stating he would contact the sheriff about the theft. Mary explained to Mark the ongoing problem with brush being left on a common road (not a BVERMA road) and that someone had removed the brush this morning and not to worry about it.
Grading/Graveling: Jeff has been in contact with Agate Asphalt to get on their schedule for G&G work later this spring. Estimates were received, gravel/grading is $15,520.02 and paving/repair is $17,424.02 for a total of $32,844.04. The paving/repair estimate does not include work on South Ridge. As there is a surplus of $10,339.71 from FY 2021-2022, Mary moved, and Jeff seconded we apply $8,957.04 from that to this year’s road maintenance budget to cover the road work. All approved. Grading is scheduled for May 22-24 and the paving for June 8-9.
DIV 3 update: Mary was contacted by Buzz Wilson recently about finding the gate closed and locked. He said he walked around it and was confronted by the lady of the residence letting him know he couldn’t go around the gate. He told her had paid dues to use all the roads in BVERMA. The Wells were notified the road must remain useable to all members when BVERMA allowed them to install their gate they would have to allow members to pass across their lot on Hurd Rd. Jeff said he has clarified this matter with Desiree Wells so the road will remain accessible for members.
Annual meeting assignments: Greeter will be Ben Wright; ballot counters will be Mike Gritton and Jan Destephano at this time. Set up will begin at 9:00am and ballot counting begins at 9:30am. The meeting will begin at 10:00am at the Tahuya fire station meeting room
Jeff said he had contacted attorney Kelly Maher about taking on BVE for legal representation but has not received a reply from her.
Transfer Fee: Mary had contacted a title company in Belfair asking what the range is for transfer fees for homeowners’ associations. The range was $50 to $800. Ben moved that we charge $300, Jeff seconded and all approved. The charge goes into effect July 1, 2022. We will include on HOA information request forms from title companies that the cost be split between seller and buyer.
New Business:
Change of ownership:
Earl Idding is closing on 1111 NE Hurd Road. An HOA request form was received, completed, and returned last week. Asking price on the place is $483k.
Tom Thoreson (deceased) properties, Payment and a note was received from Danie Pitchford, relative to Tom, letting us know they will be taking over management of the property. They are in the process of rebuilding/finishing the house and will be moving in when finished. They will let us know when change of ownership has occurred.
Fink – Offer to purchase BVE lot: Email information was sent by Jeff to board members regarding Fink’s offer to purchase the BVE lot on Southridge. Emails to Mary and Jeff from Ben, Jan and Mary were received, and all stated we should not sell the property as it is needed for our storage facility and any future use. Those emails became part of the written record of the board’s agreement not to sell the property.
There being no further business, the meeting was adjourned at: 7:08 pm.
The next meeting will be directly after the annual meeting concludes on May 21 so board officers can be elected .
Tuesday, May 3, 2022
Meeting was brought to order at 6:00pm at the residence of Secretary Mary Hrudkaj. Also present were Pres. Jeff Curtis, Director Ben Wright and Jan DeStephano. VP Mike was absent due to illness.
Minutes of March 29, 2022, were provided via email before the meeting. Jeff moved and Jan seconded the minutes be approved as read. All approved
Financial Report: The Chase banking account has $55,998.56 in the checking account and $177,193.21 in the saving account for a total of $233,191.77. A deposit to checking of $3,250.00 was made earlier this date which will bring the total to $236,441.77.
Old Business:
22-23 Road Work:
Tree work on Canyon Road: West Sound Tree Service was able to get all the work done in one day. Mark Larson, company owner, told Mary of an encounter the company had with a man saying he was Jared and claimed West Sound had stolen some stuff from his property and he lived up by the water tower. It was found to be Gerard Fitzpatrick who confronted West Sound stating he would contact the sheriff about the theft. Mary explained to Mark the ongoing problem with brush being left on a common road (not a BVERMA road) and that someone had removed the brush this morning and not to worry about it.
Grading/Graveling: Jeff has been in contact with Agate Asphalt to get on their schedule for G&G work later this spring. Estimates were received, gravel/grading is $15,520.02 and paving/repair is $17,424.02 for a total of $32,844.04. The paving/repair estimate does not include work on South Ridge. As there is a surplus of $10,339.71 from FY 2021-2022, Mary moved, and Jeff seconded we apply $8,957.04 from that to this year’s road maintenance budget to cover the road work. All approved. Grading is scheduled for May 22-24 and the paving for June 8-9.
DIV 3 update: Mary was contacted by Buzz Wilson recently about finding the gate closed and locked. He said he walked around it and was confronted by the lady of the residence letting him know he couldn’t go around the gate. He told her had paid dues to use all the roads in BVERMA. The Wells were notified the road must remain useable to all members when BVERMA allowed them to install their gate they would have to allow members to pass across their lot on Hurd Rd. Jeff said he has clarified this matter with Desiree Wells so the road will remain accessible for members.
Annual meeting assignments: Greeter will be Ben Wright; ballot counters will be Mike Gritton and Jan Destephano at this time. Set up will begin at 9:00am and ballot counting begins at 9:30am. The meeting will begin at 10:00am at the Tahuya fire station meeting room
Jeff said he had contacted attorney Kelly Maher about taking on BVE for legal representation but has not received a reply from her.
Transfer Fee: Mary had contacted a title company in Belfair asking what the range is for transfer fees for homeowners’ associations. The range was $50 to $800. Ben moved that we charge $300, Jeff seconded and all approved. The charge goes into effect July 1, 2022. We will include on HOA information request forms from title companies that the cost be split between seller and buyer.
New Business:
Change of ownership:
Earl Idding is closing on 1111 NE Hurd Road. An HOA request form was received, completed, and returned last week. Asking price on the place is $483k.
Tom Thoreson (deceased) properties, Payment and a note was received from Danie Pitchford, relative to Tom, letting us know they will be taking over management of the property. They are in the process of rebuilding/finishing the house and will be moving in when finished. They will let us know when change of ownership has occurred.
Fink – Offer to purchase BVE lot: Email information was sent by Jeff to board members regarding Fink’s offer to purchase the BVE lot on Southridge. Emails to Mary and Jeff from Ben, Jan and Mary were received, and all stated we should not sell the property as it is needed for our storage facility and any future use. Those emails became part of the written record of the board’s agreement not to sell the property.
There being no further business, the meeting was adjourned at: 7:08 pm.
The next meeting will be directly after the annual meeting concludes on May 21 so board officers can be elected .
BVERMA Board of Directors Meeting Minutes
Tuesday, March 29, 2022
Meeting was brought to order at 6:07pm at the residence of board VP Mike Gritton. Also present were Pres. Jeff Curtis, Secretary Mary Hrudkaj, Director Ben Wright, and Director Jan DeStephano.
Minutes of February 18, 2022, were provided via email before the meeting. Mary moved, Jeff seconded and all approved the minutes at provided.
Financial Report: The Chase banking account has $44,765.21 in it (checks for 22-23 are coming) and the saving account has $177,187.47 in it for a total of $219,952.68.
Old Business:
BVERMA Gate Update: Jeff, with assistance from Nathan Oakes and using Nathan’s tractor, removed the gate and stored it in BVERMA’s Conex box on our property. A yellow rope with easy release clips and a ‘no trespassing’ sign was extended from post to post across the easement.
22-23 Road Work:
Tree work on Canyon Road: Mary met with Mark Larson of West Sound Tree Service on March 19 to show him which trees needed cutting and/or trimming on the lower half of Canyon Rd. Mark suggested deweighting (cutting load side branches) several alders and maples. This keeps the trees alive so their roots continue to hold slopes in place. Trees undermined or leaning too far over the road would be removed. He later marked the trees agreed upon. Mary reviewed these and found them to be as discussed. The wood will be left in wider areas off pavement for use by BVERMA members. He will have a full crew including traffic control. She met again with him on Saturday 3/26 and got an estimate from him. The estimate is $3,800 plus tax ($323.00) for total of $4,123.00. Branches will be shredded and left at Mary’s for members to use. Jeff moved, Jan seconded, and all approved the work. Mary will contact West Sound to set up a date. Mary will also attempt to contact Alice Freeman who owns property that includes the easement for much of Canyon to let her know of the work to be done.
Grading/Graveling: Jeff has been in contact with Agate Asphalt to get on their schedule for G&G work later this spring. He has not yet received a date for work to start.
Paving/repair: Board needs to determine areas needing most work such as South Ridge in area of Leighton and BVERMA lots to correct drainage/erosion problem. Jeff explained work that Glen Leighton had done to shore up the edge of Southridge with gravel provided by BVERMA. Jeff moved, Jan seconded, and all approved crediting Glen for 5 hours worked at $20/hour on his 2022-2023 road dues. All approved. Mary will take cared of crediting his account.
Board members will plan a date when several are available to survey the roads and prioritize work.
DIV 3 update: The Wells put up their gate on Hurd at the south edge of their property. The gate was open when Mary checked the area this afternoon. Buzz had mentioned an abandoned riding mower on Black Bear between Hurd and Sattleberg. Checking Black Bear this afternoon found no mower or trash. The road has significant damage from rain runoff in January and needs to have ditching improved on the uphill side of the road.
Annual Meeting: Jan let us know she had locked in the meeting hall at the Tahuya Fire Station for our annual meeting on Saturday, May 21. Mary wrote a check to North Mason Regional Fired Authority for rental on the hall. Jan will get the check to the Tahuya fire station.
New Business:
Change of Ownership:
Idding sold 1173 NE Hurd Rd (1.34 ac with MF home) to Charles & Lauren Jessen (from California) for $449K.
Ron Gregory sold two vacant 5 ac lots to Wesley & Tiffany Yeaman for $340K each.
There being no further business, Mary moved to adjourn the meeting, Ben seconded and all approved. The meeting was adjourned at: 7:00pm.
The next meeting will be on Tuesday, May 3rd, at 6:00pm at Mike’s residence.
Tuesday, March 29, 2022
Meeting was brought to order at 6:07pm at the residence of board VP Mike Gritton. Also present were Pres. Jeff Curtis, Secretary Mary Hrudkaj, Director Ben Wright, and Director Jan DeStephano.
Minutes of February 18, 2022, were provided via email before the meeting. Mary moved, Jeff seconded and all approved the minutes at provided.
Financial Report: The Chase banking account has $44,765.21 in it (checks for 22-23 are coming) and the saving account has $177,187.47 in it for a total of $219,952.68.
Old Business:
BVERMA Gate Update: Jeff, with assistance from Nathan Oakes and using Nathan’s tractor, removed the gate and stored it in BVERMA’s Conex box on our property. A yellow rope with easy release clips and a ‘no trespassing’ sign was extended from post to post across the easement.
22-23 Road Work:
Tree work on Canyon Road: Mary met with Mark Larson of West Sound Tree Service on March 19 to show him which trees needed cutting and/or trimming on the lower half of Canyon Rd. Mark suggested deweighting (cutting load side branches) several alders and maples. This keeps the trees alive so their roots continue to hold slopes in place. Trees undermined or leaning too far over the road would be removed. He later marked the trees agreed upon. Mary reviewed these and found them to be as discussed. The wood will be left in wider areas off pavement for use by BVERMA members. He will have a full crew including traffic control. She met again with him on Saturday 3/26 and got an estimate from him. The estimate is $3,800 plus tax ($323.00) for total of $4,123.00. Branches will be shredded and left at Mary’s for members to use. Jeff moved, Jan seconded, and all approved the work. Mary will contact West Sound to set up a date. Mary will also attempt to contact Alice Freeman who owns property that includes the easement for much of Canyon to let her know of the work to be done.
Grading/Graveling: Jeff has been in contact with Agate Asphalt to get on their schedule for G&G work later this spring. He has not yet received a date for work to start.
Paving/repair: Board needs to determine areas needing most work such as South Ridge in area of Leighton and BVERMA lots to correct drainage/erosion problem. Jeff explained work that Glen Leighton had done to shore up the edge of Southridge with gravel provided by BVERMA. Jeff moved, Jan seconded, and all approved crediting Glen for 5 hours worked at $20/hour on his 2022-2023 road dues. All approved. Mary will take cared of crediting his account.
Board members will plan a date when several are available to survey the roads and prioritize work.
DIV 3 update: The Wells put up their gate on Hurd at the south edge of their property. The gate was open when Mary checked the area this afternoon. Buzz had mentioned an abandoned riding mower on Black Bear between Hurd and Sattleberg. Checking Black Bear this afternoon found no mower or trash. The road has significant damage from rain runoff in January and needs to have ditching improved on the uphill side of the road.
Annual Meeting: Jan let us know she had locked in the meeting hall at the Tahuya Fire Station for our annual meeting on Saturday, May 21. Mary wrote a check to North Mason Regional Fired Authority for rental on the hall. Jan will get the check to the Tahuya fire station.
New Business:
Change of Ownership:
Idding sold 1173 NE Hurd Rd (1.34 ac with MF home) to Charles & Lauren Jessen (from California) for $449K.
Ron Gregory sold two vacant 5 ac lots to Wesley & Tiffany Yeaman for $340K each.
There being no further business, Mary moved to adjourn the meeting, Ben seconded and all approved. The meeting was adjourned at: 7:00pm.
The next meeting will be on Tuesday, May 3rd, at 6:00pm at Mike’s residence.
BVERMA Board of Directors Special Meeting Minutes
Tuesday, March 1, 2022
The meeting to address the Robert Fink issue was brought to order at 5:59pm at the residence of Vice President Mike Gritton. Present were Pres. Jeff Curtis, Secretary Mary Hrudkaj and Directors Ben Wright and Jan DeStephano.
Pres. Jeff Curtis presented a letter and related documents sent from Robert Fink. The letter specified grievances about the BVE gate on the easement to both the BVE lot and Mr. Fink’s upper lot on Southridge Rd. The letter claimed a pattern of behavior of locking the gate and not allowing Mr. Fink or his immediate family access to their property via NE Southridge Rd. The cited incidents of behavior included the recent changing of the lock in February 2022 and not giving Mr. Fink a key or notifying him of the lock change. The other incident was from approximately 2012 when the gate was installed after BVERMA’s purchase of the Conex box for storage of equipment and records. It was noted that none of the current board members were on the board at the time the gate was first installed, nor did they have any input concerning decisions made regarding the purchase of, or events surrounding the installation the gate itself.
The letter said that if BVE did not remove the gate within 7 days of receipt of the letter Mr. Fink would remove the gate himself at the association's expense. He also offered to purchase the lot for $15,000.00, below the current tax value of the lot which is $34,000.00. The fiduciary responsibility of the board towards our membership precludes such a transaction. The letter was dated 2/14/2022 and post marked 2/18/2022. Jeff has been in email contact with Mr. Fink's representatives and told them more time would be needed to call a board meeting to address the issue.
The board discussed options for the gate and the reasons for its installation years ago; the fact that those reasons were no longer pertinent, and that the association has no current security needs or other interests that require the presence of a locked gate. It was noted that, lacking any practical need for it by the association, Mr. Fink actually receives most benefit from the gate as it secures access to his property from Southridge Rd.
Methods of removal and the time frame necessary to do so were discussed. After discussion Jeff moved, Jan DeStephano seconded and all approved gate be removed within 14 days. All approved. Jeff will send an email and written letter to Mr. Fink stating what would be done.
Jeff will organize removal of the gate.
The meeting was adjourned at 6:35PM.
Tuesday, March 1, 2022
The meeting to address the Robert Fink issue was brought to order at 5:59pm at the residence of Vice President Mike Gritton. Present were Pres. Jeff Curtis, Secretary Mary Hrudkaj and Directors Ben Wright and Jan DeStephano.
Pres. Jeff Curtis presented a letter and related documents sent from Robert Fink. The letter specified grievances about the BVE gate on the easement to both the BVE lot and Mr. Fink’s upper lot on Southridge Rd. The letter claimed a pattern of behavior of locking the gate and not allowing Mr. Fink or his immediate family access to their property via NE Southridge Rd. The cited incidents of behavior included the recent changing of the lock in February 2022 and not giving Mr. Fink a key or notifying him of the lock change. The other incident was from approximately 2012 when the gate was installed after BVERMA’s purchase of the Conex box for storage of equipment and records. It was noted that none of the current board members were on the board at the time the gate was first installed, nor did they have any input concerning decisions made regarding the purchase of, or events surrounding the installation the gate itself.
The letter said that if BVE did not remove the gate within 7 days of receipt of the letter Mr. Fink would remove the gate himself at the association's expense. He also offered to purchase the lot for $15,000.00, below the current tax value of the lot which is $34,000.00. The fiduciary responsibility of the board towards our membership precludes such a transaction. The letter was dated 2/14/2022 and post marked 2/18/2022. Jeff has been in email contact with Mr. Fink's representatives and told them more time would be needed to call a board meeting to address the issue.
The board discussed options for the gate and the reasons for its installation years ago; the fact that those reasons were no longer pertinent, and that the association has no current security needs or other interests that require the presence of a locked gate. It was noted that, lacking any practical need for it by the association, Mr. Fink actually receives most benefit from the gate as it secures access to his property from Southridge Rd.
Methods of removal and the time frame necessary to do so were discussed. After discussion Jeff moved, Jan DeStephano seconded and all approved gate be removed within 14 days. All approved. Jeff will send an email and written letter to Mr. Fink stating what would be done.
Jeff will organize removal of the gate.
The meeting was adjourned at 6:35PM.
BVERMA Board of Directors Meeting Minutes
Tuesday, February 15, 2022
The meeting was brought to order at 6:00pm at the residence of board VP Mike Gritton. Also present were Pres. Jeff Curtis, Secretary Mary Hrudkaj, and directors Ben Wright and Jan DeStephano.
The minutes of January 18, 2022 were provided via email before the meeting. Mary moved and Ben seconded the minutes be approved as read. All approved.
Financial Report: At this time there is $35,819.04 in the Chase checking account and $177,184.79 in the savings account for a total of $213,003.83 in the bank
Old Business:
Annual meeting: At this time Tahuya FD is NOT available. The fire department follows State guidelines regarding masking and social distancing. It is unknown when their meeting room will be available. Jeff moved and Jan seconded that we move the annual meeting to Saturday May 21st, 2022, pending the any changes in Covid guidance. All approved. Notices will go out with the annual mailer to members to watch for updates.
Gate lock & keys: Mary got a new lock and set of keys for our gate on Southridge. New keys and fobs were signed out to Pres. Jeff, VP Mike and Director Jan. Director Ben declined a key as he will be retiring from the board at the end of this fiscal year. Jeff said he had contact with members of the Fink family who were parked outside our gate. Jeff explained the change of locks and Fink family.
Computer: Mary has not had time to research the costs of a new computer and the old one is still viable but is slow downloading.
Pending sales: HOA forms were received for 2 parcels being sold by Ron Gregory (Div.3) and for one of the manufactured homes brought in by Idding. Both sales close in March.
HOA transfer fee: Mary will check with local title companies to ascertain an average cost for transfer fees when property is sold. Our costs for transferring accounts include time to complete HOA request forms, closing the old and opening a new account, and sending out a new member packet.
New Business:
22-23 FY road work: Canyon Road – needs to have several maples and 2 cedars cut down as they are dead or dying and are potential hazard risks. Removal of the maples would cut down raking/sweeping by at least 50%; Southridge Rd – needs work between Leighton’s and Hill’s which might include cutting back the west side slope, curbing on the outside edge to direct water to an area that won’t be eroded, possibly a culvert or ditching to divert water; other paved roads may need patching or pothole work. Mary will contact West Sound Tree service to have them come out and do an estimate. Jeff is contacting Agate Asphalt for scheduling grading/graveling as well as to assess what can be done on Southridge.
Budget for 2022-2023 fiscal year:
Our potential income for next year is the same as 2021-2022, $45,000.00. The board worked on the budget reviewing expenditures to date and estimated remaining costs for putting out the annual mailing, electricity bill, and secretary/bookkeeping. See proposed budget.
There being no further business, the meeting was adjourned at: 7:00pm.
The next board meeting will be on March 29, 2022, at 6:00pm at the home of VP Mike Gritton.
Tuesday, February 15, 2022
The meeting was brought to order at 6:00pm at the residence of board VP Mike Gritton. Also present were Pres. Jeff Curtis, Secretary Mary Hrudkaj, and directors Ben Wright and Jan DeStephano.
The minutes of January 18, 2022 were provided via email before the meeting. Mary moved and Ben seconded the minutes be approved as read. All approved.
Financial Report: At this time there is $35,819.04 in the Chase checking account and $177,184.79 in the savings account for a total of $213,003.83 in the bank
Old Business:
Annual meeting: At this time Tahuya FD is NOT available. The fire department follows State guidelines regarding masking and social distancing. It is unknown when their meeting room will be available. Jeff moved and Jan seconded that we move the annual meeting to Saturday May 21st, 2022, pending the any changes in Covid guidance. All approved. Notices will go out with the annual mailer to members to watch for updates.
Gate lock & keys: Mary got a new lock and set of keys for our gate on Southridge. New keys and fobs were signed out to Pres. Jeff, VP Mike and Director Jan. Director Ben declined a key as he will be retiring from the board at the end of this fiscal year. Jeff said he had contact with members of the Fink family who were parked outside our gate. Jeff explained the change of locks and Fink family.
Computer: Mary has not had time to research the costs of a new computer and the old one is still viable but is slow downloading.
Pending sales: HOA forms were received for 2 parcels being sold by Ron Gregory (Div.3) and for one of the manufactured homes brought in by Idding. Both sales close in March.
HOA transfer fee: Mary will check with local title companies to ascertain an average cost for transfer fees when property is sold. Our costs for transferring accounts include time to complete HOA request forms, closing the old and opening a new account, and sending out a new member packet.
New Business:
22-23 FY road work: Canyon Road – needs to have several maples and 2 cedars cut down as they are dead or dying and are potential hazard risks. Removal of the maples would cut down raking/sweeping by at least 50%; Southridge Rd – needs work between Leighton’s and Hill’s which might include cutting back the west side slope, curbing on the outside edge to direct water to an area that won’t be eroded, possibly a culvert or ditching to divert water; other paved roads may need patching or pothole work. Mary will contact West Sound Tree service to have them come out and do an estimate. Jeff is contacting Agate Asphalt for scheduling grading/graveling as well as to assess what can be done on Southridge.
Budget for 2022-2023 fiscal year:
Our potential income for next year is the same as 2021-2022, $45,000.00. The board worked on the budget reviewing expenditures to date and estimated remaining costs for putting out the annual mailing, electricity bill, and secretary/bookkeeping. See proposed budget.
There being no further business, the meeting was adjourned at: 7:00pm.
The next board meeting will be on March 29, 2022, at 6:00pm at the home of VP Mike Gritton.
BVERMA Board of Directors Meeting Minutes
Tuesday, January 18, 2022
Meeting was brought to order at 6:00pm at the residence of board VP Mike Gritton. Also present were Pres. Jeff Curtis, Sec. Mary Hrudkaj, and Directors Ben Wright and Jan DeStephano.
Minutes of Nov. 20, 2021, were provided via email before the meeting except to Jan DeStephano (phone issues). Minutes were given to Jan D. who reviewed them. Jeff moved and Ben seconded to approve the minutes as read. All approved.
Financial Report: As of Tuesday, Jan. 18, 2022, Chase checking account had $34,730.13 and the saving account had $177,181.82 for a total of $211,911.65.
Old Business:
CCR’s are still tabled.
DNR section of Hurd Rd – due to heavy rain the past few weeks Hurd Rd has many potholes, some areas of standing water, and run-off channeling. The road is still passable to all vehicles. It was checked on 1/11/22 by Mary H. Jeff reported Dan had filled more potholes but the low area where logging was done is still very wet and has numerous holes. Until the area dries more there cannot be more hole filling as it will be splashed out by vehicles.
New Business:
Change of ownership and address verification: Mary verified all member addresses this past weekend in preparation for annual mailings to go out in February. She found Stephen Garcia had sold his parcel to David & Amelia Iverson & Michael Bornander in April 2021. We had not been notified of the sale. The account had been paid in full prior to the sale. She also received a call from the title company handling the Pearson/Hill sale as closing was 1/7/22. More in confidential section. There was only one change of address found.
Wells Property: bought Keil’s place just north of Hurd & Blackbear. Wants to put gate across road at south side of property. They have contacted adjacent landowners that would be affected by the gate. Jeff moved and Ben seconded we approve their installing a gate with the understanding that neighbors will have to be able to use the road and BVE will need a key if the gate is locked.
Southridge Dr.: due to excessive rainfall the drain under Southridge from the area of the junction box to near BVERMA’s lot is flooded and onto road. The culvert needs clearing and/or a larger culvert installed at some time in the future. When the road was moved to the west a few years ago there was no ditching done so water is flowing across the road and washing out gravel on the downhill side. Glen Leighton bought some gravel and did a small repair. BVE will reimburse him for gravel and work time. Jeff gave Mary the invoice for the gravel. The cost was $49.06 for 1.74 tons from Peninsula Gravel. Glen is working on placing gravel in the eroding area. Glen is also working on enlarging the ditch on the west side of the road opposite the eroded area to move water away from that area. Mary suggested putting in a curb from the area of the curves between Leighton & Hill to keep water on the pavement until it gets past the steep edges almost to the area of BVE’s lot. That will be looked into work in the 22-23 fiscal year.
Fink Property: A possible large cockfight on Fink’s lower lot was broken up this past Friday evening. The sheriff’s Dept. was called. A vehicle parked behind BVERMA’s gate on Southridge tried to exit around the gate but got stuck. Another trying to free the first vehicle got stuck. A third vehicle tried to ram the gate but was unable to and there is no apparent damage. The sheriff dept. arrived after many vehicles left via the lower lane to the property. That lane comes off Canyon Rd just before the first sharp right turn coming up the hill. Hill also gave a key to the BVERMA gate to an unknown person without our knowledge. Jeff showed the board several photos of chicken boxes he saw on Fink’s property in the fighting area. Mary said she’d get a new lock and keys for our gate at our property on Southridge and a key would not be given to Fink as he can access his properties from his lower lot and the lane from Canyon Rd.
Annual Meeting: The annual meeting will be Saturday March 19, 2022. Mary is sending out a preliminary mailing to notify members of an open position on the board of directors and anyone wanting to run for the board needs to send in a short autobiography. Anyone wanting to have an item on the agenda or run for the board position must notify us before Feb. 15, 2022. Jan will be taking care of reserving the fire station meeting room. The annual meeting mailing and invoices will go out around Feb. 20, 2022
BVE computer: The laptop computer is now 6 years old. The battery no longer takes a charge and download times are lengthy when using Simplifile for filing liens. Simplifile will no longer be using Microsoft Edge and, when trying to download Google Chrome, the computer was unable to do so, possibly in part because of the download time issue. Mary will research laptops and see what will best fit our needs.
There being no further business, Jeff moved, and Mike seconded the meeting be adjourned. The meeting was adjourned at: 6:55pm. The next meeting will be February 15, 2022, at 6:00 pm at Mike Grittons.
Tuesday, January 18, 2022
Meeting was brought to order at 6:00pm at the residence of board VP Mike Gritton. Also present were Pres. Jeff Curtis, Sec. Mary Hrudkaj, and Directors Ben Wright and Jan DeStephano.
Minutes of Nov. 20, 2021, were provided via email before the meeting except to Jan DeStephano (phone issues). Minutes were given to Jan D. who reviewed them. Jeff moved and Ben seconded to approve the minutes as read. All approved.
Financial Report: As of Tuesday, Jan. 18, 2022, Chase checking account had $34,730.13 and the saving account had $177,181.82 for a total of $211,911.65.
Old Business:
CCR’s are still tabled.
DNR section of Hurd Rd – due to heavy rain the past few weeks Hurd Rd has many potholes, some areas of standing water, and run-off channeling. The road is still passable to all vehicles. It was checked on 1/11/22 by Mary H. Jeff reported Dan had filled more potholes but the low area where logging was done is still very wet and has numerous holes. Until the area dries more there cannot be more hole filling as it will be splashed out by vehicles.
New Business:
Change of ownership and address verification: Mary verified all member addresses this past weekend in preparation for annual mailings to go out in February. She found Stephen Garcia had sold his parcel to David & Amelia Iverson & Michael Bornander in April 2021. We had not been notified of the sale. The account had been paid in full prior to the sale. She also received a call from the title company handling the Pearson/Hill sale as closing was 1/7/22. More in confidential section. There was only one change of address found.
Wells Property: bought Keil’s place just north of Hurd & Blackbear. Wants to put gate across road at south side of property. They have contacted adjacent landowners that would be affected by the gate. Jeff moved and Ben seconded we approve their installing a gate with the understanding that neighbors will have to be able to use the road and BVE will need a key if the gate is locked.
Southridge Dr.: due to excessive rainfall the drain under Southridge from the area of the junction box to near BVERMA’s lot is flooded and onto road. The culvert needs clearing and/or a larger culvert installed at some time in the future. When the road was moved to the west a few years ago there was no ditching done so water is flowing across the road and washing out gravel on the downhill side. Glen Leighton bought some gravel and did a small repair. BVE will reimburse him for gravel and work time. Jeff gave Mary the invoice for the gravel. The cost was $49.06 for 1.74 tons from Peninsula Gravel. Glen is working on placing gravel in the eroding area. Glen is also working on enlarging the ditch on the west side of the road opposite the eroded area to move water away from that area. Mary suggested putting in a curb from the area of the curves between Leighton & Hill to keep water on the pavement until it gets past the steep edges almost to the area of BVE’s lot. That will be looked into work in the 22-23 fiscal year.
Fink Property: A possible large cockfight on Fink’s lower lot was broken up this past Friday evening. The sheriff’s Dept. was called. A vehicle parked behind BVERMA’s gate on Southridge tried to exit around the gate but got stuck. Another trying to free the first vehicle got stuck. A third vehicle tried to ram the gate but was unable to and there is no apparent damage. The sheriff dept. arrived after many vehicles left via the lower lane to the property. That lane comes off Canyon Rd just before the first sharp right turn coming up the hill. Hill also gave a key to the BVERMA gate to an unknown person without our knowledge. Jeff showed the board several photos of chicken boxes he saw on Fink’s property in the fighting area. Mary said she’d get a new lock and keys for our gate at our property on Southridge and a key would not be given to Fink as he can access his properties from his lower lot and the lane from Canyon Rd.
Annual Meeting: The annual meeting will be Saturday March 19, 2022. Mary is sending out a preliminary mailing to notify members of an open position on the board of directors and anyone wanting to run for the board needs to send in a short autobiography. Anyone wanting to have an item on the agenda or run for the board position must notify us before Feb. 15, 2022. Jan will be taking care of reserving the fire station meeting room. The annual meeting mailing and invoices will go out around Feb. 20, 2022
BVE computer: The laptop computer is now 6 years old. The battery no longer takes a charge and download times are lengthy when using Simplifile for filing liens. Simplifile will no longer be using Microsoft Edge and, when trying to download Google Chrome, the computer was unable to do so, possibly in part because of the download time issue. Mary will research laptops and see what will best fit our needs.
There being no further business, Jeff moved, and Mike seconded the meeting be adjourned. The meeting was adjourned at: 6:55pm. The next meeting will be February 15, 2022, at 6:00 pm at Mike Grittons.
BVERMA Board of Directors Meeting Minutes
November 20, 2021
Meeting was brought to order at 10:00 am at the residence of VP Mike Gritton. Also present were Pres. Jeff Curtis, Secretary Mary Hrudkaj, and directors Ben Wright and Jan DeStephano.
Minutes of Sept. 7, 2021, meeting: Minutes were provided via email before the meeting. Jeff moved and Mary seconded the minutes be approved as read. All approved.
Financial Report: As of Saturday November 20, the Chase checking account had $42,776.24 and the Chase saving account had $177,175.79 for a total of $219,952.03 in the bank.
Old Business:
Potholes on DNR section of Hurd Rd: After logging was finished in August the road appeared to have had no work done on it by the contract holder of the logging that took place. With the heavier than usual rains in September, October and the first half of November, the road has severe pothole problems. Ten yards of gravel from Peninsula Sand & Gravel was brought in on Nov. 10 and unloaded near the DNR area that needs it and the rest on property of Dan Kewish for use on other BVE roads. He has agreed to fill the potholes for BVE.
Cleaning of Canyon Road: There has been ongoing sweeping and cleaning on Canyon in the areas traditionally impacted by leaves. This is approximately 1,000 feet of road to clean. There was some cleaning along Hurd Road near the fire station to improve runoff. Passing members have offered leaf blowers but have been declined due to safety issues in not being able to hear vehicles if using a leaf blower.
CCR’s: The board agreed it would be difficult to enforce any rules regarding size/weight/load; excessive use of the roads, and any other restrictions or codes that might be enacted. How to decide who would enforce and how to enforce was discussed also. Mary had done some research on what average vehicle numbers per residence are based on how many people reside at any given address. She had also researched the weights of different types of large vehicles, such as cement, delivery, and gravel trucks. Also researched were the weights of different size manufactured homes (MH) being delivered. Gross vehicle weights per axle were less for MH Units than for loaded cement or gravel trucks. Charging returnable bonds was discussed and again the board decided this would be difficult to enforce a many deliveries are done on short notice. Mary moved and Jeff seconded this matter be tabled until research can be done on what other homeowner associations charge regarding these size/weight/load and overuse matters. All agreed.
New Business:
Change of ownership: Steve Anders sold his property on Sattleburg in mid-September to Jesse & Tanya Allaway. Alice Friend sold her parcel to Shane & Michele Peterson.
Jeff announced we now have an official Facebook site ‘Belfair View Estates Road Maintenance Association’. He also announced on Belfair View Community Watch that the official Facebook site is the newly created one above. The community watch site was created by a member show moved several years ago and is now managed by another member and is in no way affiliated or endorsed by BVERMA.
There being no more business the meeting was adjourned at 11:39 am. The next board meeting will be Tuesday, January 11, 2022.
BVERMA Board of Directors Meeting Minutes
September 7, 2021
Meeting brought to order at: 6:00 pm. Board members present: Pres. Jeff Curtis was present via phone, VP. Mike Gritton, Sec. Mary Hrudkaj, Directors Ben Wright, and Jan DeStephano.
Minutes of meetings of August 3 (full board meeting) and August 21 (selection of officers after annual meeting) were sent to directors prior to the meeting. Mary H moved and Jan D. seconded the minutes be approved as presented. All approved.
Financial Report: As of this date there is $67,212.77 in the Chase checking account and $177,170.15 in the Chase saving account for a total of $244,291.72 in the bank.
Old Business:
Pavement work on Canyon and Hurd roads: Jeff had viewed the work this afternoon. Work was still being done on Canyon Rd and work had been completed on Hurd Rd. The company provided excellent traffic control including signs on North Shore NE of Canyon. He also checked the section of Hurd between Div. 2 & 3 and found the logging haul-out was completed and the road had been filled in and graded and graveled returning it to the condition it was before logging started in January 2021.
CCR’s: It was agreed that all members work on lists of what types of road uses would need regulations such as: excessive use by any member (ie many cars coming and going on a regular basis), heavy loads coming in, any member damaging the roads through misuse, or a permit to use the roads for heavy loads, etc. Jeff said the regulations will need to be comprehensive so that no member can claim they are being singled out for enforcement. Any regulations will need a process of reporting from members, notice to violator, methods of disagreement by violator, and penalties. Those lists will be consolidated and reviewed at a future time.
New Business:
Changes of ownership: The Starks (formerly Lowry) property sold to Joss & Rebekah Williamson. In researching another parcel, Mary discovered that Earl Idding (It’s Your Home, LLC) purchased the Kathy Peregrin property on Hurd Rd on June 15, 2021. Neither buyer nor seller notified us of the sale. The Peregrin account has been closed and the parcel added to Iddings’s for a total of 7 parcels currently owned by him.
Offer to buy BVERMA’s lot on Southridge. In late August we received a written offer to buy our lot on Southridge from Land Lovers LLC, a company in Vancouver, WA. Mary called the company and told them to take our name and address off their mailing list. The offer was for less than a third of the current tax assessed value.
There being no more business, the meeting was adjourned at: 6:45pm. The next board meeting will determined and members notified. There is a mandatory third Saturday meeting in November so that will probably be the next meeting date. Mary will check and let the Board know.
September 7, 2021
Meeting brought to order at: 6:00 pm. Board members present: Pres. Jeff Curtis was present via phone, VP. Mike Gritton, Sec. Mary Hrudkaj, Directors Ben Wright, and Jan DeStephano.
Minutes of meetings of August 3 (full board meeting) and August 21 (selection of officers after annual meeting) were sent to directors prior to the meeting. Mary H moved and Jan D. seconded the minutes be approved as presented. All approved.
Financial Report: As of this date there is $67,212.77 in the Chase checking account and $177,170.15 in the Chase saving account for a total of $244,291.72 in the bank.
Old Business:
Pavement work on Canyon and Hurd roads: Jeff had viewed the work this afternoon. Work was still being done on Canyon Rd and work had been completed on Hurd Rd. The company provided excellent traffic control including signs on North Shore NE of Canyon. He also checked the section of Hurd between Div. 2 & 3 and found the logging haul-out was completed and the road had been filled in and graded and graveled returning it to the condition it was before logging started in January 2021.
CCR’s: It was agreed that all members work on lists of what types of road uses would need regulations such as: excessive use by any member (ie many cars coming and going on a regular basis), heavy loads coming in, any member damaging the roads through misuse, or a permit to use the roads for heavy loads, etc. Jeff said the regulations will need to be comprehensive so that no member can claim they are being singled out for enforcement. Any regulations will need a process of reporting from members, notice to violator, methods of disagreement by violator, and penalties. Those lists will be consolidated and reviewed at a future time.
New Business:
Changes of ownership: The Starks (formerly Lowry) property sold to Joss & Rebekah Williamson. In researching another parcel, Mary discovered that Earl Idding (It’s Your Home, LLC) purchased the Kathy Peregrin property on Hurd Rd on June 15, 2021. Neither buyer nor seller notified us of the sale. The Peregrin account has been closed and the parcel added to Iddings’s for a total of 7 parcels currently owned by him.
Offer to buy BVERMA’s lot on Southridge. In late August we received a written offer to buy our lot on Southridge from Land Lovers LLC, a company in Vancouver, WA. Mary called the company and told them to take our name and address off their mailing list. The offer was for less than a third of the current tax assessed value.
There being no more business, the meeting was adjourned at: 6:45pm. The next board meeting will determined and members notified. There is a mandatory third Saturday meeting in November so that will probably be the next meeting date. Mary will check and let the Board know.
2021-2022 Annual General Membership Meeting Minutes
Saturday, August 21, 2021
The meeting was brought to order at 10:01am. All board members (Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, and Directors Jan Destephano and Ben Wright) were present along with three members and three spouses. There were 32 ballots so there was a quorum present.
The ballots had been opened and counted between 9:30 and 10:00am. Counters were Terry Craighead, Lisa Curtis, and Mike Gritton. See results of voting below.
Pres. Jeff Curtis introduced the board members. The representative from the Sheriff’s Department who was to talk about community watch and home/property safety did not show up, so the meeting continued.
Sec. Mary H. read the paragraph about the 2020-2021 ballot counting that took place at the June 19, 2020, board meeting. Due to Covid-19 we were not able to have an annual meeting, so the ballots were counted at the board meeting.
As of Friday, August 20, 2021, there is $67,158.35 in the Chase checking account, $177,167.09 in the Chase saving account for a total of $244,325.44 in the bank.
The results of voting are as follows: Proposed Budget – 46 four and 0 against; 2020-2021 meeting minutes (Board meeting minutes of 6/19/2020 – 41 for and 0 against; Board of Directors: Jeff Curtis 36 votes; Mike Gritton 38 votes; Mary Hrudkaj 37 votes; Ben Wright 35; Jan Destephano 33 votes. The numbers reflect some members having more than one vote (own more than one parcel) and some members not completing their ballots in full.
During the 2020-2021 fiscal year road work included grading and graveling in the usual areas but no paving due to Covid restraints on the availability of contractors. The Board was able to work out a settlement with an owner of 2 parcels to pay the 10 plus year arrearages bringing in $17,361.65. This included annual dues, assessments, interest, late fees, and attorney costs and property tax payment to prevent County tax foreclosure (suggested by our attorney) before we could get paid.
Road work for 2021-22 includes grading/graveling done in late May and mowing/brushing done in July. Paving/repair will be done August 30-31 weather permitting. Most of this work will be on Canyon Rd, the rest in selected areas of Hurd Rd. The board has set up a road priority system determined by volume of traffic on each road, condition of each road, and geological conditions that may cause more damage in some areas than others.
Logging on State land between Division 2 & 3 was halted in mid-January due to damage trucking was doing both on the unpaved portion of Hurd Rd and a state road that bypasses Div 3. Work has resumed in that area and when the lease holder finishes hauling out the logs will be responsible for returning that portion of Hurd Rd. to the condition it was last fall when the State put in new culverts and graded the road.
During the discussion part of the meeting members had questions about doing boundary line adjustments (BLA) ,a gate on Canyon Road, speed bumps, and the possibility of having a cell tower put on the lot owned by BVERMA on Southridge which might improve cell reception in the area. Members of the board explained how BLA’s work and how it would affect both taxes and association dues. Pres. Jeff explained how BVERMA, since we are a road maintenance association, have no control over squatters living the land owned by members of BVERMA. There have been on-going problems in both Div. 1 and Div. 3 for the past year. Members in both areas have reported the problems to Mason County.
Discussion on putting a gate on Canyon Rd covered all the reasons it isn’t feasible (cost, maintenance, winter weather effects on the road, placement, etc). Discussion on placing speed bumps in certain areas covered the problems with snow plowing and other road maintenance. Pres. Jeff had copies of speed bump plans received from Lynn Gritton. At present there is no plan to place speedbumps in BVERMA. Historically, before paving the roads in 2005, there was a single speed bump as part of a pavement test area at the top of Canyon and at the intersection of Southridge & Hurd roads.
Under new business, Terry Craighead brought up the possibility of allowing a cell tower to be put up on BVERMA’s lot on Southridge. He said cell companies pay monthly rent for property use which may benefit BVERMA. VP Mike Gritton said the lot may not be sufficient due geological hazards (landslide) on two sides of the lot. Cell companies need to do studies of how many people might be served before locating cell towers. Terry C. will check on feasibility.
With no other business, Pres. Jeff moved the meeting be adjourned at 10:55am. Sec. Mary seconded and all approved.
Saturday, August 21, 2021
The meeting was brought to order at 10:01am. All board members (Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, and Directors Jan Destephano and Ben Wright) were present along with three members and three spouses. There were 32 ballots so there was a quorum present.
The ballots had been opened and counted between 9:30 and 10:00am. Counters were Terry Craighead, Lisa Curtis, and Mike Gritton. See results of voting below.
Pres. Jeff Curtis introduced the board members. The representative from the Sheriff’s Department who was to talk about community watch and home/property safety did not show up, so the meeting continued.
Sec. Mary H. read the paragraph about the 2020-2021 ballot counting that took place at the June 19, 2020, board meeting. Due to Covid-19 we were not able to have an annual meeting, so the ballots were counted at the board meeting.
As of Friday, August 20, 2021, there is $67,158.35 in the Chase checking account, $177,167.09 in the Chase saving account for a total of $244,325.44 in the bank.
The results of voting are as follows: Proposed Budget – 46 four and 0 against; 2020-2021 meeting minutes (Board meeting minutes of 6/19/2020 – 41 for and 0 against; Board of Directors: Jeff Curtis 36 votes; Mike Gritton 38 votes; Mary Hrudkaj 37 votes; Ben Wright 35; Jan Destephano 33 votes. The numbers reflect some members having more than one vote (own more than one parcel) and some members not completing their ballots in full.
During the 2020-2021 fiscal year road work included grading and graveling in the usual areas but no paving due to Covid restraints on the availability of contractors. The Board was able to work out a settlement with an owner of 2 parcels to pay the 10 plus year arrearages bringing in $17,361.65. This included annual dues, assessments, interest, late fees, and attorney costs and property tax payment to prevent County tax foreclosure (suggested by our attorney) before we could get paid.
Road work for 2021-22 includes grading/graveling done in late May and mowing/brushing done in July. Paving/repair will be done August 30-31 weather permitting. Most of this work will be on Canyon Rd, the rest in selected areas of Hurd Rd. The board has set up a road priority system determined by volume of traffic on each road, condition of each road, and geological conditions that may cause more damage in some areas than others.
Logging on State land between Division 2 & 3 was halted in mid-January due to damage trucking was doing both on the unpaved portion of Hurd Rd and a state road that bypasses Div 3. Work has resumed in that area and when the lease holder finishes hauling out the logs will be responsible for returning that portion of Hurd Rd. to the condition it was last fall when the State put in new culverts and graded the road.
During the discussion part of the meeting members had questions about doing boundary line adjustments (BLA) ,a gate on Canyon Road, speed bumps, and the possibility of having a cell tower put on the lot owned by BVERMA on Southridge which might improve cell reception in the area. Members of the board explained how BLA’s work and how it would affect both taxes and association dues. Pres. Jeff explained how BVERMA, since we are a road maintenance association, have no control over squatters living the land owned by members of BVERMA. There have been on-going problems in both Div. 1 and Div. 3 for the past year. Members in both areas have reported the problems to Mason County.
Discussion on putting a gate on Canyon Rd covered all the reasons it isn’t feasible (cost, maintenance, winter weather effects on the road, placement, etc). Discussion on placing speed bumps in certain areas covered the problems with snow plowing and other road maintenance. Pres. Jeff had copies of speed bump plans received from Lynn Gritton. At present there is no plan to place speedbumps in BVERMA. Historically, before paving the roads in 2005, there was a single speed bump as part of a pavement test area at the top of Canyon and at the intersection of Southridge & Hurd roads.
Under new business, Terry Craighead brought up the possibility of allowing a cell tower to be put up on BVERMA’s lot on Southridge. He said cell companies pay monthly rent for property use which may benefit BVERMA. VP Mike Gritton said the lot may not be sufficient due geological hazards (landslide) on two sides of the lot. Cell companies need to do studies of how many people might be served before locating cell towers. Terry C. will check on feasibility.
With no other business, Pres. Jeff moved the meeting be adjourned at 10:55am. Sec. Mary seconded and all approved.
BVERMA Board of Directors Meeting Minutes
Tuesday, August 3, 2021
The meeting was brought to order at 5:58pm. Board members present: Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, Directors Ben Wright and Jan DeStephano.
Minutes of July 6th meeting were provided members prior to the meeting. Jeff moved and Jan seconded that the minutes be approved as read by members. All approved.
Financial Report: As of Tuesday, August 3, 2021, there was $66,294.99 in the Chase checking account, $177,167.09 in the Chase saving account for a total of $243,462.08 in the bank.
Old Business:
Mowing/brushing: L. Boltz was out the weeks of July 12 and 19th. He did weed-eating on Canyon and around power boxes as well as the regular mowing. He did charge $15/hour for the weed eating and his regular hourly rate ($125) for mowing. The total for all work done was $5,901.45. Discussion about finding a new mowing company was tabled. All approved.
Annual Meeting: The Tahuya fire station is reserved for Sat. August 21 from 9:00am to 2:00pm. They currently have no restrictions on masks. There will be no refreshments this year. Tasks for the day: Jeff said he’ll ask his wife Lisa and the Craigheads to do ballot counting; Jan will be door greeting making sure everyone signs in; others will help with set up. Mary has instructions for the ballot counters.
New Business:
Changes of ownership: Deines (behind fire station) sold her property to Tyler & Emily Hart. The Stewarts sold their property to Cody & Jessica Anders. Starks is selling her property; closing is Aug 5 but is appears the new owners are currently living in an RV on the property. Overfield sold their lot to Sage in April, but BVE was not notified. On July 17 we received an email from the title company asking if we got the check as it had not yet cleared their bank. Mary let them know we hadn’t, and we couldn’t close out the Overfield account until we got the check. They said they’d have another check cut and sent out. This date Mary inquired again about the check and was again told they’d be sending a new check.
CCRs: Jeff brought up the need for discussion regarding big/heavy loads coming up Canyon and speed bumps. Lynn Gritton brought the board specifications for speed bump construction. There was discussion as to where speed bumps might be useful and what difficulty they might make for snow plowing. This matter is held open for further discussion at another time.
Snow Plowing: There was discussion about snow plowing such as how much snowfall there is on the roads before plowing begins, how often plowing should be done to keep ahead of heavy snow predictions, and how to divide up plowing if we have more than one person willing to plow. Director Benjamin Wright will coordinate with those we presently use for plowing (Kewish, Gritton, and Phillips).
There being no more business, the meeting was adjourned at 7:41pm. The next meeting will be on Sept. 7th, 2021 at 6:00pm at Mike Gritton’s residence.
Tuesday, August 3, 2021
The meeting was brought to order at 5:58pm. Board members present: Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, Directors Ben Wright and Jan DeStephano.
Minutes of July 6th meeting were provided members prior to the meeting. Jeff moved and Jan seconded that the minutes be approved as read by members. All approved.
Financial Report: As of Tuesday, August 3, 2021, there was $66,294.99 in the Chase checking account, $177,167.09 in the Chase saving account for a total of $243,462.08 in the bank.
Old Business:
Mowing/brushing: L. Boltz was out the weeks of July 12 and 19th. He did weed-eating on Canyon and around power boxes as well as the regular mowing. He did charge $15/hour for the weed eating and his regular hourly rate ($125) for mowing. The total for all work done was $5,901.45. Discussion about finding a new mowing company was tabled. All approved.
Annual Meeting: The Tahuya fire station is reserved for Sat. August 21 from 9:00am to 2:00pm. They currently have no restrictions on masks. There will be no refreshments this year. Tasks for the day: Jeff said he’ll ask his wife Lisa and the Craigheads to do ballot counting; Jan will be door greeting making sure everyone signs in; others will help with set up. Mary has instructions for the ballot counters.
New Business:
Changes of ownership: Deines (behind fire station) sold her property to Tyler & Emily Hart. The Stewarts sold their property to Cody & Jessica Anders. Starks is selling her property; closing is Aug 5 but is appears the new owners are currently living in an RV on the property. Overfield sold their lot to Sage in April, but BVE was not notified. On July 17 we received an email from the title company asking if we got the check as it had not yet cleared their bank. Mary let them know we hadn’t, and we couldn’t close out the Overfield account until we got the check. They said they’d have another check cut and sent out. This date Mary inquired again about the check and was again told they’d be sending a new check.
CCRs: Jeff brought up the need for discussion regarding big/heavy loads coming up Canyon and speed bumps. Lynn Gritton brought the board specifications for speed bump construction. There was discussion as to where speed bumps might be useful and what difficulty they might make for snow plowing. This matter is held open for further discussion at another time.
Snow Plowing: There was discussion about snow plowing such as how much snowfall there is on the roads before plowing begins, how often plowing should be done to keep ahead of heavy snow predictions, and how to divide up plowing if we have more than one person willing to plow. Director Benjamin Wright will coordinate with those we presently use for plowing (Kewish, Gritton, and Phillips).
There being no more business, the meeting was adjourned at 7:41pm. The next meeting will be on Sept. 7th, 2021 at 6:00pm at Mike Gritton’s residence.
BVERMA Board of Directors Meeting Minutes
Tuesday, July 6, 2021
Meeting to order: 5:55 pm. Board members present: Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and Director Jan DeStephano. Director Ben Wright was on vacation and not able to attend.
Minutes of June 21, 2021 meeting: Minutes were provided via email before the meeting. Mary moved and Jeff seconded the minutes be approved as read. All approved.
Financial Report: As of Tuesday, July 6 the Chase checking account has $72,118.85 and the Chase saving account has $177,164.22 for a total of $248,858.07.
Old Business:
Grading & Graveling: Jan reported the lower portion of East Tolkien Rd had been missed when grading was done. The board agreed to pay for a load of gravel to be applied to that area and Jan was to arrange the date and show where the gravel was to be placed. Mike Gritton presented bills for the work he had done on Windridge (new culvert, placement of culvert and 3 loads of gravel). Receipts were resented and a check will be written to reimburse Mike.
DNR Land: logging will resume sometime in the next 2-3 weeks. Mary contacted Payne Transportation who informed her Sierra Pacific of Shelton had the State contract. She contacted their office and learned logging had been halted in late January to prevent further damage to a new salmon stream culvert installed in late 2020 when culverts were done on Hurd Rd. They plan on resuming removal of cut trees sometime in the next 2-3 weeks and will restore the road after that. We’ve had a couple complaints re: a fire hazard existing from all the down timber and brush left on site.
Brushing: Boltz will be out later this week (week of July 5) to begin brushing and will do weed eating on Canyon Rd.
Annual Meeting: has been tentatively scheduled for Saturday, August 21, 2021. Jan will contact the fire dept. to reserve the Tahuya Fire Station. The meeting will begin at 10am with setup from 9 to 9:30 and ballot counting from 9:30 to 10am. Notices will be sent out to all members when the date has been confirmed.
New Business:
Changes of ownership: Mr. Idding exchanged one of his unsold lots to Ms. McAleese who owns one in the area of his development. He has purchased the two Padon lots and the two Goldstrom lots, both on Hurd west of the fire station. All accounts have been adjusted and/or closed out as appropriate.
There being no more business, the meeting was adjourned at: 6:57pm.
The next meeting will be on Tuesday, August 3, 2021 at: 6:00pm at Mike’s residence.
Tuesday, July 6, 2021
Meeting to order: 5:55 pm. Board members present: Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and Director Jan DeStephano. Director Ben Wright was on vacation and not able to attend.
Minutes of June 21, 2021 meeting: Minutes were provided via email before the meeting. Mary moved and Jeff seconded the minutes be approved as read. All approved.
Financial Report: As of Tuesday, July 6 the Chase checking account has $72,118.85 and the Chase saving account has $177,164.22 for a total of $248,858.07.
Old Business:
Grading & Graveling: Jan reported the lower portion of East Tolkien Rd had been missed when grading was done. The board agreed to pay for a load of gravel to be applied to that area and Jan was to arrange the date and show where the gravel was to be placed. Mike Gritton presented bills for the work he had done on Windridge (new culvert, placement of culvert and 3 loads of gravel). Receipts were resented and a check will be written to reimburse Mike.
DNR Land: logging will resume sometime in the next 2-3 weeks. Mary contacted Payne Transportation who informed her Sierra Pacific of Shelton had the State contract. She contacted their office and learned logging had been halted in late January to prevent further damage to a new salmon stream culvert installed in late 2020 when culverts were done on Hurd Rd. They plan on resuming removal of cut trees sometime in the next 2-3 weeks and will restore the road after that. We’ve had a couple complaints re: a fire hazard existing from all the down timber and brush left on site.
Brushing: Boltz will be out later this week (week of July 5) to begin brushing and will do weed eating on Canyon Rd.
Annual Meeting: has been tentatively scheduled for Saturday, August 21, 2021. Jan will contact the fire dept. to reserve the Tahuya Fire Station. The meeting will begin at 10am with setup from 9 to 9:30 and ballot counting from 9:30 to 10am. Notices will be sent out to all members when the date has been confirmed.
New Business:
Changes of ownership: Mr. Idding exchanged one of his unsold lots to Ms. McAleese who owns one in the area of his development. He has purchased the two Padon lots and the two Goldstrom lots, both on Hurd west of the fire station. All accounts have been adjusted and/or closed out as appropriate.
There being no more business, the meeting was adjourned at: 6:57pm.
The next meeting will be on Tuesday, August 3, 2021 at: 6:00pm at Mike’s residence.
BVERMA Board of Directors Meeting Minutes
Tuesday, April 6, 2021
The meeting was brought to order at 5:57pm. All board members (Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, Directors Ben Wright and Jan DeStephano) were present.
Minutes of the Feb. 23, 2021 meeting had been emailed to board members to read prior to the meeting so were not read aloud. Mary moved and Jan seconded that the minutes be approved as read. All approved.
Financial Report: As of Tuesday, April 6, 2021 the Chase checking account has $60,372.69 in it, the saving account has $177,155.51 for a total of $234,753.20 in our Chase accounts.
Old Business:
Logging and road condition between Div 2 & Div 3: Payne Logging still has not completed removal of cut timber from this past winter’s harvest. Mary had heard that logs may be left in the woods as the cost of shipping timber to China for processing is too expensive at present. Jeff will contact DNR about any schedule they have for Payne and any plans for repairing road damage in the logged area. BVE needs to know so we can schedule road work in that area as well as the rest of the area. Mary reported Dan Kewish would be willing to use his frontend loader to haul gravel to fill the potholes in the logged area. Jeff said Steve Anders said he’s willing to do the same. It was decided to contact both Dan and Steve to do the work and we would supply the gravel.
Grading/Graveling/other road work: Jeff said he toured the roads with Agate Asphalt last week and said all non-paved roads need work. He said we’ll be getting on their schedule for late April or May to get the work done. Jan D. mentioned the ‘dip’ on Canyon Road at the curve at the upper end of the lower steep portion of the road. The dip runs where the culvert crosses the road and has been so for a couple years now. She also mentioned the large maple tree at that curve appears to be slowly moving downhill and should be checked. Mike said Windridge needs grading/graveling but only after he replaces the culvert under the road.
Mike showed us a photo of a snow plow he bought and can use for plowing BVERMA roads if and when needed. Steve Anders also says he has plowing capability. Mary will contact Steve and Mike with ‘contracts’ which define work conditions.
New Business: Jeff said he had a call this morning from Jo Deines about her invoice showing she owns two parcels. He said she explained a boundary line adjustment (BLA) she had done in December with Michael Malcham. He gave Mary her phone number to call and take care of the matter.
There being no more business the meeting was adjourned at 6:59pm. The next meeting will be on Tuesday, June 1, 2021 at 6:00pm at VP Mike’s house.
Tuesday, April 6, 2021
The meeting was brought to order at 5:57pm. All board members (Pres. Jeff Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, Directors Ben Wright and Jan DeStephano) were present.
Minutes of the Feb. 23, 2021 meeting had been emailed to board members to read prior to the meeting so were not read aloud. Mary moved and Jan seconded that the minutes be approved as read. All approved.
Financial Report: As of Tuesday, April 6, 2021 the Chase checking account has $60,372.69 in it, the saving account has $177,155.51 for a total of $234,753.20 in our Chase accounts.
Old Business:
Logging and road condition between Div 2 & Div 3: Payne Logging still has not completed removal of cut timber from this past winter’s harvest. Mary had heard that logs may be left in the woods as the cost of shipping timber to China for processing is too expensive at present. Jeff will contact DNR about any schedule they have for Payne and any plans for repairing road damage in the logged area. BVE needs to know so we can schedule road work in that area as well as the rest of the area. Mary reported Dan Kewish would be willing to use his frontend loader to haul gravel to fill the potholes in the logged area. Jeff said Steve Anders said he’s willing to do the same. It was decided to contact both Dan and Steve to do the work and we would supply the gravel.
Grading/Graveling/other road work: Jeff said he toured the roads with Agate Asphalt last week and said all non-paved roads need work. He said we’ll be getting on their schedule for late April or May to get the work done. Jan D. mentioned the ‘dip’ on Canyon Road at the curve at the upper end of the lower steep portion of the road. The dip runs where the culvert crosses the road and has been so for a couple years now. She also mentioned the large maple tree at that curve appears to be slowly moving downhill and should be checked. Mike said Windridge needs grading/graveling but only after he replaces the culvert under the road.
Mike showed us a photo of a snow plow he bought and can use for plowing BVERMA roads if and when needed. Steve Anders also says he has plowing capability. Mary will contact Steve and Mike with ‘contracts’ which define work conditions.
New Business: Jeff said he had a call this morning from Jo Deines about her invoice showing she owns two parcels. He said she explained a boundary line adjustment (BLA) she had done in December with Michael Malcham. He gave Mary her phone number to call and take care of the matter.
There being no more business the meeting was adjourned at 6:59pm. The next meeting will be on Tuesday, June 1, 2021 at 6:00pm at VP Mike’s house.
BVERMA Board Of Directors Meeting Minutes
Tuesday, February 23, 2021
Meeting brought to order: 6:00 pm. Board members present: All board members, Jeff Curtis, Mike Gritton, Mary Hrudkaj, Ben Wright and Jan DeStephano were present.
Minutes of December 16, 2020 meeting: Board members were provided with the minutes for reading prior to the meeting. Jeff moved and Jan seconded that the minutes be approved, all members approved.
Financial report: As Tuesday, 2/23/2021 the Chase checking account had $44,646.38, the savings account had $177,149.89 for a total of $221.796.27. The XXXXXX payment $17,361.56 via wire transfer, went into the checking account. The bulk of it, $17,000 was transferred to the savings account.
Old Business:
Logging between Div 2 & Div 3: There have been complaints about the condition of Hurd Rd in the area Payne Lumber has been doing logging the past few months. Due to the heavy rain in January Payne ceased removing logs for a few days due to the soft conditions of the road. Once removal resumed Hurd Rd from the south end of the State land to the yellow DNR gate has become a maze of potholes and one of the culverts installed by the State last year has partially collapsed. Mary spoke with loggers in mid-January as to their plans to return the road to its prior condition. She was told Payne would grade and repair the road when finished with the logging. As of late early February, the loggers had removed all their equipment but left a large amount of stacked logs. Since that time, the DNR gate has been closed and locked. Jeff said he had heard the logging would be finished in June. This may interfere with our plans to do grading/graveling in April or May.
Grading/Graveling: Jan DeStephano would like G&G to include Tolkien as the road to her place is in rough condition. Jan said on Monday 2/22/21 she had driven all the roads and reported on the conditions of the unpaved roads. Most had potholes to some extent.
Annual Meeting: Mary is working on getting material ready for printing this week to send out bills and information on the annual meeting by Feb. 26th. At this time, due to Covid restrictions,
we will not be able to have the annual meeting on March 20th. A notice to that effect will go out with the mailing. Since there was no annual mailing the minutes from the BOD meeting in June when ballots were counted will go out instead.
Proposed 2021-2022 Budget: While verifying addresses and ownerships Mary found several boundary line adjustments and parcel number retirements on the County’s website. This reduced the number of parcels within BVERM. Instead of 200 parcels we now have 190 parcels. Several of the liened propereties paid their debts which brought the number of bad debt parcels down. The bad debt went from 18 to 9 lots. These changes left our original proposed budget overdrawing on total revenues. A comparison of 20-21 expenditures and the proposed budget was presented to the board. Since over $24,000 from the 2021 road maintenance was unused it will be rolled over and used for 21-22 in addition to that in the proposed budget. Jeff moved and Ben seconded and approved the amended budget.
Cell Phone: Mary cancelled the contract for the Verizon cell phone.
New Business:
Plowing: After the snowstorm of February 12-14 there was concern amongst the board and some BVERMA members about the plowing done. A contract was developed by Mary & Jeff and was presented to and signed by Dan Kewish in November 2020. Ben stated his problems with what plowing was done: ie: not plowing Kenosha Pass and Bear Ridge until Sunday morning and his concerns about access for fire or rescue equipment getting up here. Dan Kewish related to Mary after the storm that he would be putting a newer engine in the truck he uses for plowing. Ben said he could get an angle plow at a reasonable rate and be able to do some of the plowing. Mike Gritton said he too would be able to help with plowing. Jeff cited 3 options he could see: 1. Continue as is; 2. Buy our own gear; 3. Hire someone from outside to plow. There was considerable discussion on these items. Mary gave a 4th option of splitting the plowing job between Dan Kewish and Mike Gritton and having each do a section of BVERMA and get paid at the same rate. Mary will talk with Dan about this and his goal to get better equipment. Both item 2 and 3 were declined as being too expensive to buy and maintain our own equipment and having someone from outside and not knowing when they’d get up here. Having plowing done by members living up here and having equipment readily available seemed the best.
There being no more business the meeting was adjourned at: 7:17 pm.
The next board meeting will be on: Tuesday, April 6, 2021 at 6:00pm at Mike’s again.
Tuesday, February 23, 2021
Meeting brought to order: 6:00 pm. Board members present: All board members, Jeff Curtis, Mike Gritton, Mary Hrudkaj, Ben Wright and Jan DeStephano were present.
Minutes of December 16, 2020 meeting: Board members were provided with the minutes for reading prior to the meeting. Jeff moved and Jan seconded that the minutes be approved, all members approved.
Financial report: As Tuesday, 2/23/2021 the Chase checking account had $44,646.38, the savings account had $177,149.89 for a total of $221.796.27. The XXXXXX payment $17,361.56 via wire transfer, went into the checking account. The bulk of it, $17,000 was transferred to the savings account.
Old Business:
Logging between Div 2 & Div 3: There have been complaints about the condition of Hurd Rd in the area Payne Lumber has been doing logging the past few months. Due to the heavy rain in January Payne ceased removing logs for a few days due to the soft conditions of the road. Once removal resumed Hurd Rd from the south end of the State land to the yellow DNR gate has become a maze of potholes and one of the culverts installed by the State last year has partially collapsed. Mary spoke with loggers in mid-January as to their plans to return the road to its prior condition. She was told Payne would grade and repair the road when finished with the logging. As of late early February, the loggers had removed all their equipment but left a large amount of stacked logs. Since that time, the DNR gate has been closed and locked. Jeff said he had heard the logging would be finished in June. This may interfere with our plans to do grading/graveling in April or May.
Grading/Graveling: Jan DeStephano would like G&G to include Tolkien as the road to her place is in rough condition. Jan said on Monday 2/22/21 she had driven all the roads and reported on the conditions of the unpaved roads. Most had potholes to some extent.
Annual Meeting: Mary is working on getting material ready for printing this week to send out bills and information on the annual meeting by Feb. 26th. At this time, due to Covid restrictions,
we will not be able to have the annual meeting on March 20th. A notice to that effect will go out with the mailing. Since there was no annual mailing the minutes from the BOD meeting in June when ballots were counted will go out instead.
Proposed 2021-2022 Budget: While verifying addresses and ownerships Mary found several boundary line adjustments and parcel number retirements on the County’s website. This reduced the number of parcels within BVERM. Instead of 200 parcels we now have 190 parcels. Several of the liened propereties paid their debts which brought the number of bad debt parcels down. The bad debt went from 18 to 9 lots. These changes left our original proposed budget overdrawing on total revenues. A comparison of 20-21 expenditures and the proposed budget was presented to the board. Since over $24,000 from the 2021 road maintenance was unused it will be rolled over and used for 21-22 in addition to that in the proposed budget. Jeff moved and Ben seconded and approved the amended budget.
Cell Phone: Mary cancelled the contract for the Verizon cell phone.
New Business:
Plowing: After the snowstorm of February 12-14 there was concern amongst the board and some BVERMA members about the plowing done. A contract was developed by Mary & Jeff and was presented to and signed by Dan Kewish in November 2020. Ben stated his problems with what plowing was done: ie: not plowing Kenosha Pass and Bear Ridge until Sunday morning and his concerns about access for fire or rescue equipment getting up here. Dan Kewish related to Mary after the storm that he would be putting a newer engine in the truck he uses for plowing. Ben said he could get an angle plow at a reasonable rate and be able to do some of the plowing. Mike Gritton said he too would be able to help with plowing. Jeff cited 3 options he could see: 1. Continue as is; 2. Buy our own gear; 3. Hire someone from outside to plow. There was considerable discussion on these items. Mary gave a 4th option of splitting the plowing job between Dan Kewish and Mike Gritton and having each do a section of BVERMA and get paid at the same rate. Mary will talk with Dan about this and his goal to get better equipment. Both item 2 and 3 were declined as being too expensive to buy and maintain our own equipment and having someone from outside and not knowing when they’d get up here. Having plowing done by members living up here and having equipment readily available seemed the best.
There being no more business the meeting was adjourned at: 7:17 pm.
The next board meeting will be on: Tuesday, April 6, 2021 at 6:00pm at Mike’s again.
BVERMA Board of Directors Meeting Minutes
Tuesday, December 15, 2020
Meeting brought to order: 6:00pm. Board members present: Pres. J. Curtis, VP Mike Gritton, Sec. Mary Hrudkaj, Director Jan DeStephano, by phone Director Ben Wright.
Minutes of Sept. 22, 2020 meeting: Board members were provided the minutes for reading prior to the meeting. Mary moved, Jan De. Seconded and all approved the minutes.
Financial Report: As of Sunday, 12/13/2020 the Chase checking account had $45,940.37, the savings account had $160,144.70 for a total of $206,085.57. Ben moved, Jan D seconded and all approved the financial report.
Old Business:
Logging between Div II & Div III: Mary reported that logging is going on at the State land between the two divisions. Logging is being done by Payne Logging of Pt. Angeles, WA.
Spring Grading & Road work: Jeff reported that Agate Asphalt has us on their schedule for road work in Spring of 2021.
Pothole repair: Dan Kewish filled a hole in the middle of Hurd Rd just east of Ken. Pass as he had some concrete left after doing work on a member’s property. The hole was on the list for repair which has been put off until 2021. It would be nice to reimburse him for this work either in the form of a check or credit on his 2021-2022 annual dues. Mary moved, Jeff seconded and all approved that Dan K. either be given a check or have $100 credited to his 21-22 dues. All approved.
Sweeping/Raking: Mary reported that she and Rand McClaskey had been sweeping/raking leaves on Canyon Rd from late October to late November. They also had been scraping off leaf/needle debris that had encroached several feet into the paved areas on Hurd, Canyon, Purple Martin and Kenosha Pass. In some areas the debris was over an inch deep and had mushrooms growing. This cleaning made the fog line visible. The board approved paying both for the 27.5 hours of work. More areas need cleaning but weather prohibits at this time.
Excessive Use policy and other policies that need to be developed: The conditions and heavy vehicle traffic to and from the Pearson property on Southridge needs addressing. Our by-laws Article III, C. Rules and Regulations allows us to develop rules and regulations to support the purposes of the Association (See Articles of Incorporation). Among several other items there is one for ‘fees for uses in excess of single-family residences as they relate to the increased use of the common areas and roads’. Mary reported In 2009 we worked on some rules and regs but they were submitted to the attorney prior to a policy/system of recourse for members. Those rules and regs were submitted to the membership and were approved but the process was never completed due to the lack of recourse and/or penalty. Excess use was not one of the items discussed at that time. The board discussed that any rules/regulations must cover all properties/members and not be specific to any one member. Mary said she would see if she still had the notes from 2009. Mary will research County ordnances.
New Business:
Change of Ownership: Mary received notice from Olympic Title of the sale of the Filter property on Bear Ridge to James Corveau jr. The sale was not yet filed with the County but Mary will add those documents to the file when available.
Cell Phone: Mary reported the cell phone hasn’t been holding battery charge, so calls haven’t been coming through. Also, a large majority of calls were ads or wrong numbers. Discussion was that we discontinue the cell phone and revert to using Mary’s personal number for our contact number. Jan moved, Jeff seconded and all approved discontinuing the cell phone.
Annual Budget for 2021-2020 Fiscal Year. Reviewing 2021 expenditures Mary thinks the amount for insurance should be increased to $4,000 as the rates keep going up with the just paid rate was $3,618.00. Also, it would be nice to have some money allocated for leaf raking/sweeping in fall for Canyon Road. Mary and Rand spent a total of 27.5 hours raking/sweeping and cleaning moss/leaf mold from several roads. In at least one area mushrooms were growing atop the mold on the asphalt. The board decreased the amount for property tax to $300, Utilities to $550 , we will cancel the cell phone, and add $500 for sweeping/raking. The total proposed budget will be $46,195. Mary moved, Jan D seconded and all approved the new budget.
Annual Meeting: When/where will depend on Covid-19 status. The date stated in our By-laws is the third Saturday in March. This will have to be determined due to Covid-19 restrictions in place at that time.
There being no further business the meeting was adjourned at: 7:05pm..
The next meeting to be determined.
BVERMA Board of Directors Meeting Minutes
Tuesday, September 22, 2020
Meeting brought to order at 6:08 pm. Board members present: Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, Director Jan DeStephano. Director Ben Wright was absent due to illness.
Meeting Minutes of August 15, 2020 meeting: Board members were provided the minutes for reading prior to the meeting. Mary Hrudkaj moved and Jeff Curtis 2nd and all approved the minutes as read.
Financial Report: There is $50,060.27 in the checking account and $160,136.84 in the saving account for a total of $210,197.11 in our Chase accounts.
Old Business:
Manke Gate: The matter was tabled.
Waterfront Lot: Jeff has not had time to contact the adjacent property owners. The matter is tabled.
Road Maintenance: Mary and Ben reviewed the roads. A couple potholes on Black Bear were noted and can be filled without need of grading or graveling. All other unpaved roads are in good condition and do not need grading or graveling. There are several areas on Hurd and Canyon with cracking that needs either replacement of asphalt or crack sealing. Mary will mark those sites when weather allows.
New Business: Governor’s Mandate extended. Unknown to us at the August meeting the mandate against assessing late fees and interest was extended July 24, 2020 and is due to expire on October 15, 2020. Charges for the Pay or Lien letters sent out in August and interest that was applied in August and September have and will be charged to members’ accounts but they will not be billed to the member until the mandate is lifted. See Confidential Matters.
Jeff moved and Mary 2nd that all who received pay or lien letters and paid their dues as well as the cost of the letter will be credited the amount of the pay or lien letters. That credit will be applied to the 2021-2022 dues. Mary will notify those members. Also, those that received a pay or lien letter and have not replied by October 15, 2020 will have to pay the cost of the pay or lien letter. The pay or lien letters were sent out on August 22. Ten members have not yet replied to that letter.
There being no more business the meeting was adjourned at 6:53 pm. The next meeting will be on Saturday, November 21, 2020. Location to be determined.
BVERMA Board of Directors Meeting Minutes
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Board of Directors Meeting Minutes
Wednesday, October 17, 2018
The meeting was called to order at 6:00pm at the home of director Ben Wright. Present were Pres. Jeff Curtis, VP Mike Gritton, Director Ben Wright, and secretary Mary Hrudkaj. Absent was Director Jeremy Alexander for unknown reasons.
Mary read the minutes of the August 18, 2018 meeting. Jeff moved and Mike seconded and the board approved the minutes as read.
Also, present were association members Joisky Caudill and Sam Woods. Mr. Woods had a question about when the paved roads would be attended to and Jeff said that work was scheduled for mid-November.
For the financial report there is a total of $116,153.89 in the Chase accounts with $86,061.06 in the savings account and $30,102.83 in the checking account. A check for $14,179.97 to Agate Asphalt is outstanding.
Correspondence: A check was received from a title company for the Lindholm parcel which was sold to Jack & Robin Lund. The Lindholm account was closed out and a new one started for Lunds. A letter came from our insurance agent informing us of a change in our policy carrier. See letter.
Old Business:
51 NE Queen Ann: Jeff C. brought members up to date on the pending sale of the property. The property was originally put on the market with a sale price of $165,000.00. Three bids were received for $170,000.00 and one was accepted. Due to family problems those buyers backed out and the house put back on the market. Three more bids came in with BVE accepting one for $200,500.00. After their inspection an agreement was made to lower the price to $198,500 to compensate for requested repairs. We are awaiting the buyer’s bank appraisal. An agreement was made with the buyer for her to store hardwood flooring she intended on installing in the house but with the condition if the sale fell through, she had 24 hours to remove the wood and BVE would not be liable for the flooring. Closing is scheduled for Oct. 25, 2018.
Mary also got a 15-page list of legal fees and costs for review from our attorney. This was found to be the same as found on the paid invoices. Mary sent the attorney’s office a copy of our costs for labor, licenses, permits, and purchased materials ($10,930.43 as of this date) for their review.
Grading/Graveling: Jeff said this work was done the week of Oct. 8 and he was pleased with the work. Some areas were unable to be crowned due to the narrowness of the roads and the size of the grader blade. There was a request for gravel on those roads behind the fire station and that was attended to. The work came in $2,000 under the bid at approximately $14,000.00.
Washington Uniform Common Interest Ownership Act: Jeremy A. was not present to report on this.
Paving: is scheduled for mid-November but will be up to the weather. If it’s not too cold and rainy work will be done on Canyon Rd and the pothole on Kenosha Pass. Mike G. said if it is too cold the company making the asphalt will not make asphalt.
North end of Hurd Rd. Sam Woods asked about the concrete barrier at the north end of Hurd Rd and if it is usable in case of problems on Canyon or if Canyon is closed during proposed work. Mike G. told him the road outside BVE’s care is in poor condition with brush close to the road. The area at the blocks is passable. Mary explained why the blocks had been put in place originally.
Queen Ann & Maranatha easements: Jeff read some emails from our attorney. The attorney said at present there is no clear document found that shows Bakker ever turned the roads over to BVERMA and that those who have properties adjacent to Maranatha be responsible for its maintenance as stated in two documents on file with the county. The attorney also said there is no clear resolution on this. At this time the board moved to table the matter.
New Business:
Updating Ballot – Jeff C. explained that candidates for directors position on the Board must be on the ballot (state law) and there could be no write-in for this part of the ballot. All members must be able to vote on all the candidates. There was discussion about proxy voting. Mary suggested a change in wording adding that those bringing their ballots to the meeting deliver the ballot to a board member and not having someone else deliver them. She also suggested those that attend the meeting not use the proxy or ballot as they will be able to vote during the meeting.
First-of-year mailing practice: Mary explained what is included in the annual mailing that goes out the last week or so of January. She said in November we should send out notice to members that if they want to be on the board they submit a short note about themselves as well as anything they want to see on the ballot.
2019-20 Budget discussion: Mary gave board members a copy of this year’s approved budget for their review, so they could be prepared to discuss next year’s budget at the next board meeting in November.
Other: Sam Woods discussed how he did not realize when he bought his house that the dues for a fiscal year were billed at the beginning of a fiscal year. He thought he would be getting a monthly bill and questioned the MLS listing of $400/year for association dues. Jeff C. said we had to bill in advance to have money on had for paying for work done. He also said if everyone paid monthly it would be a full year before any work could be done as we need the money on hand before the work is done. Mary said we have no control over what realtors put on their websites.
There being no further business the meeting was adjourned at 7:25pm
Respectfully submitted;
Mary Hrudkaj, Secretary
Wednesday, October 17, 2018
The meeting was called to order at 6:00pm at the home of director Ben Wright. Present were Pres. Jeff Curtis, VP Mike Gritton, Director Ben Wright, and secretary Mary Hrudkaj. Absent was Director Jeremy Alexander for unknown reasons.
Mary read the minutes of the August 18, 2018 meeting. Jeff moved and Mike seconded and the board approved the minutes as read.
Also, present were association members Joisky Caudill and Sam Woods. Mr. Woods had a question about when the paved roads would be attended to and Jeff said that work was scheduled for mid-November.
For the financial report there is a total of $116,153.89 in the Chase accounts with $86,061.06 in the savings account and $30,102.83 in the checking account. A check for $14,179.97 to Agate Asphalt is outstanding.
Correspondence: A check was received from a title company for the Lindholm parcel which was sold to Jack & Robin Lund. The Lindholm account was closed out and a new one started for Lunds. A letter came from our insurance agent informing us of a change in our policy carrier. See letter.
Old Business:
51 NE Queen Ann: Jeff C. brought members up to date on the pending sale of the property. The property was originally put on the market with a sale price of $165,000.00. Three bids were received for $170,000.00 and one was accepted. Due to family problems those buyers backed out and the house put back on the market. Three more bids came in with BVE accepting one for $200,500.00. After their inspection an agreement was made to lower the price to $198,500 to compensate for requested repairs. We are awaiting the buyer’s bank appraisal. An agreement was made with the buyer for her to store hardwood flooring she intended on installing in the house but with the condition if the sale fell through, she had 24 hours to remove the wood and BVE would not be liable for the flooring. Closing is scheduled for Oct. 25, 2018.
Mary also got a 15-page list of legal fees and costs for review from our attorney. This was found to be the same as found on the paid invoices. Mary sent the attorney’s office a copy of our costs for labor, licenses, permits, and purchased materials ($10,930.43 as of this date) for their review.
Grading/Graveling: Jeff said this work was done the week of Oct. 8 and he was pleased with the work. Some areas were unable to be crowned due to the narrowness of the roads and the size of the grader blade. There was a request for gravel on those roads behind the fire station and that was attended to. The work came in $2,000 under the bid at approximately $14,000.00.
Washington Uniform Common Interest Ownership Act: Jeremy A. was not present to report on this.
Paving: is scheduled for mid-November but will be up to the weather. If it’s not too cold and rainy work will be done on Canyon Rd and the pothole on Kenosha Pass. Mike G. said if it is too cold the company making the asphalt will not make asphalt.
North end of Hurd Rd. Sam Woods asked about the concrete barrier at the north end of Hurd Rd and if it is usable in case of problems on Canyon or if Canyon is closed during proposed work. Mike G. told him the road outside BVE’s care is in poor condition with brush close to the road. The area at the blocks is passable. Mary explained why the blocks had been put in place originally.
Queen Ann & Maranatha easements: Jeff read some emails from our attorney. The attorney said at present there is no clear document found that shows Bakker ever turned the roads over to BVERMA and that those who have properties adjacent to Maranatha be responsible for its maintenance as stated in two documents on file with the county. The attorney also said there is no clear resolution on this. At this time the board moved to table the matter.
New Business:
Updating Ballot – Jeff C. explained that candidates for directors position on the Board must be on the ballot (state law) and there could be no write-in for this part of the ballot. All members must be able to vote on all the candidates. There was discussion about proxy voting. Mary suggested a change in wording adding that those bringing their ballots to the meeting deliver the ballot to a board member and not having someone else deliver them. She also suggested those that attend the meeting not use the proxy or ballot as they will be able to vote during the meeting.
First-of-year mailing practice: Mary explained what is included in the annual mailing that goes out the last week or so of January. She said in November we should send out notice to members that if they want to be on the board they submit a short note about themselves as well as anything they want to see on the ballot.
2019-20 Budget discussion: Mary gave board members a copy of this year’s approved budget for their review, so they could be prepared to discuss next year’s budget at the next board meeting in November.
Other: Sam Woods discussed how he did not realize when he bought his house that the dues for a fiscal year were billed at the beginning of a fiscal year. He thought he would be getting a monthly bill and questioned the MLS listing of $400/year for association dues. Jeff C. said we had to bill in advance to have money on had for paying for work done. He also said if everyone paid monthly it would be a full year before any work could be done as we need the money on hand before the work is done. Mary said we have no control over what realtors put on their websites.
There being no further business the meeting was adjourned at 7:25pm
Respectfully submitted;
Mary Hrudkaj, Secretary
Board of Directors’ Meeting Minutes
Saturday, August 18, 2018
The meeting was called to order at 10:00am at the residence of Ben Wright. Present were Pres. Jeff Curtis, VP Mike Gritton, directors Ben Wright and Mary Hrudkaj. Director Jeremy Alexander was absent. Also present were members Sam Woods and Alison Riley. Mr. Woods had a confidential matter to discuss so it was decided to handle his matter before proceeding with the agenda. Mr. Woods was asked if he minded Ms. Riley being present while we discussed his matter. He said she could stay. After the discussion with Mr. Woods he left leaving only Ms. Riley.
Financial Report: The Chase accounts have a total of $120,509.21 with $19,471.21 in the checking account and $101,038.00 in the checking account.
Minutes: Mary read the minutes of the July 11, 2018. Jeff moved and Mike G. seconded that the minutes be approved with the date correction on the first page. All approved.
Correspondence: Mary and Jeff reported there had been many emails between the board and both the realtor handling 51 NE Queen and our attorney.
Old Business:
Road Work Projects: Jeff C. said work is scheduled to start on Sept. 27th hoping we’d get some rain to make the dirt roads in better condition for grading/graveling. Mike G. said he had been out with a representative of Agate Asphalt to inspect the roads and to decide which needed work. The bid for the agreed upon work is $22,965 plus $1,952 taxes for a total of
$24, 917.03. Mike G. said the inspector showed him other areas that needed work more than some of those the Board thought needed work. Ben W. moved and Jeff C. seconded and all approved to accept the bid from Agate Asphalt.
Jeff said the idea of doing a progressive overlay on all the road over the course of several years might be too much to be able to do within the annual budget for road maintenance but might need a special assessment. Mike said using a company like Slabjack to shore up the bottom of the ‘bridge’ on Canyon Rd was a good idea as this has been suggested in the past.
51 NE Queen Ann: The house was put on the market on Friday, August 17 and there has been a great response included 3 appointments to show the house. When the realtor was out that day she mentioned we needed to replace all the lightbulbs in the ceiling fans so viewers could see that they worked. She also said the faucets in both bathrooms needed attention as the control knob s were missing. Ben said he’d be able to do the plumbing work.
Page 2
Pay or Lien letters: Mary said letters had been sent to all those on the list agreed upon at the previous meeting. Letters were sent to 24 members with three responses and certified letters to pay or quit were sent to 4 with only two having been signed for. After discussion about the cost of the pay or lien letters and our policy to waive part of the cost Jeff C. moved and all agreed to waive the fee entirely for those that had not had a previous pay or lien letter in the past 5 years and also contacted BVE to either pay in full or agree to a promissory note.
New Business: Mary said the current 10 year old printer was out of ink, the cartridges costing over $65 each. The old printer was only able to print and send faxes which is of no use to us. She had gone online and researched printers and found a HP printer on sale for $79.99, the regular price being $149.00. The new printer could print, copy, fax, and scan. The ability to scan is of importance when dealing with liens and other documents that can be filed online with Mason County. The board approved the expense and Mary will order the printer today.
There being no more business the meeting was adjourned at 11:25 am.
Respectfully submitted
Mary Hrudkaj, Secretary
Saturday, August 18, 2018
The meeting was called to order at 10:00am at the residence of Ben Wright. Present were Pres. Jeff Curtis, VP Mike Gritton, directors Ben Wright and Mary Hrudkaj. Director Jeremy Alexander was absent. Also present were members Sam Woods and Alison Riley. Mr. Woods had a confidential matter to discuss so it was decided to handle his matter before proceeding with the agenda. Mr. Woods was asked if he minded Ms. Riley being present while we discussed his matter. He said she could stay. After the discussion with Mr. Woods he left leaving only Ms. Riley.
Financial Report: The Chase accounts have a total of $120,509.21 with $19,471.21 in the checking account and $101,038.00 in the checking account.
Minutes: Mary read the minutes of the July 11, 2018. Jeff moved and Mike G. seconded that the minutes be approved with the date correction on the first page. All approved.
Correspondence: Mary and Jeff reported there had been many emails between the board and both the realtor handling 51 NE Queen and our attorney.
Old Business:
Road Work Projects: Jeff C. said work is scheduled to start on Sept. 27th hoping we’d get some rain to make the dirt roads in better condition for grading/graveling. Mike G. said he had been out with a representative of Agate Asphalt to inspect the roads and to decide which needed work. The bid for the agreed upon work is $22,965 plus $1,952 taxes for a total of
$24, 917.03. Mike G. said the inspector showed him other areas that needed work more than some of those the Board thought needed work. Ben W. moved and Jeff C. seconded and all approved to accept the bid from Agate Asphalt.
Jeff said the idea of doing a progressive overlay on all the road over the course of several years might be too much to be able to do within the annual budget for road maintenance but might need a special assessment. Mike said using a company like Slabjack to shore up the bottom of the ‘bridge’ on Canyon Rd was a good idea as this has been suggested in the past.
51 NE Queen Ann: The house was put on the market on Friday, August 17 and there has been a great response included 3 appointments to show the house. When the realtor was out that day she mentioned we needed to replace all the lightbulbs in the ceiling fans so viewers could see that they worked. She also said the faucets in both bathrooms needed attention as the control knob s were missing. Ben said he’d be able to do the plumbing work.
Page 2
Pay or Lien letters: Mary said letters had been sent to all those on the list agreed upon at the previous meeting. Letters were sent to 24 members with three responses and certified letters to pay or quit were sent to 4 with only two having been signed for. After discussion about the cost of the pay or lien letters and our policy to waive part of the cost Jeff C. moved and all agreed to waive the fee entirely for those that had not had a previous pay or lien letter in the past 5 years and also contacted BVE to either pay in full or agree to a promissory note.
New Business: Mary said the current 10 year old printer was out of ink, the cartridges costing over $65 each. The old printer was only able to print and send faxes which is of no use to us. She had gone online and researched printers and found a HP printer on sale for $79.99, the regular price being $149.00. The new printer could print, copy, fax, and scan. The ability to scan is of importance when dealing with liens and other documents that can be filed online with Mason County. The board approved the expense and Mary will order the printer today.
There being no more business the meeting was adjourned at 11:25 am.
Respectfully submitted
Mary Hrudkaj, Secretary
Board of Directors Meeting Minutes
Wednesday, July 11, 2018
The meeting was called to order at 6:05pm at the residence of Ben Wright. Present were President Jeff Curtis (JC), members Ben Wright (BC), Jeremy Alexander (JA), Mike Gritton (MG) and Mary Hrudkaj (MC).
Mary gave the financial report, we have $101,030.82 in the Chase savings account and $24,934.74 in the Chase checking account for a total $125,965.56 in the bank.
Mary read the minutes of the June 1st meeting. Jeff moved, and Ben seconded we approve the minutes with minor corrections. All approved.
Correspondence: We received notice of sale of one of the Case/Bruggeman parcels to Shelly McAleese. A new member packet was sent to her.
The Christianson parcel was recently sold to the Grittons.
Old Business:
Grading/Graveling: JC explained about the L & I check on both Eagle Eye Construction and Agate Asphalt. It was found that Eagle Eye Construction was currently not licensed, bonded or insured in Washington. It was decided that we would use Agate Asphalt for this year’s road work. Jeff C said if the scope of the work was reduced it will reduce of the cost of work from what was quoted in their bid. He said in speaking with Agate Asphalt they said that by pulling in existing gravel that had moved to the roadsides they would also be able to use less gravel thus saving on costs. They should be starting on September 27th as the roads need to be damp for the gravel to be rolled in properly. If that is done correctly some of the roads would not have to be done yearly. Jeff C said we would need a board member to be contact person for daily work once the project is begun.
Mike G. said he has talked with Buzz Wilson about the alligatoring and 2 potholes on the roads. Buzz would be willing to mark areas needing work as he takes his daily bike ride. Mike G said that not that many areas need alligatoring repair.
Overlay on Canyon Rd: Jeff C didn’t want to have a special assessment for having an overlay coat of asphalt laid on Canyon. He thinks a schedule of phased work over the next few years on all paved roads would allow us to include the phased work as part of the regular annual road work. The board discussed this, and all thought it was a good idea.
51 NE Queen Ann: We currently have homeowner’s insurance on the structure and on both lots. Jeff C. did think, and others agreed that having an inspection might cost us more paying for repairs not necessarily needed. Anything that might be needed could be negotiated with a prospective buyer. The board agreed not to have an inspection done.
Mary said the only work left to be done is washing the linoleum floors which she will get done this next week.
Mike G. suggested Windemere Realty of Port Orchard to list the properties as he knows one of their realtors. He will also ask his wife Lynn about doing a boundary line adjustment (BLA) make both parcels into one to make the sale of the second lot easier once it’s included with the house lot. Mike said it costs about $70 in recording fees for the BLA. He said going through a title company would cost between $2,500 and $3,000. Jeff C. said he would check with the attorney on which is the better way to go on the BLA. Jeff C. also suggested having the real estate agent let us know what he/she thinks would make the property/house more saleable. All agreed to do this.
Mary said the total owed on the account at this time is $72,068.00. The costs for work to date is $7,413.51. Jeff thought we should be able to easily recoup this amount.
New Business:
Easement issues: Jeff C. explained the recent complaint about brushing on Queen Ann in front of his house and in front of 51 NE Queen Ann. Mr. Fitzpatrick complained we were cutting brush on his property. Ben W. said at one time the previous resident at 51 NE Queen Ann had claimed his property went across Queen Ann and ended by the west side of the lot with the water tank. Mr. Fitzpatrick is claiming that he owns all the way to the fence of 51 NE Queen Ann. It was discussed that BVERMA had an obligation to its members to keep all the roads usable and to maintain the easements if vegetation makes using the roads unsafe. Jeff C. said we are waiting to hear from our attorney about the costs for a survey. Mike G. said he would talk to his wife about easements. Jeff C had information from our attorney on prescriptive easements (easement made permanent after long time use by someone other that property owner). He said we may have to go to court to get the gate across Maranatha removed if Mr. Fitzpatrick did not cooperate.
Community Assessment - Washington Uniform Common Interest Ownership Act (WUCIOA) is a new Washington law effecting HOAs, road associations, condos, etc. Jeff C. said in the past state law had different rules for the above organizations and is now putting these laws into one law that will affect all such organizations. He had gotten the information from our attorney. The new law became effective July 1, 2018 and applies to all newly formed organizations; however, existing groups may choose to accept these standards which cover various aspects of these groups. Jeremy A. and Jeff C. will do research on this matter.
Racers on Canyon Rd. Jeremy A. talked about cars racing on Canyon Rd. He had a car lose control and ended up in his driveway recently. This has been occurring around 2 AM the past 2 months. Ben W. related similar instances of this in the past. Ben W. suggested calling 911. Mike G said some of the cars had been at Schamerhorns and were doing ‘drifting’. He had also seen these cars at a coffee shop near Belfair. Jeff C. suggested speed bumps for Canyon Rd. Jeff said he will speak to the Schamerhorns.
DR Mower: Ben W. asked the board to allow him to purchase a new battery for the DR mower which has been in the storage container (Conex box) for several years now. The board agreed to have him purchase the battery and then have Ben see if he can get the machine running.
Confidential Matters: Pay or lien letters will be sent out to several members. Pay or quit letters will be sent to two members via registered mail.
The next Board meeting will be on Saturday, August 18th at 10:00am at Ben Wright’s residence.
There being no further business, the meeting was adjourned at 7:45PM.
Respectfully submitted,
Mary Hrudkaj, Secretary
Wednesday, July 11, 2018
The meeting was called to order at 6:05pm at the residence of Ben Wright. Present were President Jeff Curtis (JC), members Ben Wright (BC), Jeremy Alexander (JA), Mike Gritton (MG) and Mary Hrudkaj (MC).
Mary gave the financial report, we have $101,030.82 in the Chase savings account and $24,934.74 in the Chase checking account for a total $125,965.56 in the bank.
Mary read the minutes of the June 1st meeting. Jeff moved, and Ben seconded we approve the minutes with minor corrections. All approved.
Correspondence: We received notice of sale of one of the Case/Bruggeman parcels to Shelly McAleese. A new member packet was sent to her.
The Christianson parcel was recently sold to the Grittons.
Old Business:
Grading/Graveling: JC explained about the L & I check on both Eagle Eye Construction and Agate Asphalt. It was found that Eagle Eye Construction was currently not licensed, bonded or insured in Washington. It was decided that we would use Agate Asphalt for this year’s road work. Jeff C said if the scope of the work was reduced it will reduce of the cost of work from what was quoted in their bid. He said in speaking with Agate Asphalt they said that by pulling in existing gravel that had moved to the roadsides they would also be able to use less gravel thus saving on costs. They should be starting on September 27th as the roads need to be damp for the gravel to be rolled in properly. If that is done correctly some of the roads would not have to be done yearly. Jeff C said we would need a board member to be contact person for daily work once the project is begun.
Mike G. said he has talked with Buzz Wilson about the alligatoring and 2 potholes on the roads. Buzz would be willing to mark areas needing work as he takes his daily bike ride. Mike G said that not that many areas need alligatoring repair.
Overlay on Canyon Rd: Jeff C didn’t want to have a special assessment for having an overlay coat of asphalt laid on Canyon. He thinks a schedule of phased work over the next few years on all paved roads would allow us to include the phased work as part of the regular annual road work. The board discussed this, and all thought it was a good idea.
51 NE Queen Ann: We currently have homeowner’s insurance on the structure and on both lots. Jeff C. did think, and others agreed that having an inspection might cost us more paying for repairs not necessarily needed. Anything that might be needed could be negotiated with a prospective buyer. The board agreed not to have an inspection done.
Mary said the only work left to be done is washing the linoleum floors which she will get done this next week.
Mike G. suggested Windemere Realty of Port Orchard to list the properties as he knows one of their realtors. He will also ask his wife Lynn about doing a boundary line adjustment (BLA) make both parcels into one to make the sale of the second lot easier once it’s included with the house lot. Mike said it costs about $70 in recording fees for the BLA. He said going through a title company would cost between $2,500 and $3,000. Jeff C. said he would check with the attorney on which is the better way to go on the BLA. Jeff C. also suggested having the real estate agent let us know what he/she thinks would make the property/house more saleable. All agreed to do this.
Mary said the total owed on the account at this time is $72,068.00. The costs for work to date is $7,413.51. Jeff thought we should be able to easily recoup this amount.
New Business:
Easement issues: Jeff C. explained the recent complaint about brushing on Queen Ann in front of his house and in front of 51 NE Queen Ann. Mr. Fitzpatrick complained we were cutting brush on his property. Ben W. said at one time the previous resident at 51 NE Queen Ann had claimed his property went across Queen Ann and ended by the west side of the lot with the water tank. Mr. Fitzpatrick is claiming that he owns all the way to the fence of 51 NE Queen Ann. It was discussed that BVERMA had an obligation to its members to keep all the roads usable and to maintain the easements if vegetation makes using the roads unsafe. Jeff C. said we are waiting to hear from our attorney about the costs for a survey. Mike G. said he would talk to his wife about easements. Jeff C had information from our attorney on prescriptive easements (easement made permanent after long time use by someone other that property owner). He said we may have to go to court to get the gate across Maranatha removed if Mr. Fitzpatrick did not cooperate.
Community Assessment - Washington Uniform Common Interest Ownership Act (WUCIOA) is a new Washington law effecting HOAs, road associations, condos, etc. Jeff C. said in the past state law had different rules for the above organizations and is now putting these laws into one law that will affect all such organizations. He had gotten the information from our attorney. The new law became effective July 1, 2018 and applies to all newly formed organizations; however, existing groups may choose to accept these standards which cover various aspects of these groups. Jeremy A. and Jeff C. will do research on this matter.
Racers on Canyon Rd. Jeremy A. talked about cars racing on Canyon Rd. He had a car lose control and ended up in his driveway recently. This has been occurring around 2 AM the past 2 months. Ben W. related similar instances of this in the past. Ben W. suggested calling 911. Mike G said some of the cars had been at Schamerhorns and were doing ‘drifting’. He had also seen these cars at a coffee shop near Belfair. Jeff C. suggested speed bumps for Canyon Rd. Jeff said he will speak to the Schamerhorns.
DR Mower: Ben W. asked the board to allow him to purchase a new battery for the DR mower which has been in the storage container (Conex box) for several years now. The board agreed to have him purchase the battery and then have Ben see if he can get the machine running.
Confidential Matters: Pay or lien letters will be sent out to several members. Pay or quit letters will be sent to two members via registered mail.
The next Board meeting will be on Saturday, August 18th at 10:00am at Ben Wright’s residence.
There being no further business, the meeting was adjourned at 7:45PM.
Respectfully submitted,
Mary Hrudkaj, Secretary
Board of Directors Meeting Minutes
Friday, June 1, 2018
The meeting was called to order by President Jeff Curtis at 5:58pm at the residence of Ben Wright, board member. Present were directors Ben Wright, Mike Gritton, and director/secretary Mary Hrudkaj. Also present was member Joisky Caudill as she wanted to address the board.
Mary read the minutes of the board meeting April 17, 2018 and the minutes kept during the inspection of the Lowry house at 51 NE Queen Ann Dr. on Tuesday, May 22, 2018. Since the minutes from the April 17 meeting contained a confidential section, board members read that part to themselves. After that reading Jeff C. moved and Mary H. seconded that the minutes of April 17 be approved as read. All approved. Jeff C. moved that the minutes of the May 22 inspection be approved with the corrections as noted. Mike G. seconded and all approved these minutes.
At 6:20pm, just after the minutes were finished, board member Jeremy Alexander and Gerard Fitzpatrick arrived. Jeff brought them up to speed about the minutes and then continued with the meeting. Jeremy explained that in April he was not able to attend that board meeting due to being in California with family. It was agreed by the Jeff C., Mike G., Ben W., and Mary H. that Jeremy be included as board member.
The finance report shows we have $35,263.87 in the checking account, $106,024.09 in the saving account for a total of $141,187.96 in the bank.
Correspondence: The only correspondence was a request for an HOA form to be completed and returned for one of the Case/Bruggeman parcels that is being sold.
Old Business:
Road project: Grading/Graveling: Ben presented a bid from Eagle Eye Properties of Gig Harbor for the G/G work. The bid was for $1,627.50 which included equipment delivery, sub-grading and compacting with a roller. The quantity (hours) was listed a 2 for the delivery, 5 each for grading and compacting at $125/hour. The second page of the bid stated the hour estimate for the work is ‘only best guess, will do as little or as much as desired’. It also stated any additional material (i.e.; gravel) for the road can be delivered by local vendor.
The second bid was presented by Jeff C. from Agate Asphalt of Poulsbo. This bid proposed 2 men/3 days work and included time and materials. The time was $150/hour with estimated time of 24 hours, delivery (mobilization) $500, and the per truck and transfer load of 1 ¼ minus basalt at 33 tons $33.00 with estimated 8 loads costing $8,712.00. Three days of roller operator w/roller costing $2,060.00. The total estimate was $16,136.12.
Mary moved we accept the Eagle Eye bid pending a check of L & I for licensing and insurance. Ben seconded the motion and all approved.
Mowing/brushing: Mary had contacted Larry Boltz and he will be starting on June 4.
Old Business: continued
Property cleanup at 51 Queen Anne Rd: Mary had met on the evening of Tuesday May 29th with Dan Kewish of North Shore Landscaping to view the property to get a proposal from North Shore to do the cleanup of the property. This work would include removal of all junk and debris from the property as well as removal of junk, abandoned personal items and furniture in the house and removal of the carpets from all rooms of the premises. Jeff C. presented a bid he had received for the work. The bid included ‘garbage items around house to be removed and inside, carpet removal as discussed at time of inspection as well as truck time and dump fees. The bid showed 1 day of work, 3-man crew, estimated 2 loads 2 $250/load for a total of $1,940.00. The estimate also noted extra labor time and truck time depending on how many additional trips to the dump might be needed. Ben W. moved, and Jeff C. seconded we accept this bid. All approved. Ben W. had mentioned donating usable items to The Hub or Habitat for Humanity in Belfair which might keep the number of dump runs to those listed in the bid. All agreed this would be a good thing to do.
Best Practices and Ballot/Proxy form projects are on hold for the summer as there are other projects that need our attention at present.
New Business:
Key or Combination for gate on Maranatha: Jeff C. asked G. Fitzpatrick for either the key or the combination for the gate he has across Maranatha between Hausman’s lot and a Fitzpatrick lock. Mr. Fitzpatrick refused saying that was not a road and there is another easement that goes north we would have to use. Mary said the road was both and easement for ingress/egress and utilities. Fitzpatrick asked to see the right-of-way proof and Mary presented copies of surveys filed in the 80’s by the developer Peter Bakker. Fitzpatrick continued to deny those were official documents and that BVE could not access our lower lot through his gate as it was not a roadway. Mary produced the legal descriptions of the two lots now owned by BVE and Mr. Fitzpatrick again claimed there was another easement we’d have to use. Jeff C. told Fitzpatrick that he would walk the easement with him to see it but that we would contact our attorney and get a court order if that route was incorrect and we needed to have access.
Jeff C. asked if there was any more new business. Mary H. said there was the matter of officially removing Fitzpatrick from the board. Mr. Fitzpatrick asked on what grounds. Mary H. explained about the suspect ballots turned in by Mr. Fitzpatrick at the annual meeting. He denied giving Mary any ballots and that Ben W. had turned in those ballots. Mary H. described how Mr. Fitzpatrick had handed her a packet of ballots and having told here he had proxy to turn in those ballots for those members. Mary had replied, at the meeting, that one does not need a proxy to turn in ballots for someone else, only to vote for them. She also mentioned the questionable signatures on some of the ballots. Mr. Fitzpatrick asked in a loud voice if Mary and the board were accusing him of fraud. He demanded to see the ballots if we still had them. Mary said the ballots were at her residence. Mary explained about the ballot from Tom Wolf having been signed by Mr. Fitzpatrick as both member and proxy with Mr. Wolf’s signature not on the ballot. Mr. Fitzpatrick claimed Mr. Wolf had made him proxy. Mary said the ballot would need Mr. Wolf’s name on it citing Fitzpatrick as proxy. During this time Mr. Fitzpatrick interrupted Mary several times and asked about her taking notes while she talked. Jeff C. stopped the discussion about ballots at this time as everyone was talking at once. Fitzpatrick then wanted to know what other grounds we had for removing him from the board. Mary read By-Laws Article VII (Code of Ethics), Paragraph E. (Loyalty), and spoke of how his behavior at the annual meeting and his continued prostestations on the Lowry matter, including contacting members to try to influence or demand the board dismiss BVE’s foreclosure action. At this time, approximately 6:40pm, Mike G. left the meeting for personal reasons.
Jeff C. moved that the election of Mr. Fitzpatrick as a board member at the annual meeting be vacated. It was seconded by Ben W. and approved by 3 votes. Jeremy A. did not vote.
Jeff C. asked Mr. Fitzpatrick to show him the claimed easement. Jeff moved, and Mary seconded that the meeting be adjourned. All approved. Jeff left with Fitzpatrick to look at the alleged easement. The meeting was adjourned at 6:50pm
Respectfully submitted
Mary Hrudkaj/Secretary
Friday, June 1, 2018
The meeting was called to order by President Jeff Curtis at 5:58pm at the residence of Ben Wright, board member. Present were directors Ben Wright, Mike Gritton, and director/secretary Mary Hrudkaj. Also present was member Joisky Caudill as she wanted to address the board.
Mary read the minutes of the board meeting April 17, 2018 and the minutes kept during the inspection of the Lowry house at 51 NE Queen Ann Dr. on Tuesday, May 22, 2018. Since the minutes from the April 17 meeting contained a confidential section, board members read that part to themselves. After that reading Jeff C. moved and Mary H. seconded that the minutes of April 17 be approved as read. All approved. Jeff C. moved that the minutes of the May 22 inspection be approved with the corrections as noted. Mike G. seconded and all approved these minutes.
At 6:20pm, just after the minutes were finished, board member Jeremy Alexander and Gerard Fitzpatrick arrived. Jeff brought them up to speed about the minutes and then continued with the meeting. Jeremy explained that in April he was not able to attend that board meeting due to being in California with family. It was agreed by the Jeff C., Mike G., Ben W., and Mary H. that Jeremy be included as board member.
The finance report shows we have $35,263.87 in the checking account, $106,024.09 in the saving account for a total of $141,187.96 in the bank.
Correspondence: The only correspondence was a request for an HOA form to be completed and returned for one of the Case/Bruggeman parcels that is being sold.
Old Business:
Road project: Grading/Graveling: Ben presented a bid from Eagle Eye Properties of Gig Harbor for the G/G work. The bid was for $1,627.50 which included equipment delivery, sub-grading and compacting with a roller. The quantity (hours) was listed a 2 for the delivery, 5 each for grading and compacting at $125/hour. The second page of the bid stated the hour estimate for the work is ‘only best guess, will do as little or as much as desired’. It also stated any additional material (i.e.; gravel) for the road can be delivered by local vendor.
The second bid was presented by Jeff C. from Agate Asphalt of Poulsbo. This bid proposed 2 men/3 days work and included time and materials. The time was $150/hour with estimated time of 24 hours, delivery (mobilization) $500, and the per truck and transfer load of 1 ¼ minus basalt at 33 tons $33.00 with estimated 8 loads costing $8,712.00. Three days of roller operator w/roller costing $2,060.00. The total estimate was $16,136.12.
Mary moved we accept the Eagle Eye bid pending a check of L & I for licensing and insurance. Ben seconded the motion and all approved.
Mowing/brushing: Mary had contacted Larry Boltz and he will be starting on June 4.
Old Business: continued
Property cleanup at 51 Queen Anne Rd: Mary had met on the evening of Tuesday May 29th with Dan Kewish of North Shore Landscaping to view the property to get a proposal from North Shore to do the cleanup of the property. This work would include removal of all junk and debris from the property as well as removal of junk, abandoned personal items and furniture in the house and removal of the carpets from all rooms of the premises. Jeff C. presented a bid he had received for the work. The bid included ‘garbage items around house to be removed and inside, carpet removal as discussed at time of inspection as well as truck time and dump fees. The bid showed 1 day of work, 3-man crew, estimated 2 loads 2 $250/load for a total of $1,940.00. The estimate also noted extra labor time and truck time depending on how many additional trips to the dump might be needed. Ben W. moved, and Jeff C. seconded we accept this bid. All approved. Ben W. had mentioned donating usable items to The Hub or Habitat for Humanity in Belfair which might keep the number of dump runs to those listed in the bid. All agreed this would be a good thing to do.
Best Practices and Ballot/Proxy form projects are on hold for the summer as there are other projects that need our attention at present.
New Business:
Key or Combination for gate on Maranatha: Jeff C. asked G. Fitzpatrick for either the key or the combination for the gate he has across Maranatha between Hausman’s lot and a Fitzpatrick lock. Mr. Fitzpatrick refused saying that was not a road and there is another easement that goes north we would have to use. Mary said the road was both and easement for ingress/egress and utilities. Fitzpatrick asked to see the right-of-way proof and Mary presented copies of surveys filed in the 80’s by the developer Peter Bakker. Fitzpatrick continued to deny those were official documents and that BVE could not access our lower lot through his gate as it was not a roadway. Mary produced the legal descriptions of the two lots now owned by BVE and Mr. Fitzpatrick again claimed there was another easement we’d have to use. Jeff C. told Fitzpatrick that he would walk the easement with him to see it but that we would contact our attorney and get a court order if that route was incorrect and we needed to have access.
Jeff C. asked if there was any more new business. Mary H. said there was the matter of officially removing Fitzpatrick from the board. Mr. Fitzpatrick asked on what grounds. Mary H. explained about the suspect ballots turned in by Mr. Fitzpatrick at the annual meeting. He denied giving Mary any ballots and that Ben W. had turned in those ballots. Mary H. described how Mr. Fitzpatrick had handed her a packet of ballots and having told here he had proxy to turn in those ballots for those members. Mary had replied, at the meeting, that one does not need a proxy to turn in ballots for someone else, only to vote for them. She also mentioned the questionable signatures on some of the ballots. Mr. Fitzpatrick asked in a loud voice if Mary and the board were accusing him of fraud. He demanded to see the ballots if we still had them. Mary said the ballots were at her residence. Mary explained about the ballot from Tom Wolf having been signed by Mr. Fitzpatrick as both member and proxy with Mr. Wolf’s signature not on the ballot. Mr. Fitzpatrick claimed Mr. Wolf had made him proxy. Mary said the ballot would need Mr. Wolf’s name on it citing Fitzpatrick as proxy. During this time Mr. Fitzpatrick interrupted Mary several times and asked about her taking notes while she talked. Jeff C. stopped the discussion about ballots at this time as everyone was talking at once. Fitzpatrick then wanted to know what other grounds we had for removing him from the board. Mary read By-Laws Article VII (Code of Ethics), Paragraph E. (Loyalty), and spoke of how his behavior at the annual meeting and his continued prostestations on the Lowry matter, including contacting members to try to influence or demand the board dismiss BVE’s foreclosure action. At this time, approximately 6:40pm, Mike G. left the meeting for personal reasons.
Jeff C. moved that the election of Mr. Fitzpatrick as a board member at the annual meeting be vacated. It was seconded by Ben W. and approved by 3 votes. Jeremy A. did not vote.
Jeff C. asked Mr. Fitzpatrick to show him the claimed easement. Jeff moved, and Mary seconded that the meeting be adjourned. All approved. Jeff left with Fitzpatrick to look at the alleged easement. The meeting was adjourned at 6:50pm
Respectfully submitted
Mary Hrudkaj/Secretary
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Board of Directors Meeting Minutes
Tuesday, May 22, 2018 A meeting of 3 members of the board of directors was held at the residence of James Lowry. Lowry’s lots have been subject to foreclosure and Lowry and Eide (roommate) were to have vacated the residence on Sunday, May 20, 2018. This meeting was to inspect both the house and lot on which it stands. Present were Pres. Jeff Curtis, director Ben Wright, and secretary Mary Hrudkaj. Mike Gritton had to work and was not present. The board members met at the property at 11:00am and left the property at approximately 11:45am. The exterior of the property is overgrown with grass, brush and scotch broom. In a clearing between the house and the eastern fence (Queen Ann Dr. side) there was a collection of junk and rubbish. By the front (SW corner) of the house was an older silver Kia Sport bearing WA license number AEF6967, expired in 2015. Also, on the south side of the house was a radial arm saw covered in an old tarp. A south facing window on the house had been left open. He said he had been told by Janice they were going to try to get the car towed this week. Ben Wright had a key to the premises given him by Janice Eide. The south entry door opens into a laundry room with a free-standing shelving unit with groceries. Also, there was a chest freezer. The washer and drier were gone from their hookups. A small dining area was between the laundry room and the kitchen. Furniture was left in the kitchen. A stainless-steel side by side refrigerator was present. A small pantry closet in the kitchen area was empty. A free-standing wood burning stove took up one short wall in the kitchen. To the SE of the kitchen was what appeared to be a family room which still held an older Weber upright piano and a tan overstuffed chair and a fan on a stand. In the east window sills were to stereo speakers. The carpet, like all the carpeting throughout the premises was heavily stained and soiled with pet stains. A strong odor of animal permeated the house. A small bowl of animal food was on the floor. The interior walls of the house appeared to be in acceptable condition with no obvious holes or damage. Some wall areas could not be inspected due to personal property against it. There was a built-in fireplace in the living room. The fireplace was not inspected. Photos were taken of all the rooms and conditions of the interior of the house. Mary H. took the photos. The photos show large amounts of personal belongings and furniture left in the house. Ben said Janice Eide had told him they just did not have room in their new residence for all their belongings. The board decided to have Ben call Janice and let her know they may have until Monday, May 28th (Memorial Day) to remove any further personal items and furniture they want. After that anything left in the house will become property of BVMERA, disposition of which will be decided upon later. After inspecting the interior, the board walked the property adjacent to the house. Brush, grass and debris surrounded the house on all sides in addition to that mentioned earlier. An approximate 10x20 shed stood between the NW corner of the house and the north lot line. While in the shed Gerard Fitzpatrick came to the other side of the fence and began saying things about us stealing a man’s house. He was ignored as well as possible. The shed contained a large quantity of personal belongings. There was no lock, knob or latch to the shed door. The door was closed but, not having any way to secure it the door was closed and left in its original state. To the west of the house the lawn was overgrown and did not appear to have been mown at all this year. At the crest of the hill on the west side scotch broom was growing in profusion leaving the black chain link fence part way down the hill nearly hidden. Mary continued to photograph the conditions of the exterior of the property. To the east of the house, in the above mentioned open area, were two containers with standing water and junk in them. They were both overturned and drained due to both having visible mosquito larvae in them. The large plastic garbage can contained what appeared to be used computer parts among other small electrical items and wiring. Upon finishing the exterior inspection, the house door was locked by Ben. He agreed to contact Janice Eide about the extension to remove personal property from the house. Ben said he had a chain and lock and would put those on the gate to the property to deter trespassers. There is a ‘no trespassing’ sign adjacent to the front gate. After the inspection was complete, Jeff talked about the meeting with a contractor to get an estimate on road work. He said he was expecting the estimate in the next day or two. The meeting/inspection concluded at 11:45am. |
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Board of Directors Meeting Minutes
Tuesday, April 17, 2018
Present: Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and new board member Ben Wright. Also present were Dan Kewish and Joi Caudill who both left later during the meeting. New member Leona Parks stopped by during the reading of the minutes but left after her questions were answered.
The meeting was called to order at 6:04pm with the above-named people in attendance.
Mary read the minutes of the March 17 short meeting voting on officers and the board meeting from Jan. 18, 2018. The minutes of the meeting on March 17 were approved as read. The minutes from Jan. 18 were approved with one spelling correction on page 2.
Mary gave the financial report. The Chase checking account has $26,510.47 in it and the Chase saving account has $106,009.69 in it for a total of $132,520.16 in the bank.
Correspondence:
REO property: was sold during the County’s tax foreclosure sale on Feb. 26, 2018 to a
Michael T. Sergeant. A lien release was filed on April 10, 2018 and a letter and copy of the lien release was sent to Mr. Sergeant. At the annual meeting Mr. Sergeant was present and submitted a ballot. The ballot was not allowed as the county website did not yet show the transfer of ownership and Mr. Sergeant did not have any paperwork with him proving ownership.
Olson properties: The Olson parcels on Archangel and Hurd were sold to Brent and Leona Parks on March 27, 2018. Escrow paid the 18-19 dues on one parcel only. A letter was sent to the Parks explaining the open balance. Leona Parks was present at today’s meeting and understood about the second set of dues owing.
Singer: The Singer parcel on Bear Ridge sold to Brad and Katherine Filter on March 30, 2018.
Goggin: The Goggin’s parcel on Southridge was sold to Nathan Oakes and Pam Franks on February 9, 2018.
Correspondence, continued
Doty: The Doty property on Hurd between Karin and Klahowya was sold to neighbor Matt DiMatteo on February 7, 2018.
EKD Property (formerly Grabarczyk): On Queen Ann Dr was sold to Anthony and Deborah DeGeorge on January 18, 2018.
Nilsen: The Nilsen property on Southridge was sold to Lawrence Fahle on December 13, 2017. The lien release on Nilsen was filed on January 2, 2018.
New member packets were sent to all the new owners.
Holmes: John Holmes sent a letter to the board requesting to make monthly payments as he has in the past. His letter included a payment schedule (see letter) and a deposit of $50.00 for the first month’s payment. The other payments will be $237.50 made on the first of each month. Jeff moved, and Ben seconded that the plan be approved. All approved the motion. Mary will send Mr. Holmes notice of the approval.
Old Business: Other than a short discussion about Northern Asphalt that did work last year in BVERMA there was no old business.
New Business:
Best Practices: Jeff presented the board with a project planning list for working with contractors in the future. This list is to be followed when seeking bids and being specific with contractors about what is to be done and how daily contact is to occur during any contracted work project. This is to prevent problems like what occurred with Northern Asphalt in 2017.
Mary H. moved and Ben W. seconded that the board accept the Best Practices guide subject to amendments as needed, all approved.
Jeff said he contacted a contractor about grading/graveling but could not meet with the contractor for a bid until the board had Ben’s list of roads that needed attention. Ben had been out recently looking at the unpaved roads. Jeff mentioned the need for graveling on Space Pl and Out-of-the-Way Place as it had been brought up at the annual meeting. Ben was not aware of these roads and would check them.
Jeff had a list of potential projects that included two (routine gravel/grading and brushing) which we need to consider for this year. Besides the above the list included crack-sealing the alligator cracking on paved roads, asphalt patching spots on Canyon Rd, and culvert excavation and replacement on Wind Ridge Rd. Mike Gritton said he would do the work on Wind Ridge if the association would buy the correct type of culvert as he could not use the corrugated one donated by Dan K. The other items were divided as follows:
Jeff, Jeremy and Benjamin: Will act as a committee to manage all aspects of this year’s grading, gravelling and compression rolling. Benjamin has identified the roadwork needing to be done. Next steps are to contact several contractors for bids and references.
Mary: Will be responsible for the brush cutting and will contact Larry Boltz again this year.
Mike: Will be responsible for identifying areas needing asphalt patching and tarring to correct spider web cracking, in addition to the Wind Ridge Rd. culvert repair.
All agreed we did not have to do any tree cutting as that work was done in 2016 and there are not problem trees that any board member is aware of.
Jeff said he had found a US DOT website that was a guide to maintaining gravel roads. We should refer to this when meeting with contractors to work on the gravel roads in BVERMA.
Jeff said he had contacted a company called E. I. Christian & Son that charges $150/hour for grading. He is also trying to locate other contractors to bid on road work as per our newly adopted “best practices” procedures; multiple bids will be required for all large projects.
Ballots: Jeff said the current ballot does not comply with state law and needs to be reworked. There was discussion about proxy forms and absentee ballots and how both can be used for mail-in ballots in the future. Rather than redo this year’s ballots the board decided to let the vote stand as read at the annual meeting. Because Gerard Fitzpatrick was not present, it was decided to allow Jeremy Alexander, who had the same number of votes as Mr. Wright and Mr. Fitzpatrick, to become the board member in place of Mr. Fitzpatrick. This agrees with our By-Laws.
Confidential matters: See next page.
There being no further new business the meeting was adjourned at 7:55pm.
Respectfully submitted:
Mary Hrudkaj, Secretary
Tuesday, April 17, 2018
Present: Pres. Jeff Curtis, VP Mike Gritton, Secretary Mary Hrudkaj, and new board member Ben Wright. Also present were Dan Kewish and Joi Caudill who both left later during the meeting. New member Leona Parks stopped by during the reading of the minutes but left after her questions were answered.
The meeting was called to order at 6:04pm with the above-named people in attendance.
Mary read the minutes of the March 17 short meeting voting on officers and the board meeting from Jan. 18, 2018. The minutes of the meeting on March 17 were approved as read. The minutes from Jan. 18 were approved with one spelling correction on page 2.
Mary gave the financial report. The Chase checking account has $26,510.47 in it and the Chase saving account has $106,009.69 in it for a total of $132,520.16 in the bank.
Correspondence:
REO property: was sold during the County’s tax foreclosure sale on Feb. 26, 2018 to a
Michael T. Sergeant. A lien release was filed on April 10, 2018 and a letter and copy of the lien release was sent to Mr. Sergeant. At the annual meeting Mr. Sergeant was present and submitted a ballot. The ballot was not allowed as the county website did not yet show the transfer of ownership and Mr. Sergeant did not have any paperwork with him proving ownership.
Olson properties: The Olson parcels on Archangel and Hurd were sold to Brent and Leona Parks on March 27, 2018. Escrow paid the 18-19 dues on one parcel only. A letter was sent to the Parks explaining the open balance. Leona Parks was present at today’s meeting and understood about the second set of dues owing.
Singer: The Singer parcel on Bear Ridge sold to Brad and Katherine Filter on March 30, 2018.
Goggin: The Goggin’s parcel on Southridge was sold to Nathan Oakes and Pam Franks on February 9, 2018.
Correspondence, continued
Doty: The Doty property on Hurd between Karin and Klahowya was sold to neighbor Matt DiMatteo on February 7, 2018.
EKD Property (formerly Grabarczyk): On Queen Ann Dr was sold to Anthony and Deborah DeGeorge on January 18, 2018.
Nilsen: The Nilsen property on Southridge was sold to Lawrence Fahle on December 13, 2017. The lien release on Nilsen was filed on January 2, 2018.
New member packets were sent to all the new owners.
Holmes: John Holmes sent a letter to the board requesting to make monthly payments as he has in the past. His letter included a payment schedule (see letter) and a deposit of $50.00 for the first month’s payment. The other payments will be $237.50 made on the first of each month. Jeff moved, and Ben seconded that the plan be approved. All approved the motion. Mary will send Mr. Holmes notice of the approval.
Old Business: Other than a short discussion about Northern Asphalt that did work last year in BVERMA there was no old business.
New Business:
Best Practices: Jeff presented the board with a project planning list for working with contractors in the future. This list is to be followed when seeking bids and being specific with contractors about what is to be done and how daily contact is to occur during any contracted work project. This is to prevent problems like what occurred with Northern Asphalt in 2017.
Mary H. moved and Ben W. seconded that the board accept the Best Practices guide subject to amendments as needed, all approved.
Jeff said he contacted a contractor about grading/graveling but could not meet with the contractor for a bid until the board had Ben’s list of roads that needed attention. Ben had been out recently looking at the unpaved roads. Jeff mentioned the need for graveling on Space Pl and Out-of-the-Way Place as it had been brought up at the annual meeting. Ben was not aware of these roads and would check them.
Jeff had a list of potential projects that included two (routine gravel/grading and brushing) which we need to consider for this year. Besides the above the list included crack-sealing the alligator cracking on paved roads, asphalt patching spots on Canyon Rd, and culvert excavation and replacement on Wind Ridge Rd. Mike Gritton said he would do the work on Wind Ridge if the association would buy the correct type of culvert as he could not use the corrugated one donated by Dan K. The other items were divided as follows:
Jeff, Jeremy and Benjamin: Will act as a committee to manage all aspects of this year’s grading, gravelling and compression rolling. Benjamin has identified the roadwork needing to be done. Next steps are to contact several contractors for bids and references.
Mary: Will be responsible for the brush cutting and will contact Larry Boltz again this year.
Mike: Will be responsible for identifying areas needing asphalt patching and tarring to correct spider web cracking, in addition to the Wind Ridge Rd. culvert repair.
All agreed we did not have to do any tree cutting as that work was done in 2016 and there are not problem trees that any board member is aware of.
Jeff said he had found a US DOT website that was a guide to maintaining gravel roads. We should refer to this when meeting with contractors to work on the gravel roads in BVERMA.
Jeff said he had contacted a company called E. I. Christian & Son that charges $150/hour for grading. He is also trying to locate other contractors to bid on road work as per our newly adopted “best practices” procedures; multiple bids will be required for all large projects.
Ballots: Jeff said the current ballot does not comply with state law and needs to be reworked. There was discussion about proxy forms and absentee ballots and how both can be used for mail-in ballots in the future. Rather than redo this year’s ballots the board decided to let the vote stand as read at the annual meeting. Because Gerard Fitzpatrick was not present, it was decided to allow Jeremy Alexander, who had the same number of votes as Mr. Wright and Mr. Fitzpatrick, to become the board member in place of Mr. Fitzpatrick. This agrees with our By-Laws.
Confidential matters: See next page.
There being no further new business the meeting was adjourned at 7:55pm.
Respectfully submitted:
Mary Hrudkaj, Secretary
Belfair View Estates RMA
2018 Annual Meeting Information
The annual meeting of Belfair View Estates RMA will be held on Saturday, March 17, 2018 at the Tahuya Fire Station in Tahuya. Set up begins at 9:00am and ballot counting will start at 9:40am. Anyone wishing to observe the ballot counting is urged to attend. Ballot counters are needed too. The meeting starts at 10:00AM.
Proposed Budget: In the proposed budget you’ll note an increase for legal/collection fees. We currently are in litigation and foreclosing on a member. That matter may not be concluded by the end of the 2017-2018 fiscal year. Also, there is another member on whom we will be filing for foreclosure when the present matter is concluded. All legal fees incurred in any action against a member is billed back to that member and is recouped when the member either pays up their account or they are foreclosed on and the property sold. Depending on the situation, when a property is sold all BVERMA’s costs are paid up before any leftover money is allocated according to agreement or court order. In the list of money spent in the 2017-2018 fiscal year you will note a very large sum spent on legal fees. That money will be recouped after the foreclosure. Some of that money has already been recouped from members.
Board Members: This year there will be two board members leaving. Long time board member and President Dan Kewish will be leaving the board to spend more time with his family. We will miss him and his wealth of knowledge when it comes to road maintenance. Also leaving the board is director Chris Colley. We will miss her insight and suggestions which have always been of value. This leaves two openings on the Board of Directors. Our By-Laws state the board shall consist of 5 members. Any one wishing to be on the board or who knows of someone that should be on the board (must be BVERMA member in good standing) should write in the names in the appropriate places on the ballot. If you write in someone (other than yourself) please get their okay first.
Past year’s road maintenance projects: This past year we contracted with a paving company to do repairs on Southridge Rd and to do grading/graveling on the unpaved roads. We were very unhappy with both the costs and the quality of the work. About one-half of the costs for the road work was brought forward from the 2016-2017 budget.
The roads were painted this year but at a cost much higher than expected. After shoveling thick moss off the road edges and, applying powdered lime (same stuff used on lawns) to kill remaining moss, it was decided to pressure wash the stripes to remove any remaining lime residue and moss lurking in cracks in the pavement. The pressure washing took much longer than expected. Just when that was done, and it was our turn to get the lone rental paint sprayer available in the Puget Sound area, we learned from the rental company the sprayer was damaged beyond repair. Contractors did the final painting on the roadways. Not having cleaned the roadsides prior to painting would have resulted in the paint being heaved off the pavement by moss as soon as fall rains came. It would be like painting a house before cleaning moss and dirt off the walls. In some areas the moss was over an inch thick.
Brushing was done in late May by a contractor we’ve used in the past. There was no additional weed eating done as we needed to conserve money for the other work projects.
New Members: There have been several properties and/or homes sold this past year. We welcome the new members and hope they will feel at home here in BVERMA very soon. Whether this is a result of the boom in the Seattle area housing market or people wanting to get away from it all out here is unknown. Whichever it is, we hope you find Belfair View Estates all you wanted in a new home.
Cleaning up past due accounts: Just a couple years ago we had over 15 members that regularly did not pay their dues. Through working with these members by way of letters, promissory notes, and legal actions we have now whittled that list down to 8 members. We know members sometimes have financial problems but BVERMA is no different than any other company or business one deals with. We need to get paid to be able to do the maintenance members depend upon to keep the roads usable. We don’t want to have to foreclose on anyone but sometimes it takes that as a last resort. We encourage any member having trouble paying their dues to contact the board of directors to work out a promissory note or letter of intent that serves both sides well. We know if members have multiple parcels it may be difficult to pay all the dues at once, hence the promissory note and/or letter of intent. Those that have sent letters of intent and followed through with their payments are appreciated by BVERMA.
Member’s Questions: If you have any questions about BVERMA or comment and suggestions about road maintenance, please feel free to contact any of your board members. The names and phone numbers of the current board members was sent out in the December 2017 newsletter. Most if not all the board members will be at the annual meeting on March 17.
A Hearty Thank You: The Board would like to thank all those members who, over the past year, have contributed time or materials to maintenance projects in Belfair View Estates. Without your help and support our budget would have to increased to cover what is now donated or time volunteered.
We hope to see you all at the annual meeting on March 17, 2018 at the Tahuya Fire Station.
2018 Annual Meeting Information
The annual meeting of Belfair View Estates RMA will be held on Saturday, March 17, 2018 at the Tahuya Fire Station in Tahuya. Set up begins at 9:00am and ballot counting will start at 9:40am. Anyone wishing to observe the ballot counting is urged to attend. Ballot counters are needed too. The meeting starts at 10:00AM.
Proposed Budget: In the proposed budget you’ll note an increase for legal/collection fees. We currently are in litigation and foreclosing on a member. That matter may not be concluded by the end of the 2017-2018 fiscal year. Also, there is another member on whom we will be filing for foreclosure when the present matter is concluded. All legal fees incurred in any action against a member is billed back to that member and is recouped when the member either pays up their account or they are foreclosed on and the property sold. Depending on the situation, when a property is sold all BVERMA’s costs are paid up before any leftover money is allocated according to agreement or court order. In the list of money spent in the 2017-2018 fiscal year you will note a very large sum spent on legal fees. That money will be recouped after the foreclosure. Some of that money has already been recouped from members.
Board Members: This year there will be two board members leaving. Long time board member and President Dan Kewish will be leaving the board to spend more time with his family. We will miss him and his wealth of knowledge when it comes to road maintenance. Also leaving the board is director Chris Colley. We will miss her insight and suggestions which have always been of value. This leaves two openings on the Board of Directors. Our By-Laws state the board shall consist of 5 members. Any one wishing to be on the board or who knows of someone that should be on the board (must be BVERMA member in good standing) should write in the names in the appropriate places on the ballot. If you write in someone (other than yourself) please get their okay first.
Past year’s road maintenance projects: This past year we contracted with a paving company to do repairs on Southridge Rd and to do grading/graveling on the unpaved roads. We were very unhappy with both the costs and the quality of the work. About one-half of the costs for the road work was brought forward from the 2016-2017 budget.
The roads were painted this year but at a cost much higher than expected. After shoveling thick moss off the road edges and, applying powdered lime (same stuff used on lawns) to kill remaining moss, it was decided to pressure wash the stripes to remove any remaining lime residue and moss lurking in cracks in the pavement. The pressure washing took much longer than expected. Just when that was done, and it was our turn to get the lone rental paint sprayer available in the Puget Sound area, we learned from the rental company the sprayer was damaged beyond repair. Contractors did the final painting on the roadways. Not having cleaned the roadsides prior to painting would have resulted in the paint being heaved off the pavement by moss as soon as fall rains came. It would be like painting a house before cleaning moss and dirt off the walls. In some areas the moss was over an inch thick.
Brushing was done in late May by a contractor we’ve used in the past. There was no additional weed eating done as we needed to conserve money for the other work projects.
New Members: There have been several properties and/or homes sold this past year. We welcome the new members and hope they will feel at home here in BVERMA very soon. Whether this is a result of the boom in the Seattle area housing market or people wanting to get away from it all out here is unknown. Whichever it is, we hope you find Belfair View Estates all you wanted in a new home.
Cleaning up past due accounts: Just a couple years ago we had over 15 members that regularly did not pay their dues. Through working with these members by way of letters, promissory notes, and legal actions we have now whittled that list down to 8 members. We know members sometimes have financial problems but BVERMA is no different than any other company or business one deals with. We need to get paid to be able to do the maintenance members depend upon to keep the roads usable. We don’t want to have to foreclose on anyone but sometimes it takes that as a last resort. We encourage any member having trouble paying their dues to contact the board of directors to work out a promissory note or letter of intent that serves both sides well. We know if members have multiple parcels it may be difficult to pay all the dues at once, hence the promissory note and/or letter of intent. Those that have sent letters of intent and followed through with their payments are appreciated by BVERMA.
Member’s Questions: If you have any questions about BVERMA or comment and suggestions about road maintenance, please feel free to contact any of your board members. The names and phone numbers of the current board members was sent out in the December 2017 newsletter. Most if not all the board members will be at the annual meeting on March 17.
A Hearty Thank You: The Board would like to thank all those members who, over the past year, have contributed time or materials to maintenance projects in Belfair View Estates. Without your help and support our budget would have to increased to cover what is now donated or time volunteered.
We hope to see you all at the annual meeting on March 17, 2018 at the Tahuya Fire Station.
BVERMA Proposed Budget
Fiscal Year 2018-2019
Revenues
Annual Dues $48,500.00 (194 lots x $250.00)
Total Revenues $48,500.00
Bad Debt Allowance $ 2,000.00 (8 parcels x $250.00)
Total Revenues $46,500.00
Expenses
Accounting Fees 3,000.00
Corporation Fee 20.00
Legal/Collection Fees[1] 10,000.00
Property Taxes[2] 2,800.00
Office Expenses 400.00
Postage/Shipping 500.00
Printing Expenses 300.00
Utilities, elec. & phone 750.00
Striping/Sweeping 1,500.00
Road Maint. Projects 15,000.00
Snow Plowing 2,000.00
Brush Cutting 4,500.00
Road Signs 300.00
Insurance 3,500.00
Income Taxes 75.00
Total Expenses $44,645.00
1 Legal fees are billed back to member
2 Includes taxes for property presently in foreclosure
Fiscal Year 2018-2019
Revenues
Annual Dues $48,500.00 (194 lots x $250.00)
Total Revenues $48,500.00
Bad Debt Allowance $ 2,000.00 (8 parcels x $250.00)
Total Revenues $46,500.00
Expenses
Accounting Fees 3,000.00
Corporation Fee 20.00
Legal/Collection Fees[1] 10,000.00
Property Taxes[2] 2,800.00
Office Expenses 400.00
Postage/Shipping 500.00
Printing Expenses 300.00
Utilities, elec. & phone 750.00
Striping/Sweeping 1,500.00
Road Maint. Projects 15,000.00
Snow Plowing 2,000.00
Brush Cutting 4,500.00
Road Signs 300.00
Insurance 3,500.00
Income Taxes 75.00
Total Expenses $44,645.00
1 Legal fees are billed back to member
2 Includes taxes for property presently in foreclosure
Board of Directors Meeting Minutes
Thursday, January 18, 2018
The meeting was called to order at 6:10pm. All board members were present except for Chris Colley who is on vacation.
Minutes: Mary Hrudkaj read the minutes of the November 19, 2017 meeting. Jeff Curtis moved and Dan Kewish seconded that the minutes be approved with the correction of the names for Larry Fahle and Chris Weckel be amended from Chris and Carla Weckel in the correspondence section. The board approved the change and approved the minutes as amended.
Financial Report: The Chase checking account currently has $11,969.38 in it; the savings account has $110,987.83 in it for a total of $122,957.21.
Correspondence:
Michael Osthus sent a note requesting any BVE restrictions on property development
as he wants to put up a motorhome parking garage and perhaps a cabin. A letter was
sent informing him we have no CCR’s or other restrictions on lot development and he
was referred to the Mason County building code department and their website.
A newsletter was sent out in early December which included a request for anyone
wishing to be on the board to send a resume before Jan. 20, 2018. It also asked
members to let us know their priorities for work projects. As of this date we have had
no reply on either topic.
An HOA form request for the EKD property (formerly Grabarczyk) on Queen Ann was
received, closing is in early March.
An HOA form request, lien release information and other questions from prospective
buyers for the Skipper Brent Nilsen property on Southridge was received. The property
was sold to Larry Fahle and Carla Weckel. The closing check included payment for the
lien release for the Nilsen lien and dues for 2018-2019. The Nilsen lien was released and
his account was closed. A new account was opened with the overpayment being applied
to the 2018-2017 dues. A new member packet was sent out.
The Owens/Culy property on Queen Ann has not yet sold but is scheduled to close
before the end of this month.
Old Business:
Best Practices development: Jeff said more work would be done this Spring with Chris
and Mary on the project, topics will include lien prioritizing and policy, contracts with
vendors, among other things.
The work done by Northern Asphalt was discussed with all in agreement that the
work was not up to our expectations and we most likely will not use their company
in the future. Because of the poor job Hurd Rd in Division 3 needs potholes taken
care of. Dan Kewish had purchased 6.7 tons of gravel to fill potholes on Hurd Rd.
as well as for use elsewhere as needed in the subdivision.
New Business:
The board worked on the proposed budget for 2018-2019. The amount for attorney
fees was increased as there will be another foreclosure when the current one is concluded.
The amount for utilities was increased to include monthly cell phone bills and the yearly website cost.
2018-2019 Road projects: Hurd Rd. needs ditching done in some areas to improve
storm water runoff. It does not need grading but spot filling for potholes.
Mary and Jeff will get together in the next month to tour the roads and determine
what else needs attention including the bump at the concrete bring on Canyon.
There being no further business, Mike Gritton moved and Jeff Curtis seconded the meeting be adjourned. It was adjourned at 8:10pm with all approving.
Respectfully submitted Jan. 19th, 2018
Mary Hrudkaj, Secretary
Thursday, January 18, 2018
The meeting was called to order at 6:10pm. All board members were present except for Chris Colley who is on vacation.
Minutes: Mary Hrudkaj read the minutes of the November 19, 2017 meeting. Jeff Curtis moved and Dan Kewish seconded that the minutes be approved with the correction of the names for Larry Fahle and Chris Weckel be amended from Chris and Carla Weckel in the correspondence section. The board approved the change and approved the minutes as amended.
Financial Report: The Chase checking account currently has $11,969.38 in it; the savings account has $110,987.83 in it for a total of $122,957.21.
Correspondence:
Michael Osthus sent a note requesting any BVE restrictions on property development
as he wants to put up a motorhome parking garage and perhaps a cabin. A letter was
sent informing him we have no CCR’s or other restrictions on lot development and he
was referred to the Mason County building code department and their website.
A newsletter was sent out in early December which included a request for anyone
wishing to be on the board to send a resume before Jan. 20, 2018. It also asked
members to let us know their priorities for work projects. As of this date we have had
no reply on either topic.
An HOA form request for the EKD property (formerly Grabarczyk) on Queen Ann was
received, closing is in early March.
An HOA form request, lien release information and other questions from prospective
buyers for the Skipper Brent Nilsen property on Southridge was received. The property
was sold to Larry Fahle and Carla Weckel. The closing check included payment for the
lien release for the Nilsen lien and dues for 2018-2019. The Nilsen lien was released and
his account was closed. A new account was opened with the overpayment being applied
to the 2018-2017 dues. A new member packet was sent out.
The Owens/Culy property on Queen Ann has not yet sold but is scheduled to close
before the end of this month.
Old Business:
Best Practices development: Jeff said more work would be done this Spring with Chris
and Mary on the project, topics will include lien prioritizing and policy, contracts with
vendors, among other things.
The work done by Northern Asphalt was discussed with all in agreement that the
work was not up to our expectations and we most likely will not use their company
in the future. Because of the poor job Hurd Rd in Division 3 needs potholes taken
care of. Dan Kewish had purchased 6.7 tons of gravel to fill potholes on Hurd Rd.
as well as for use elsewhere as needed in the subdivision.
New Business:
The board worked on the proposed budget for 2018-2019. The amount for attorney
fees was increased as there will be another foreclosure when the current one is concluded.
The amount for utilities was increased to include monthly cell phone bills and the yearly website cost.
2018-2019 Road projects: Hurd Rd. needs ditching done in some areas to improve
storm water runoff. It does not need grading but spot filling for potholes.
Mary and Jeff will get together in the next month to tour the roads and determine
what else needs attention including the bump at the concrete bring on Canyon.
There being no further business, Mike Gritton moved and Jeff Curtis seconded the meeting be adjourned. It was adjourned at 8:10pm with all approving.
Respectfully submitted Jan. 19th, 2018
Mary Hrudkaj, Secretary
Board of Directors Meeting Minutes
May 5, 2016 The meeting was brought to order at 6:04pm. All board members were present. Minutes: Mary read the minutes of the February 10, 2016 board meeting. The minutes were approved with minor corrections. She also read the minutes of the two short board meetings on April 2, 2016 that took place before and after the annual meeting. Both were approved as read. Finance Report: Mary reported that we presently have a total of $142,908.92 in the Chase accounts with $51,508.83 in the checking account and $91,400.09 in the savings account. Correspondence: ******: A letter was sent to ******** listing all the payments and charges on his account since he became a member. He has repeatedly claimed his account balance should be zero so it was decided to send this accounting so he could have a current record of his account. ****** A letter had been received from****** inquiring about her account as she had not received anything from BVERMA in over a year. Her letter said she had moved and she gave her new address. A letter was sent back listing what had been sent to her in the past, none of which had been returned to BVERMA. Included in the letter was a current statement and invoice for her account. A check for payment in full was received about a week after the letter was sent to her. Her address has been updated in her file. Old Business: ***** – New board member Jeff Curtis inquired about the amount due from the ****** so time was taken so Dan K. could bring Jeff up to date on the history of the situation. Street Signs: Mary reported she had ordered a variety of street signs from Hall Signs. The signs include: a new entrance sign listing a variety of prohibited activities within BVERMA by the public, three street name signs (Klahowya, Queen Ann, and Maranatha), two ‘no skating’ signs for Canyon Rd, two ‘no thru traffic signs, and a speed limit sign. The total for signs and shipping is $266.01 leaving a balance of about $135 for posts and hardware. ******: Mary checked with the mail carrier to see if there was a forwarding address for ********. The carrier did not have one and asked if we had contact with her to have her contact the post office with her address. Someone said she is supposedly staying with her mother after getting out of rehab after surgery. No one knows who or where the mother might be. County tax sale on HUD (old Bottom parcel): the parcel was sold at the annual county tax foreclosure sale to ******* which is a business in Seattle. Mary did some searching on the state corporation web page and found the registered agent is ******. A new member packet along with the annual mailing material was sent to him but there has been no reply nor have the dues been paid yet. ******/PNC: the property was sold and the back dues are now paid up. The 2016-17 dues were paid through the closing. A new member packet was sent to the new owner Robert Logan. ******r: There has been no reply from the attorney’s office in California to whom a letter was sent in January. The matter will be left as is. The property is 3 years behind in property tax so BVERMA will allow the property to go through tax foreclosure rather than foreclose on it. Brushing: brushing was begun on Canyon Rd today. A worker is cutting the blackberry and other brush on the entire roadway. See more on brushing under ‘Hurd Rd DNR’. Southridge Rd: Dan and Mike have not yet had time to view the area and make a plan for the work. Dan said it shouldn’t take more than three days to remove the spoil from the slope across from the eroded area. The spoil will be dumped in the eroded area. Mary will be contacting the locator folks to mark the area. Dan will speak with Glen Leighton whose property will be effected. Hurd Rd (DNR): Dan said that the road needs to be mowed with a boom type mower as manual brushing would not suffice with the amount of overgrowth there is now. Dan said that after brushing he would like to use an excavator to push back the road edges about 5 feet so brush doesn’t come back in so fast. He said we had gotten permission from the DNR to remove some overhanging trees in the southern part of the road. Mike knew of someone that had a state-of-the-art brusher/mulcher and he would check on the cost. Dan said the grading would make it possible in the future to mow the roadsides with a mower. Dan said he could put in a bid for the excavating and he charges $125/hour. Canyon Rd.: The uphill side of the road is becoming seriously undercut in some areas, especially at the bottom of the road. Dan suggested that removing some overhanging trees and heavier brush should suffice to reduce further erosion. He said that bringing down the overhang with equipment would be expensive. He said he would check with Virginia Sproul, non-member who owns the property uphill from the roadway and whose trees we would have to cut. Mary and Chris Colley will go out on Friday afternoon to mark the trees that need cutting. Dan said he would contact West Sound Tree Service about doing the cutting since it will need specialized equipment to reach the trees. *******: Jeff Curtis was brought current in the history of the ***** parcels. It was discussed who we should first file against and it was decided to file for foreclosure on ****** as he owns the most parcels and owes the most money. A motion to this effect was made by Chris Colley and seconded by Jeff Curtis. The board voted unanimously to start on this. Mary will send an email to our attorney to see if he will handle the case or if he will refer us to someone else in case he has a conflict of interest since he once represented the elder *******. Cross Logging: No road repairs have been done yet on Belfair View Rd. Mary will call the logging company to see when they can do the repairs. Fink Logging: The repairs to the lane through BVERMA land has not yet been fixed nor has the damaged culverts been repaired (one on BVERMA’s side of the road and one at the Craighead property). Someone said they had heard the logger had been ill and not been able to return for his equipment some of which is still on the Fink property. New Business: There was no new business. There being no further business, the meeting was adjourned at 7:59pm. The next board meeting will be on Thursday, June 9th at 6:00 pm. Respectfully submitted: Mary Hrudkaj/Secretary |
Board of Directors Meeting Minutes
Wed. February 10, 2016
The meeting was called to order at 6:04pm. Present were all board members. Also present was Jeff Curtis, BVERMA member. Mr. Curtis left before the liens were discussed due to privacy issues.
Mary read the minutes which were approved with minor corrections.
Mary gave the bank statement. At present there is $25,027.84 in the checking account and $91,388.79 in the saving account for a total of $116,416.63 in the Chase account.
Mary reported that in her going over the computer records it was found that several members with $0.00 balances were being charged interest. It was determined the when interest was assigned to those with open balances the names of those with a zero balance were not being ‘unmarked’ from the list. Those accounts with improper interest charges were zeroed out and are now accurate. A total of $123.17 in credits were given. See attached list.
Correspondence:
****** – No reply has been received from****** who did a quit claim deed (QCD) to ****** who had previously owned the parcel. A letter about the open balance was sent to ****** on Feb. 2.
****** – the letter to the attorneys’ office in California was returned due to an improper zip code. It was resent. A letter to the son, ****** , was sent out on Feb. 2.
****** – Mary has been working with ****** of Remax Town and Country realty to get the full payment for the past due amount. She received an email from ****** on Feb. 5 with material forwarded from ServiceLink which has opened an escrow account for a potential buyer. There were questions that ****** couldn’t answer regarding the form ServiceLink had sent re dues, etc. Mary called ServiceLink for answers. During that call it was determined that all the mortgage company needed from BVERMA to pay the balance was a copy of the portion of our bylaws that authorize us to assess late fees, etc. Those documents were forwarded to ****** to send on to ServiceLink.
****** – Has been in phone contact with Mary about making payments on her overdue account. She is getting the property put into her name so she can refinance her loan. She has made two payments for a total of $200.on her account. She said she would be able to make $50/month payments and agreed to a promissory note. Mary had prepared a note (downloaded from the WA Bar Association). The Board agreed to the terms of the agreement and the document was signed by President Dan Kewish.
Pay or Lien and Pay or Quit letters –
****** – called and said would try to make three payments to pay off the balance owing. One payment for $657.23 has been received so far.
****** – a check for $394 was received. This did not cover the cost of the pay or lien letter nor the interest. Those will be included in the 2016-17 statement to be sent out soon.
****** – a payment of $356.82 was received on 1/15/16.
Nothing has been received from any else sent notice.
Old Business
****** – nothing new has been found for an address for him. He owns several parcels of land in Mason County and all show the old Olalla address and all have not had taxes paid in several years.
HUD parcel tax foreclosure – Mary has been checking regularly since the county tax foreclosure sale on Jan. 22 but there has been no new owner posted on the County’s website. She called the treasurer’s office and found the parcel had been sold. But, due to their being busy preparing 2016 property taxes the website has not been updated. The clerk did say the sale had been recorded with the auditor but as of today there is no new posting found for this parcel.
Cross logging damage on Belfair View Rd. – Logging was completed and equipment moved out on the weekend of Feb 7th. In doing so damage was done to Belfair View Rd and to Hurd Rd at the entrance gate to the DNR road. Mary has been in contact with both the logging company and the company that moved the equipment. Both companies acknowledge there may have been some damage done and someone will look at the roads to see what needs to be done. They were told to let us know when the work was to be done we can make sure the work is done in the right places on Belfair View and Hurd roads.
Fink logging on South Ridge Rd – Robert Fink has had logging on-going on his parcels which are on the same lane as the one through the BVERMA property. The lane through the property is in bad condition. Also, their equipment damaged a culver for the driveway at the Craighead parcel which is directly across the road from the lane. Contact has been attempted with Mr. Fink but so far he has not replied.
Bookkeeping – Mary reported that the computer files were a mess and she has had to spend many hours updating and correcting them. Also the paper files were not up to date and those too have been corrected. In correcting the computer files Mary said she has become familiar with the Quick Book program and feels comfortable taking care of the books so we don’t have to hire an accountant to take care of them. The rest of the board voted to accept Mary as the new bookkeeper. She will get paid $15.00/hour for her work on this and her other secretarial duties. She has submitted an invoice listing 36.25 hours worked for a total of $543.75. She suggested and the board agreed to put $250.00 of that toward her annual dues leaving a balance of $293.75 to be paid. Mary did say that now the accounts are in order her monthly hours should be much less.
****** – Missed the December payment but made two payments in January. Technically this violates the terms of his promissory note but the board agreed to not move forward with any action against him at this time,
Pay or Lien letters – It was decided at this time to not place liens on any members that are less than one year in arrears. The only member on which a lien will be placed is ****** which is owned by the same people as ****** through their corporate workings which was confirmed by Mary in 2014 during a phone call with ****** . The dues on the ****** property have not been paid since it was purchased nor have the property taxes been paid. A lien will be prepared.
Fire Station rental for annual meeting: Dan said he had made the payments for and reserved the Tahuya fire station for the meeting which has been moved to April 2 due to prior work commitments and requirements.
New Business:
Klahowya Road: members with property on Klahowya mentioned the scotch broom was a problem since the December snowfall caused the brush to lean over into the roadway. Shawn Bryant, who lives on Klahowya and has done brushing for BVERMA in the past, was contacted about taking care of the problem.
2016-17 Road projects – Mary and Chris Colley toured all the roads in the subdivision today to see what needed work. Grading, graveling and rolling need to be done on Black Bear, Tolkien, Out-of-the-way-place, Klahowya and parts of Hurd Rd. Potholes need fixing on Archangel and Hurd Rd. Dan said he and a friend would be working on potholes on Hurd Rd this next weekend.
Brushing needs to be done on those roads that have not been done such as Blue Jay Lane and Out-of-the-way-place.
Dan and Mike Gritton have arranged to meet and look at the area on South Ridge that needs moving between the Shawn Hill and Glen Leighton parcels. The east side of the road had lost some of its foundation due to the steepness of the hillside. The relocation of the road may entail having the phone company move a junction box in the area. Dan said it shouldn’t be too much work to move the road.
Mike Gritton reported a culvert needs repair on Wind Ridge. He said he would be willing to do the work if BVERMA gets the culvert and gravel. Dan said he had some culvert material that would work.
2016-17 Proposed Budget – The board worked on the proposed budget for 2016-17. See the proposed budget sheet.
There being no more business the meeting was adjourned at 8:34pm
Respectfully submitted
Mary Hrudkaj/Secretary
Wed. February 10, 2016
The meeting was called to order at 6:04pm. Present were all board members. Also present was Jeff Curtis, BVERMA member. Mr. Curtis left before the liens were discussed due to privacy issues.
Mary read the minutes which were approved with minor corrections.
Mary gave the bank statement. At present there is $25,027.84 in the checking account and $91,388.79 in the saving account for a total of $116,416.63 in the Chase account.
Mary reported that in her going over the computer records it was found that several members with $0.00 balances were being charged interest. It was determined the when interest was assigned to those with open balances the names of those with a zero balance were not being ‘unmarked’ from the list. Those accounts with improper interest charges were zeroed out and are now accurate. A total of $123.17 in credits were given. See attached list.
Correspondence:
****** – No reply has been received from****** who did a quit claim deed (QCD) to ****** who had previously owned the parcel. A letter about the open balance was sent to ****** on Feb. 2.
****** – the letter to the attorneys’ office in California was returned due to an improper zip code. It was resent. A letter to the son, ****** , was sent out on Feb. 2.
****** – Mary has been working with ****** of Remax Town and Country realty to get the full payment for the past due amount. She received an email from ****** on Feb. 5 with material forwarded from ServiceLink which has opened an escrow account for a potential buyer. There were questions that ****** couldn’t answer regarding the form ServiceLink had sent re dues, etc. Mary called ServiceLink for answers. During that call it was determined that all the mortgage company needed from BVERMA to pay the balance was a copy of the portion of our bylaws that authorize us to assess late fees, etc. Those documents were forwarded to ****** to send on to ServiceLink.
****** – Has been in phone contact with Mary about making payments on her overdue account. She is getting the property put into her name so she can refinance her loan. She has made two payments for a total of $200.on her account. She said she would be able to make $50/month payments and agreed to a promissory note. Mary had prepared a note (downloaded from the WA Bar Association). The Board agreed to the terms of the agreement and the document was signed by President Dan Kewish.
Pay or Lien and Pay or Quit letters –
****** – called and said would try to make three payments to pay off the balance owing. One payment for $657.23 has been received so far.
****** – a check for $394 was received. This did not cover the cost of the pay or lien letter nor the interest. Those will be included in the 2016-17 statement to be sent out soon.
****** – a payment of $356.82 was received on 1/15/16.
Nothing has been received from any else sent notice.
Old Business
****** – nothing new has been found for an address for him. He owns several parcels of land in Mason County and all show the old Olalla address and all have not had taxes paid in several years.
HUD parcel tax foreclosure – Mary has been checking regularly since the county tax foreclosure sale on Jan. 22 but there has been no new owner posted on the County’s website. She called the treasurer’s office and found the parcel had been sold. But, due to their being busy preparing 2016 property taxes the website has not been updated. The clerk did say the sale had been recorded with the auditor but as of today there is no new posting found for this parcel.
Cross logging damage on Belfair View Rd. – Logging was completed and equipment moved out on the weekend of Feb 7th. In doing so damage was done to Belfair View Rd and to Hurd Rd at the entrance gate to the DNR road. Mary has been in contact with both the logging company and the company that moved the equipment. Both companies acknowledge there may have been some damage done and someone will look at the roads to see what needs to be done. They were told to let us know when the work was to be done we can make sure the work is done in the right places on Belfair View and Hurd roads.
Fink logging on South Ridge Rd – Robert Fink has had logging on-going on his parcels which are on the same lane as the one through the BVERMA property. The lane through the property is in bad condition. Also, their equipment damaged a culver for the driveway at the Craighead parcel which is directly across the road from the lane. Contact has been attempted with Mr. Fink but so far he has not replied.
Bookkeeping – Mary reported that the computer files were a mess and she has had to spend many hours updating and correcting them. Also the paper files were not up to date and those too have been corrected. In correcting the computer files Mary said she has become familiar with the Quick Book program and feels comfortable taking care of the books so we don’t have to hire an accountant to take care of them. The rest of the board voted to accept Mary as the new bookkeeper. She will get paid $15.00/hour for her work on this and her other secretarial duties. She has submitted an invoice listing 36.25 hours worked for a total of $543.75. She suggested and the board agreed to put $250.00 of that toward her annual dues leaving a balance of $293.75 to be paid. Mary did say that now the accounts are in order her monthly hours should be much less.
****** – Missed the December payment but made two payments in January. Technically this violates the terms of his promissory note but the board agreed to not move forward with any action against him at this time,
Pay or Lien letters – It was decided at this time to not place liens on any members that are less than one year in arrears. The only member on which a lien will be placed is ****** which is owned by the same people as ****** through their corporate workings which was confirmed by Mary in 2014 during a phone call with ****** . The dues on the ****** property have not been paid since it was purchased nor have the property taxes been paid. A lien will be prepared.
Fire Station rental for annual meeting: Dan said he had made the payments for and reserved the Tahuya fire station for the meeting which has been moved to April 2 due to prior work commitments and requirements.
New Business:
Klahowya Road: members with property on Klahowya mentioned the scotch broom was a problem since the December snowfall caused the brush to lean over into the roadway. Shawn Bryant, who lives on Klahowya and has done brushing for BVERMA in the past, was contacted about taking care of the problem.
2016-17 Road projects – Mary and Chris Colley toured all the roads in the subdivision today to see what needed work. Grading, graveling and rolling need to be done on Black Bear, Tolkien, Out-of-the-way-place, Klahowya and parts of Hurd Rd. Potholes need fixing on Archangel and Hurd Rd. Dan said he and a friend would be working on potholes on Hurd Rd this next weekend.
Brushing needs to be done on those roads that have not been done such as Blue Jay Lane and Out-of-the-way-place.
Dan and Mike Gritton have arranged to meet and look at the area on South Ridge that needs moving between the Shawn Hill and Glen Leighton parcels. The east side of the road had lost some of its foundation due to the steepness of the hillside. The relocation of the road may entail having the phone company move a junction box in the area. Dan said it shouldn’t be too much work to move the road.
Mike Gritton reported a culvert needs repair on Wind Ridge. He said he would be willing to do the work if BVERMA gets the culvert and gravel. Dan said he had some culvert material that would work.
2016-17 Proposed Budget – The board worked on the proposed budget for 2016-17. See the proposed budget sheet.
There being no more business the meeting was adjourned at 8:34pm
Respectfully submitted
Mary Hrudkaj/Secretary
Board of Directors Meeting Minutes
January 13, 2016
The meeting of the Board of Directors was brought to order at 6:04pm. Present were President Dan Kewish, board member Chris Colley, and Secretary Mary Hrudkaj. Absent were Mike Gritton who called and said he had a cold and Joisky Caudill who was out with a shoulder injury.
Mary read the minutes of the November 21, 2015 meeting. The minutes were approved with one minor correction in the correspondence.
Mary reported there was $22,492.26 in the checking account and $91,385.19 in the savings account for a total of $113,876.45 in the Chase bank accounts.
Correspondence:
****** – Mary had sent an email to the attorney about the ****** and trying to find them. The attorney’s legal secretary responded with information about attorneys that may have handled legal matters for the Fosters. She also gave information on the son in Vermont. A letter was composed and sent to the attorneys’ office for the Fosters. If nothing is received from them a letter will be sent to the son in Vermont.
****** – Mary had sent out a pay or lien letter on Dec. 27. A check for the balance due was received shortly thereafter. In checking on bank deposits re another matter Mary discovered the NAME REDACT had already paid their dues but the Quick Book file had not been updated. Mary wrote a letter to NAME REDACT on Jan 12 explaining the error and letting them know their options which included applying the over payment to the 2016-17 dues.
****** – A pay or lien letter was sent out because of the same situation as above. ****** called and was told of the error and that her account was paid in full.
****** – in updating the address file Mary found that ****** had sold his property to a ****** earlier in 2015. The pay or lien letter had been sent to ****** and in the meantime a note had come from ****** about the sale (quit claim deed). No payments had been received from either party. Another letter was sent to ****** about the payment due and which party was responsible for what part of the dues depending on the date of sale.
****** son – ****** called after getting the pay or quit letter. She said she wanted to make payments. She was told to send a letter along with a down payment on the balance due and BE would work out a payment agreement with her.
****** – ****** called upon getting his pay or quit letter. He said he would pay the amount due but would like to do it in two payments and if he could get a ‘break’ on the amount due. After calling two other board members it was agreed to waive the lien release fee. A money order for $657.23(half the amount due) was received on 1/5/16.
Old Business:
The County tax foreclosure sale date for the HUD property (formerly Bottom) has been moved to Friday, January 22, 2016.
****** – Mary has not been able to find anything more on the Mason or Kitsap county websites re a new address for ****** . Due to the holidays she has not had time to get to the Kitsap courthouse to check the clerk of courts data base. The addresses found doing a Google search are all outdated
****** – PNC parcel - two checks for a total of $285.69 have been received from PNC mortgage which took over the parcel upon foreclosure. She is currently working with NAME REDACT of Rowe Town and Country realty in Port Orchard in order to get the balance due. Rowe realty is handling selling the parcel for PNC mortgage.
Computer update – Mary was able to purchase the Quick Book program for $199 plus tax from Staples. She also had member Pam Owens install the Microsoft Office program Pam donated to the association. Michelle Edell, former bookkeeper, downloaded the current accounts information onto the BVE computer.
Bookkeeper update – Michelle brought all the records, filing cabinet, printer and old computer to Mary’s on Jan. 1. She gave Mary a short tutorial on how Quick Books works so she can update member accounts, etc. Several of the member files were not up to date resulting in the above problem with paid members getting overdue notices. Mary has been working to bring those up to date before taking the data to Belfair Bookkeeping who will become the new official bookkeeper for the association.
New Business:
Culvert repair – In early December during the period of heavy rain BVERMA received a call from Joe Fernando who owns property on Hurd just past the fire station. He said water was ponding up from the roadside onto his property and nearing the drain field for his septic system. (No one lives permanently on the property but there is a travel trailer there that is used occasionally.) He said he had checked and it looked like debris was clogging the culvert under Hurd that goes to the wetland area across from the fire station (HUD property). Mary contacted Dan Kewish to get repairs done as soon as possible. Dan checked and found the culvert exit on the west side of the road was dented down restricting flow and that the culvert was partly filled with gravel from runoff. On January 9 or 10 Dan fixed the end of the culvert and graded some of the area around the culvert to allow for runoff to move away from the culvert to increase drainage through the culvert. The bill for the half hour work was $75.00
Logging – We received calls from a couple members about logging going on at the Cross and Fink properties. Contact was made with the logger at the Cross property by Dan K. The logs will be taken out via the Shoofly DNR road and not via our roads. Contact was attempted with Mr. Fink but he did not return calls. His property is adjacent to the BVERMA parcel on Southridge. The logs are being taken out via the lane by our storage shed and then on Southridge to Canyon Rd. Mary and others are keeping an eye on the roads for any damage during the duration of the log removal.
Projects for 2016-17
After discussion it was decided to spend some time grading and graveling the smaller back roads such as Blue Jay Lane and others that have not had much done on them in several years.
Southridge Rd has an area near the Leighton property that has erosion going occurring on the canal side of the road. Work will be done to move the road farther west away from the weak area. This will necessitate removing part of a low hillside and possible having some phone wires or junction box moved. This will also straighten out part of the curves in that area. Paving the moved are will have to wait until another time.
Brushing – brushing and opening sightlines need to be done on Hurd Rd in the DNR area. This also needs to be done on Klahowya. Snow in in early January pushed down scotch broom into the roadways in both areas.
More new business:
Mary had received a call from Mr. Curtis on Southridge about the new owners in the old Smith parcel and the condition of the house and the safety of same. He was advised that we do not have any control over the property or condition of the structures on it. He was advised to contact either the fire department, building inspector, or the health department. He also said he had seen someone around the drive to the Stratton property recently. He said he thought Stratton was in rehab after surgery and was worried the person (former friend of Stratton and whom may have a restraining order against him) was trying to get to and burglarize the property. Again Mr. Curtis was advised to call the sheriff’s department.
****** – in checking for new addresses Mary found ****** is now the listed addressee for both her parcel and the ****** parcels. Formerly the addressee was ****** who had power of attorney for any BVERMA matters for the ****** , etc. It was decided to send a letter to her about the overdue accounts for both her parcel and the three ****** parcels.
****** – ****** has not made the payment for January It was decided to wait another month to see if any more checks are received.
With no more new business the meeting was adjourned at 7:50pm
Respectfully submitted
Mary Hrudkaj, Secretary
January 13, 2016
The meeting of the Board of Directors was brought to order at 6:04pm. Present were President Dan Kewish, board member Chris Colley, and Secretary Mary Hrudkaj. Absent were Mike Gritton who called and said he had a cold and Joisky Caudill who was out with a shoulder injury.
Mary read the minutes of the November 21, 2015 meeting. The minutes were approved with one minor correction in the correspondence.
Mary reported there was $22,492.26 in the checking account and $91,385.19 in the savings account for a total of $113,876.45 in the Chase bank accounts.
Correspondence:
****** – Mary had sent an email to the attorney about the ****** and trying to find them. The attorney’s legal secretary responded with information about attorneys that may have handled legal matters for the Fosters. She also gave information on the son in Vermont. A letter was composed and sent to the attorneys’ office for the Fosters. If nothing is received from them a letter will be sent to the son in Vermont.
****** – Mary had sent out a pay or lien letter on Dec. 27. A check for the balance due was received shortly thereafter. In checking on bank deposits re another matter Mary discovered the NAME REDACT had already paid their dues but the Quick Book file had not been updated. Mary wrote a letter to NAME REDACT on Jan 12 explaining the error and letting them know their options which included applying the over payment to the 2016-17 dues.
****** – A pay or lien letter was sent out because of the same situation as above. ****** called and was told of the error and that her account was paid in full.
****** – in updating the address file Mary found that ****** had sold his property to a ****** earlier in 2015. The pay or lien letter had been sent to ****** and in the meantime a note had come from ****** about the sale (quit claim deed). No payments had been received from either party. Another letter was sent to ****** about the payment due and which party was responsible for what part of the dues depending on the date of sale.
****** son – ****** called after getting the pay or quit letter. She said she wanted to make payments. She was told to send a letter along with a down payment on the balance due and BE would work out a payment agreement with her.
****** – ****** called upon getting his pay or quit letter. He said he would pay the amount due but would like to do it in two payments and if he could get a ‘break’ on the amount due. After calling two other board members it was agreed to waive the lien release fee. A money order for $657.23(half the amount due) was received on 1/5/16.
Old Business:
The County tax foreclosure sale date for the HUD property (formerly Bottom) has been moved to Friday, January 22, 2016.
****** – Mary has not been able to find anything more on the Mason or Kitsap county websites re a new address for ****** . Due to the holidays she has not had time to get to the Kitsap courthouse to check the clerk of courts data base. The addresses found doing a Google search are all outdated
****** – PNC parcel - two checks for a total of $285.69 have been received from PNC mortgage which took over the parcel upon foreclosure. She is currently working with NAME REDACT of Rowe Town and Country realty in Port Orchard in order to get the balance due. Rowe realty is handling selling the parcel for PNC mortgage.
Computer update – Mary was able to purchase the Quick Book program for $199 plus tax from Staples. She also had member Pam Owens install the Microsoft Office program Pam donated to the association. Michelle Edell, former bookkeeper, downloaded the current accounts information onto the BVE computer.
Bookkeeper update – Michelle brought all the records, filing cabinet, printer and old computer to Mary’s on Jan. 1. She gave Mary a short tutorial on how Quick Books works so she can update member accounts, etc. Several of the member files were not up to date resulting in the above problem with paid members getting overdue notices. Mary has been working to bring those up to date before taking the data to Belfair Bookkeeping who will become the new official bookkeeper for the association.
New Business:
Culvert repair – In early December during the period of heavy rain BVERMA received a call from Joe Fernando who owns property on Hurd just past the fire station. He said water was ponding up from the roadside onto his property and nearing the drain field for his septic system. (No one lives permanently on the property but there is a travel trailer there that is used occasionally.) He said he had checked and it looked like debris was clogging the culvert under Hurd that goes to the wetland area across from the fire station (HUD property). Mary contacted Dan Kewish to get repairs done as soon as possible. Dan checked and found the culvert exit on the west side of the road was dented down restricting flow and that the culvert was partly filled with gravel from runoff. On January 9 or 10 Dan fixed the end of the culvert and graded some of the area around the culvert to allow for runoff to move away from the culvert to increase drainage through the culvert. The bill for the half hour work was $75.00
Logging – We received calls from a couple members about logging going on at the Cross and Fink properties. Contact was made with the logger at the Cross property by Dan K. The logs will be taken out via the Shoofly DNR road and not via our roads. Contact was attempted with Mr. Fink but he did not return calls. His property is adjacent to the BVERMA parcel on Southridge. The logs are being taken out via the lane by our storage shed and then on Southridge to Canyon Rd. Mary and others are keeping an eye on the roads for any damage during the duration of the log removal.
Projects for 2016-17
After discussion it was decided to spend some time grading and graveling the smaller back roads such as Blue Jay Lane and others that have not had much done on them in several years.
Southridge Rd has an area near the Leighton property that has erosion going occurring on the canal side of the road. Work will be done to move the road farther west away from the weak area. This will necessitate removing part of a low hillside and possible having some phone wires or junction box moved. This will also straighten out part of the curves in that area. Paving the moved are will have to wait until another time.
Brushing – brushing and opening sightlines need to be done on Hurd Rd in the DNR area. This also needs to be done on Klahowya. Snow in in early January pushed down scotch broom into the roadways in both areas.
More new business:
Mary had received a call from Mr. Curtis on Southridge about the new owners in the old Smith parcel and the condition of the house and the safety of same. He was advised that we do not have any control over the property or condition of the structures on it. He was advised to contact either the fire department, building inspector, or the health department. He also said he had seen someone around the drive to the Stratton property recently. He said he thought Stratton was in rehab after surgery and was worried the person (former friend of Stratton and whom may have a restraining order against him) was trying to get to and burglarize the property. Again Mr. Curtis was advised to call the sheriff’s department.
****** – in checking for new addresses Mary found ****** is now the listed addressee for both her parcel and the ****** parcels. Formerly the addressee was ****** who had power of attorney for any BVERMA matters for the ****** , etc. It was decided to send a letter to her about the overdue accounts for both her parcel and the three ****** parcels.
****** – ****** has not made the payment for January It was decided to wait another month to see if any more checks are received.
With no more new business the meeting was adjourned at 7:50pm
Respectfully submitted
Mary Hrudkaj, Secretary