February Manager's Notes

The project to replace the Phase III steps is complete. The steps were rebuilt using an earth-colored stamped concrete, ahead of time and on budget.

During the snow/ice season, snow should be shoveled off the steps. They should be treated with sand to prevent slipping. Ice melt products should not be used since they contribute to deterioration.

We have installed "No Ice Melt" signs at each Phase III unit and we have provided buckets of sand at each front door. Twice monthly we refresh the sand in the buckets. We also work cooperatively with rental managers to ensure compliance with these safety procedures.

Recently the garbage collection service provider for Sunriver changed ownership. Concurrent with this change, Wildflower II experienced a 10% increase in monthly charges for garbage collection. This increase was unanticipated when the 2008-2009 anuual budget was prepared, so your Board instructed me to investigate cost-savings measures for this service.

I talked to the garbage company and confirmed that Wildflower II pays for weekly pickup of two (2) cans per garbage-enclosure structure not four. If the extra can gets filled you only pay when that happens. During the high-usage season in summer, the Association pays for twice-weekly pickup from two cans. There may not be much savings that can be realized, given this existing configuration.

The garbage enclosures now each hold four 25 gal. metal trash cans, two in front and two behind. The rear cans are difficult to access and are used infrequently. The collection service would prefer that we use larger cans, with wheels, or dumpsters, since these allow mechanized pickup. Their rate schedule reflects their preferences.

The Association's capital reserve study has a line item for garbage-enclosure long-term maintenance, but this item was deferred in order to address higher-priority, safety-related issues. However, the existing enclosures are increasingly in need of maintenance attention, so under direction from the Board, I have begun to investigate ways that the Association can modify or rebuild the garbage enclosures. This would allow us to incorporate trash cans that can be emptied mechanically, so as to save on future collection costs.

I expect to be able to present the owners with several alternative solutions and their costs by the next annual meeting.

We also are addressing the thorny problem of Phase II roof-top deck maintenance. Wildflower I Association has prepared a design that would eliminate the sunken roof-top deck, creating a permanently-enclosed private space for each owner instead. This conceptual design has been approved for installation by SROA Design Committee.

Unlike Wildflower I, Wildflower II installed upgrades to waterproof the roof-top deck and flat portion of the roof, within the last few years. Thus, there may be other options available to Wildflower II owners besides that chosen by Wildflower I.

Under Board direction I am to arrange for an engineering review of the Phase II roof-top deck system. As a result of this review I expect to be able to present several options for Phase II roof maintenance to owners.

One option would be to use the Wildflower I design.

Another option might be to devise a temporary snow-shedding cover to the sunken portion of the roof. This might be installed for snow season and removed during the warmer seasons.

A third option would be to devise a comprehansive maintenance program for the existing roof-top deck configuration. We would then include adequate funds to cover this maintenance in our capital reserve plan.

These options, and their approximate costs, should be available for owner review at the next annual meeting.