Front Stoop Repairs

Details

Created: Wednesday, 30 September 2015 14:09

Of our 111 units, 28 have concrete and brick stairway entrances with steel and wood railings.

Many stairs and stoops are in disrepair, and a few need major work. In some, the brick work has detached and fallen away. Others suffer from rotted metal hand rail supports, and most need a fresh coat of stain and/or paint.

This year, the Board asked our Attorneys, Kaman & Cusimano, to review our governing documents and write a legal opinion regarding the responsibility for costs to repair and maintain our steps, stoops, and railings

K&C informed us that the costs are to be paid by the Association as a whole; not by individual owners. The costs for repairs are not covered by assessment money previously collected for street repairs and trees.

The Board has conducted a detailed study of all stoops; generated a database inventory of all affected units; and secured bids to repair two of the worst instances so we can evaluate the quality of the contractor's work and decide how to proceed with the remaining units.

The first sample repair has been completed, and initial results are favorable (photo right)

We'll revisit this project as it proceeds.

Trash Collection

Details

Created: Friday, 21 August 2015 15:25

Effective this week, the Board has signed a two year trash collection contract with Hometown Services. They are a smaller, local company that has worked with us to provide effective, affordable, and reliable trash collection and recycling service.

Trash collection is scheduled for Tuesdays. NOTE:your pickup may be delayed by one day in any week that includes a holiday.

PLEASE NOTE: There is a separate, "special items" rate schedule for larger items.

These items and their rates for 2015:

• Stove/oven: $20.00
• Sink/toilet: $10.00
• Mattress/box spring: $10.00
• Couch/loveseat: $10.00
• Brush/yard waste: $5.00 per bundle
• Carpet: $5.00 per roll-must be bundled: no wider than 3-ft.

Please call Hometown at 330-414-5151 to let them know you'll be adding a large item to your weekly pickup. Special changes for the added service will be added to each unit owner's account (only as they are incurred), and billed by Associated Property Management.

SVCA Addresses Flooding

Details

Created: Monday, 10 August 2015 20:04

For several weeks, the Board has addressed issues related to the huge volume of stormwater runoff caused by this year's torrential rains. While all other drainage upgrades installed by Impact Landscaping throughout the Association have handled the downpours and prevented flooding, one area on Lake Terrace Drive has flooded repeatedly. The cause: a huge stormwater river that originates outside the Association property, overpowering even the new drainage swales installed this year on LTD.

(Download pdf overviews to see two overhead maps of the situation. Map 1. Map 2.) Board President Bob Willoughby has also prepared a powerpoint presentation on this topic with several photos of the water. (Apparently, Bob like to live dangerously to get these whitewater pictures.)

During heavy rains, a two-foot drain pipe located on the south side of Silver Valley Blvd. discharges a large, high velocity stream of water into a gorge above and outside our property. This violent stream eventually drains into the Association, carrying hundreds of pounds of silt, mud, and debris that cover our normal drainage pipe (see photo this page).

When this occurs, the water cannot drain through the normal system installed 30 years ago; it eventually over-tops the concrete wall that holds a drain pipe connected to the lake below, flooding the back yards of four units at 188-200 Lake Terrace Drive. The damage is significant; it poses a combined threat of property damage and personal injury.

The Board has met with city officials and attended council meetings to seek the assistance of both city and county governments. Mayor Larson, Jim Bowery, the City Service Director, and three councilmen (Steve Stahl, Mike Barnes, and Brian Steinwedel) have walked the site and discussed the issue with SVCA Board members. The city has the issue under study, and we have opened an ongoing dialog with them to seek a resolution.

In the meantime, the Board has determined that we must take action to prevent further damage or injury. We have contracted Impact Landscaping to excavate the area immediately above the drain pipe, and line the water channel with large boulders.

In addition, an overflow drainage swail, far larger than anything we have installed to date, will be added in the back yards behind the affected units. This "safety valve" will provide an alternate, parallel path for water, should the retaining wall be over-topped again.

The cleaning of the pipe opening, the addition of large boulders (see photo this page), and the emergency overflow swail are essential if we are to safeguard these units until a larger, local solution can be implemented to reduce the amount of runoff reaching our property.

We'll post new photos and news updates as needed to keep you informed.

Capital Assets Program - 2015 Progress Report

Details

Created: Tuesday, 11 August 2015 14:38

An assessment was levied on Silver Valley residents in 2014 and 2015 to restore capital assets throughout the community. A color brochure was prepared explaining the two-year plan that explained the primary needs of the community and outlined repair goals. (Download the original color pdf to review the proposal.)

The Board wishes to report that the plan goals have been met and, in some cases, exceeded.

The following items have been addressed:

• Removal of 100+ concrete-damaging trees. Most of the trees removed had root systems that had raised or cracked various street and driveway slabs throughout the community.
• Replanting of select trees. New trees and decorative grasses have been planted following concrete repairs.
• Addition of drainage swales in eight areas to alleviate periodic flooding and dampness in common areas surrounding units. This was a major initiative that included both excavation and landscape revisions to improve drainage and common area appearance.
• Cleaning and planting at all entrances to remove dead items and replace them with attractive and easily maintained flowers, grasses, and shrubs.
• Sanding and staining of the main entrance sign and mail boxes.
• Cleaning and painting of retaining walls: replacement of Olson Spur retaining wall.
• Street and driveway repair/replacement, including several catch basins (SVB, RSC, and OS). The Olson Spur street re-paving restores a large part of the road surface and enhances overall drainage.
• Association-wide inspection of all chimney caps, with 34 caps repaired and replaced in 2015 alone. All roofing and chimney cap data are now entered into a new database for future reference.
• Replacement of electrical service panel on SVB.
• Replacement of several sidewalk sections to eliminate tripping hazards. (Bids are being taken for slab-jacking of remaining uneven sections.)
• New landscaper (Impact Landscaping) engaged with a three year contract that includes cleaning and landscaping of all association islands with improved trimming and yard maintenance.
• Complete inventory of all stoops and stairs, with contracts to be issued incrementally for repairs of mortar and railings, as needed.
• All painting of exterior stucco completed.

We have prepared a follow up brochure with photos from around the association that highlight  progress in 2015.

The Board wishes to thank all unit owners for their patient cooperation during construction.

Trees Planted

Details

Created: Wednesday, 22 July 2015 14:37

As promised, trees have been replanted in select locations, especially in areas where older trees were removed to repair concrete drives and streets. Crews from Impact Landscaping are also cleaning and upgrading several islands throughout the community.

These improvements are paid for by your Capitall Assets assesssment and monthly fees.

For the most part, the new trees (approximately 25) were selected and planted to improve the look of our streets, while preventing further concrete damage.

Do NOT plant ANY trees without first consulting the Board.

Improper tree selection and inappropriate placement may result in further concrete damage, and generate added costs for all residents. Trees planted without permission may be removed at owner expense.

Sidewalk Repairs

Details

Created: Wednesday, 22 July 2015 14:21

Several sidewalks have been repaired to eliminate tripping hazards.

In some instances, this has meant removing heaved or sunken panels and repouring those segments with fresh concrete.

The Management Company is soliciting bids to have several more of the less severely damaged sidewalks slab-jacked to level them. We hope to have all sidewalk tripping hazards eliminated by the end of summer.