Stonewater Gazette
Volume 3, Issue 1
S pring is arriving and many homeowners
may be wondering if repairs on our homes
will begin soon and what will be involved.
The Stonewater HOA Board of Directors has been
moving forward in the process of determining the
repairs of our construction defects and their costs.
Homeowners may have several questions about this
process; what is happening now, what is next, and
when we will know about costs and construction.
We hope you will find answers in this newsletter and
at our upcoming monthly open Stonewater HOA Board
Meetings. Homeowners are always encouraged to
attend to stay informed about out community. An
Open Forum is held before each meeting for any
homeowner questions and comments.
Upcoming Open Board Meetings:
April 27th, 2011 at 6:30pm in the Quatama
Elementary School Library. Forensic Building
Consultants will attend to provide a look at our
repairs, the process, and preliminary costs.
May 25th, 2011 at 6:30pm in the Quatama Elementary
School Library. Charter Construction will attend.
1
Spring 2011
What Is Happening Now?
The Board has been meeting with our building experts,
Forensic Building Consultants, to review the specific
defects of our buildings, their severities and costs.
Charter Construction is helping in this process to
provide conceptual, or estimated, pricing.
What Is Next?
The Board, with the help of the building experts, will
determine a scope, or the extent, of work needed to
correct the defects. Drawings and documents will be
created for the scope of work. Those construction
documents will then be bid on to determine the actual
costs.
The Board, Finance Committee, and CAP will also
begin researching and meeting with banks to discuss
financing options.
When Will We Know Costs?
The Board will be reviewing conceptual, or estimated,
pricing in early April. It will likely take a couple weeks to
determine the extent of the repairs and their estimated
costs. The Board will discuss these repairs and costs
at the monthly HOA Board Meetings.
When Will Construction Begin?
Construction could begin as early as June. Homeowners
will be notified in advance of all construction activity.
General schedules and notices will be posted in our
community board and on the Yahoo! Group and Blog.
Contact Information
For all immediate concerns or problems please
contact the management company by phone or
e-mail. The Board welcomes your input; if you have
questions or concerns for the Board to consider, the
manager will forward them. An Open Forum is held
at every Board meeting so that owners can voice
opinions, concerns, or questions.
Management Company:
Community Association Partners (CAP)
P.O. Box 2429
Beaverton, OR 97075
Manager: Andrea Klopfenstein
Phone: (503) 546 - 3400
Fax: (503) 546 - 3401
Email: info@capartners.net
Stonewater HOA Board of Directors:
Sharon Libby, President
Cindy Bodes, Treasurer
Scott Pierce, Secretary
Marge Ille, Director at Large
Lynn Price, Director at Large
Condominiums at Stonewater
Board of Directors:
Alice Valentino, President
Cindy Bodes, Treasurer
Alwin Turiel, Secretary
Norm Sandberg, Director at Large
Anker Rasmussen, Director at Large
2
Roles & Responsibilities
Everyone has their own role to play in a community
association: the Board of Directors, the management
company, and the owners. So what roles do each play?
Board of Directors
The Board of Directors is elected by all owners to make
the business decisions on behalf of the entire community.
These decisions can range from waiving an owner late
fee to contracting for a multi-million dollar repair of the
community. Each Board member has a fiduciary duty to
the association as a whole. Simply put this means that
each member of the Board owes a sense of loyalty to the
association and that any decision made by the Board on
behalf of the association should be made in good faith and
should never benefit the Board (or any of its members) at
the expense of the association.
Management Company
The management company of the association, if it has
one, is contracted to take care of the day to day affairs of
the association. This role is one of fulfilling the decisions
of the Board of Directors, but not (or rarely) of making
those decisions itself. The manager provides advice and
guidance to the Board in its decision-making process, acts
as a liaison with the vendors who serve the community,
and provides a communications vehicle through which the
Board and the owners share information.
Owners
Owners have a very important role. Not only are they
responsible for electing members to the Board, owners also
are the eyes and ears of the community. That means that if
something looks amiss, owners should report it (preferably
to the management company). So if an owner sees moss
growing on their roof and moss being removed elsewhere
in the community (but not off their roof), that owner
should contact the association to say their roof has been
missed. Likewise, if there are violations of the governing
documents (someone storing a boat in the driveway, for
example) that also should be reported. Finally, owners also
are responsible for ensuring their monthly dues and other
assessments are paid on time so that the association has
sufficient funds to cover its obligated expenses (such as
landscaping, insurance, and other budgeted items).
From The Board
Recent Policies:
Compliance Reporting & Notices -
Compliance issues such as garbage cans, banned
window air conditioners, and pet dropping cleanup will
now follow a complaint driven process. Complaints
will need to be submitted to the management company
by email (info@capartners.net) with “stonewater/
compliance” in the subject line. Details of the revised
policy are available from CAP and are posted on the
Stonewater Yahoo! Group and Blog.
Bird Nests -
The removal and clean up of bird nests at home entries
is the responsibility of each individual homeowner.
The HOA will continue having the management
company remove nests that are in vents or other
areas not easily accessible. If a nest is reported and
not removed within 7 days the management company
will remove it at the homeowners’ cost. Delays will
be permitted for active nests. Please contact CAP or
visit the Yahoo! Group and Blog for more details.
Recent Discussions:
Street Parking & Garages -
The upcoming construction will require the use of on-
street parking areas and possibly some of the larger
lawn spaces for construction staging. On-street
parking will be limited during construction, which is
likely to begin as early as this June and continue
through most of 2012.
The Board would like to remind all homeowners that
Article I, 4.3 (c) of our CC&Rs regarding Garages
states: “Garages are to be maintained primarily
for the storage of automobiles or similar vehicles.”
Homeowners should consider the limited on-street
parking and prepare their garages for vehicle parking.
Community Garage Sale -
A Stonewater Community Garage Sale will be
organized for early May if there is enough interest.
Please contact CAP if you are interested in
participating.
3
Construction Terms Explained
Remediation is the correction of something bad or
defective. For Stonewater, these are the construction
defects that were found and litigated over.
Building Envelope are the materials on the exterior
of a building that work as a system to keep water and
weather directed out.
Flashing are the materials used to waterproof an
opening or break in the siding or building envelope.
Building Experts / Consultants, provide drawings
and documents for construction. For Stonewater,
Forensic Building Consultants have been retained to
provide these drawings and documents for repair of
the building defects. They will also provide services
during construction, such as site visits to record
the repairs and make sure everything is being built
correctly.
Scope of Work describes the extent of repairs
determined to be included in the construction work.
Conceptual Bidding is when a contractor uses
historical or past numbers from similar projects to
estimate the construction costs of another project.
Negotiated vs. Competitive Bidding
A negotiated bid process is when a contractor
assists the building expert and HOA Board in pre-
construction by providing costs for the work being
considered. At the end of construction documents,
that contractor can then bid the determined work to
subcontractors and compile a hard bid number. The
bids and subcontractor information they collect and
compile are open to the HOA Board to review.
Competitive or closed bidding is when a set of the
construction documents are given to several general
contractors to bid on. The bids received back are
strictly based on the drawings and documents
provided, and details of the bid process and sub-
contractors will not be open or shared information.
Remediation FAQ
The Board has been fielding many questions regarding
our upcoming remediation construction at meetings.
Here are a few recent FAQ’s answered:
What needs to be repaired? Major items the
Board has discussed for repair are: Many windows
need complete re-flashing, and all windows need
some flashing work at their heads or sills. Concrete
decks need to be reconstructed so they can drain
properly instead of leaking inside the garages below.
Roof flashing needs to be corrected in many places
throughout our community.
4
Why are we repairing? The HOA has a responsibility
to “Provide maintenance repair or replacement of
the Common Home Exteriors …” per the Bylaws of
Stonewater Homeowners Association. The Board is
working with our building experts to determine what
must be done on our buildings to maintain them and
prevent further damage.
What about repairs done previously, either by
the builder or during litigation? All repairs done
were temporary in nature and will be revisited in
determination of the work scope and construction.
Can some of the work be deferred and/or included
in our reserve study? Yes. The Board is consulting
with Forensic Building Consultants to determine the
extent of repairs and will consider if some items can
be included in our maintenance plan. FBC will also be
providing the HOA with a reserve study which will take
into account the repairs done as part of remediation
construction and those that can be done with future
maintenance work.
Why is there a possibility of a special assessment?
If the cost of the work needed to repair our buildings
is greater than the amount collected during litigation,
there will be a special assessment assigned to all
homeowners. The Board has every intention to work to
minimize costs for homeowners; we are homeowners
too! The Board does, also, have the responsibility of
upholding the governing documents which require
these types of repair and maintenance.
If there is a special assessment, how much time
will homeowners have to pay?
The Board is researching financing options and will
present options and timelines for repayment as they
are known. The goal is to have several payment
options including an HOA loan that homeowners could
pay monthly and an option for complete payment up-
front (to avoid interest and loan fees). Open Board
Meetings, take place on the last Wednesday of each
month in the Quatama Elementary School Library at
6:30pm. Check the Yahoo! Group or http://stonewater.
blogspot.com for a schedule of meetings.
Committee News
Volunteers:
Please contact CAP if you would like to join a
committee or have an idea for the committees that
you would like to take part in.
Architectural Review (ARC):
With spring and summer approaching the ARC would
like to provide some seasonal reminders:
Foam block vent covers are not recommended for
our community and the ARC urges homeowners to
remove them. They can cause eventual damage to the
ventilation fans under our homes and trap moisture.
There are (2) pre-approved screen doors for
Stonewater. Contact CAP for specific information if
you’d like to install a screen door.
Window air conditioners that extend beyond the
window screen are not allowed. Room a/c’s that are
vented to a window are permitted. Larger units that
sit outside our homes, do require the ARC approval.
Contact CAP for an ARC application.
Communications Committee:
There has been a lot of traffic on our blog lately, and we
are glad homeowners are finding the online resources
for community information. If you have not seen the
Stonewater blog yet, please visit:
Landscape Committee:
In December, some courtyard trees were removed
due to their size and danger to the nearby buildings.
The remaining courtyard pear trees have now all
been pruned and the committee has drafted up plans
to replant in the four courtyards where trees were
taken down. Those plans have been approved by
the Architectural Review Committee and we will be
working with CAP and Showplace to complete the
work in all four courtyards this spring.
At the last board meeting, the board approved to have
a tree inventory and maintenance plan completed to
give us the information we need to make sure that
all trees in the development are properly maintained
and that their maintenance is included in our annual
budget. The plan will include an inventory of all the
trees that are not maintained by the landscaper,
including the retained large firs in the green space but
excluding the smaller scrub trees in the green space.
The inventory would entail a maintenance schedule for
each tree and any other recommendations necessary
to maintain the trees. The board requested that the
plan for street trees be developed separately.

http://stonewateroregon.blogspot.com
Please visit and check back often for added info.

The Yahoo! Group is linked to the blog and still hosts

our meeting minutes and more sensitive documents, it
is also a community message board for neighbors to
communicate with each other.
To join the Yahoo! Group go to:
http://groups.yahoo.com/group/stonewater_neighbors/
click “Join this Group” and follow the directions. You
will need to set up a Yahoo account if you don’t have
one already. Remember to include your full name, lot
number, and address when joining.

5
A Few Reminders:
The annual Condominiums at Stonewater Owners
Association statements were mailed to each condo
owner in late December 2010. The Annual Dues
support the 2011 Condo Budget and are $221 this
year. They are collected separately from the monthly
Stonewater HOA dues and were due no later than
January 31, 2011. If you have not paid, late charge
fees are beginning to add up! Please contact our
management company if you have questions about
making arrangements to pay them soon.
As a courtesy to all Stonewater residents please be
aware of the following:
Please clean up after your pet! Also be courteous
to other pet and non-pet owners and their concerns.
Pets must be on-leash when outside your home/lot.
Garbage cans and recycle bins are to be stored
out of sight (inside the garage), except for the night
before and day of pickup. Compliance notices will be
given if cans and/or bins are left out.
Parking in the alleys is not allowed at anytime. Brief
loading/unloading and car washing is acceptable.
Alleys must remain clear for emergency and service
vehicles.
Recreational vehicles, trailers, boats, etc. are not
allowed to be parked in sight or on streets adjacent
to the community.
Window Air-Conditioners that extend beyond the
window screen are not permitted.
For more information regarding the rules above,
please refer to Stonewater HOA Bylaws or call the
management company.

Update Your Contact Information:

Please keep your contact information current with the management company, CAP. Upcoming construction will
require contractors performing work on your home to give you advance notice. The information on record with
CAP will be how you are contacted. Keeping your information current will help ensure you receive notice.

Return this form to a Board meeting or mail to CAP at:

Community Association Partners / Stonewater HOA
P.O. Box 2429
Beaverton, OR 97075

Homeowner(s) Name: _____________________________________________________________________

Name of Resident or Renter if Different: _________________________________________________

Stonewater Address: ______________________________________________________________________

Mailing Address if Different: __________________________________________________________

Homeowner Phone Number: ________________________________________________________________

Resident Phone Number if Different: ____________________________________________________

Homeowner(s) Email Address: _______________________________________________________________