Oakbrook
Townhouses, Inc.
c/o Willow Properties 253
581-5199
9527 Bridgeport Way SW chris@willowproperties.com
Lakewood, WA 98499-2801
Minutes of Board of
Directors Meeting
October 13, 2025
Oakbrook Townhouses,
Inc.
The regular meeting of the Board of Directors of Oakbrook
Townhouses (OT) was held October 13, 2025 at the Lakewood Public Library, 10202 Gravelly
Lake Drive S.W., Tacoma, WA 98499.
A quorum being present Board President Al Glamba called the meeting to order at 3:59 PM.
Board members present were Al Glamba, David Hamann, Ken Karch, and Jonathon Welsh.
Approval of Board Meeting Minutes of September 8, 2025
Glamba requested approval of the draft Board meeting minutes of September 8, 2025 DRAFT 3. Following discussion, Welsh moved and Karch seconded approval of DRAFT 3 of the September 8, 2025 Board meeting minutes. The motion passed.
Treasurer’s Report
Treasurer Karch described the September 30, 2025 Treasurer’s report previously sent out.
Glamba read the figures for September 30, 2025 into the record.
August 31, 2025 September 30, 2025
Operating Account 1824 $
37,669.09 $ 31,479.02
Reserve Account 1449 $
140,576.90 $ 142.578.09
Sound Credit Union Share Cert 4221 $ 101,939.68 $ 101,939.68
Capital Improvement Account 6172 $ 31,725.07 $ 33,725.33
Insurance Premium Holding $
32,000.00 $ 36,000.00
Following discussion, including liens and foreclosures, Welsh moved and Hamann seconded to approve the September 30, 2025 Treasurer’s Report. The motion passed.
2026 & 2027 Budget Discussion
Karch passed out copies of DRAFT 1 of the proposed 2026 and 2027 Budget, described discussions he had had with Willow Properties and Glamba during the past week, and highlighted the draft figures. Following discussion, which included the Heritage Restoration lawsuit, insurance costs, set asides for reserve accounts, a new Reserve Study in 2026, inflation increases, estimates of capital improvement projects, and the need for adjustment of the dues, Hamann moved and Welsh seconded approval of the first reading of the draft budget for 2026 and 2027. The motion passed.
Karch indicated that, as a result of the discussions, a second draft will be prepared for the November Board meeting, prior to final approval at the December Board meeting, in time for distribution to the membership prior to the January Annual Members’ meeting.
Following discussion, Hamann moved and Welsh seconded to approve the first reading of the proposed 2026 and 2027 budget, subject to corrections made. The motion passed.
Heritage Restoration Lawsuit
Glamba stated this topic will be deferred to the Executive Session later in the meeting.
Update on 2021 Audit Report
Glamba reported no further information has been received from Willow Properties on this matter. He reported that our auditor has filed Federal tax returns for 2022, 2023, and 2024, but he hasn’t heard anything further about our 2021 tax return.
Status of Bids for Replacement of Driveway at 7417 Zircon
Glamba said we were expecting, but have not yet received a second bid for this driveway. Welsh reported he had just received an email from Willow Properties that a second bid was expected this week. The Board asked that the bidders be requested to look at the condition of the driveway at 7813 Zircon.
Development of a Policy for Parking of Motor Vehicles on Driveways
The Board decided to defer this issue.
Pruning of Purple Plum Trees
Glamba reported on discussions relating to trimming and/or pruning of the 27 identified purple plum trees within the community. The Board decided to consider pruning of the purple plum trees. The Board has received two proposals which differ in scope. Following discussion, Hamann moved and Welsh seconded to close the proposal process. The motion passed. Additional discussion included the distinction between trimming and pruning, and concerns raised by Karch about the possible perception by members of excessive pruning. Following further discussion, Welsh moved and Hamann seconded, to approve the proposal by I’M IN! Tree Services for pruning the purple plum trees, in the amount of $6,606.00, including sales tax. The motion passed, with Karch abstaining.
Replacement of Garage Roof at 7811 Zircon
Glamba reported we are awaiting a status report on completing this work, already approved by the Board.
Repair of Driveway at 7813 Zircon
Glamba reported we are awaiting a proposal from two or more contractors.
Repair of Broken Sprinkler Head at 7811 Zircon
Glamba reported this project has been completed.
Renewal of Fire, Property, and General Liability Insurance Policy
Glamba reported on conversations we had had with our broker, Mike Englund, who provided information on the renewal of our Fire, Property, and General Liability insurance. He asked for Board approval of the proposal, for $80,939.35. Following discussion, Welsh moved and Hamann seconded, to approve the proposal, taking effect October 23, 2025, in the amount of $80,939.35. The motion passed
Replacement of Garage Roof at 7427 Zircon
Glamba reported we had a proposal by Roof Doctor for replacement of the garage roof at 7427 Zircon Drive SW, in the amount of $6,535.97, including tax and a fall discount, and asked for Board approval. Following discussion, Welsh moved and Hamann seconded, to approve the proposal by Roof Doctor, for replacement of the garage roof at 7427 Zircon Drive SW, in the amount of $6,535.97. The motion passed.
Reserve Study Update for 2026
Glamba reported 2026 is the year for preparing another Reserve Study. Glamba and Karch reported on the results of the 2023 Reserve Study, as reported in the 2023 Annual Members Meeting minutes. Glamba reported we have a proposal from our previous contractor, Association Reserves, which has provided three methods for payment. Following discussion the Board decided to defer action for further study.
Winterization Policy Notice
Karch indicated that weather modelers are predicting a cooler than normal winter this year due to a confluence of the La Nina and Arctic Polar Vortex and recommended that the Board consider distribution of the weatherization guidance we have intermittently sent to the membership in past years and submitted two alternatives. Following discussion, Welsh moved and Hamann seconded, to approve sending the guidance for winterization to the membership, subject to modest corrections. The motion passed.
Willow Properties Drop Box Disclaimer
Glamba reported that Willow Properties has issued a disclaimer urging members not to use the Willow Properties drop box due to security concerns. He recommended members use alternate means for communicating with Willow Properties, submitting or requesting materials, and paying dues.
Request of Member to Trim Area Between Buildings 11 and 12
Glamba reported that a member has asked that the Association trim the area between Buildings 11 and 12. Following discussion, the Board asked that the member provide more detailed information about what was being requested.
Repair of Broken Sprinkler Head at 7627 Zircon
Glamba reported he needed Board ratification of his authorization to repair a broken sprinkler head at 7627 Zircon. Following discussion, Welsh moved and Hamann seconded ratification of the President’s authorization to repair the broken sprinkler head at 7627 Zircon in the amount of $173.96. The motion passed.
Testing and Certification of Backflow Prevention Devices
Glamba indicated we are awaiting notification by the Lakewood Water District for the annual backflow prevention valve testing and certification requirement. Following discussion, the Board deferred any action pending notification of same by the Lakewood Water District.
Bee Problem at 7609 Zircon
Glamba reported a member has notified Willow Properties of an aggressive bee problem at 7609 Zircon. Following discussion, Hamann moved and Welsh seconded to request All Seasons Pest Control to correct the bee problem at 7609 Zircon. The motion passed.
Executive Session on Heritage Restoration Litigation
It was moved, seconded, and approved to adjourn to Executive Session on the Heritage Restoration litigation. Following Board discussion, during which no Board actions were taken, it was moved, seconded, and approved to return to general session.
Authorization for Glamba and Karch to Mediate Heritage Restoration/Liberty Mutual Issue
Glamba requested Board authorization for Glamba and Karch to mediate the Heritage Restoration/Liberty Mutual Issue. Following discussion, Hamann moved and Welsh seconded to authorize Glamba and Karch to mediate the Heritage Restoration/Liberty Mutual issue. The motion passed, with Glamba and Karch abstaining.
Invoice from McFerran Law
Glamba requested Board approval for the invoice from McFerran Law for legal services thru September 25, 2025 in the amount of $466.00. Welsh moved and Karch seconded approval to pay the invoice from McFerran Law for legal services thru September 25, 2025 in the amount of $466.00. The motion passed.
Invoice from MillerNash
Glamba requested Board approval to pay the invoice from MillerNash for legal services in the amount of $204.00 thru August 31, 2025. Welsh moved and Karch seconded approval to pay the invoice from Miller Nash for legal services in the amount of $204.00. The motion passed.
Notebook
Karch presented a Table of Contents request form for Board members to request copies of a variety of materials.
Karch reported that his review of several email providers indicated that not all have the capability to provide return receipts for emails sent to others.
Chris Morris Work Phone Number
Karch reported that Willow Properties’ Chris Morris has ceased using her personal phone number for Willow Properties business and now has an office phone number – 253 686-6114.
Next Board Meetings
The next Board meetings will be held at the Lakewood Public Library on Monday, November 10, 2025, and Monday, December 8, 2025 both at 4:00 PM.
Adjournment
It was moved and seconded to adjourn the meeting. The motion passed. The meeting was adjourned at 6:43 PM.
Respectfully submitted,
Al
Glamba, President
