u/threehappygnomes

I'm going to start with a TL;DR on the presumption that this may be much too weedy for most folks. And then I will add my reasoning in replies.

1. The process of the major revision of our bylaws was rushed through in less than 4 months and while the four volunteer committee members spent quite a bit of time working on it, it was clear that the knowledge base for making such complex changes was not there. And some changes were made that were not required by law, with a few still remaining in the final proposals.
2. I am not confident that our attorney is actually providing the most accurate advice nor that he is interested in protecting the rights of the members as much as possible under the law.
3. We are subject to WA state statutes and any court rulings that proceed from them, regardless of whether we change our bylaws to align with them. There is no rush to make these bylaw changes, especially since many changes do not even apply to us until January 1, 2028. We can still abide by WUCIOA while working on changing the bylaws - we've already been doing that all throughout 2026. Doing the revision process right and in a way that protects owners and our future SVCA rights is more important than doing it fast.

Once the bylaws revision draft was provided to the members for review, I spent many hours making actual line by line comparisons of the original bylaws and the revised bylaws, and then researched what was truly required by WUCIOA (Washington Uniform Common Interest Ownership Act, RCW 64.90) and what was being changed by choice. It was a nightmare due to the absolutely horrendous redlining and many errors included by the Document Review Committee (DRC). I also listened to the DRC meetings in order to hear the discussion about how and why changes were made. On top of that, I spent quite a bit of time reviewing all the sections of WUCIOA and related statutes to see how the new laws compared to what we currently have in our bylaws.

A little info - Some parts of WUCIOA became applicable to SVCA governance in July 2018. (RCWs 64.90.525 and 64.90.545) 64.90.525 caused the loss of our right to vote to approve or reject a proposed dues level separately from the impossibly high bar to reject a budget, removing one of the few levers that members can pull to rein in out-of-control board spending.

Other parts became applicable to SVCA governance on January 1, 2026 so we have already been subject to these even though the bylaws have not yet been revised, and the GM has taken steps to ensure that we have been acting in compliance with the law. These sections of WUCIOA laid out requirements for annual and special meetings and board meetings, including proper notice periods, mandatory owner comment periods at board meetings, and limitations on executive (closed) sessions; what powers a board has to act in an emergency, including imposing a special assessment linked directly to that emergency and without a vote of the owners; and a few other miscellaneous topics.

The rest of WUCIOA will be applicable to SVCA governance on January 1, 2028.  There are a slew of changes that we will need to make as a result, but some are procedural or administrative in nature and will require changes to policies, rules and regulations, rather than bylaws.

Okay, replies to follow.

Agenda here

Addendum here (Barn 6 Demolition Capital Request)

Video here

ANNOUNCEMENTS

Seminar regarding reductions in county property tax for seniors and disabled persons will be held in the Barn on Sep 30 at 1pm. Representatives from Whatcom County will be present to answer questions.

PROPERTY OWNER COMMENTS

[You know, I didn't use to write much about property owner comments, but they didn't used to be so entertaining...]

One owner spoke about enjoying the Senior High Tea event and said there should be more events for that group of residents.

An owner spoke and said that she had been accused of something on social media, but that it was immediately taken down. She also said that it was not true that they were blocking access to the shoreline along the West Marina. She wanted to know if there was an incident report filed against her. She did not explain what she was referring to but the board said there was no such report. She then started talking about nearby AirBnB guests who had caused incidents at some previous times and that her attorney said that SVCA should be sued for not enforcing the rules. She said that they are being harassed on their street but did not say what that meant.

Another owner spoke (same residence as above owner) and also denied that other members were being blocked from accessing that area of shoreline. He said that any homeowner who encroached on Sudden Valley property would face consequences if the group of candidates running together for the Board are elected, and that anyone with creek or lake frontage could be denied access to those resources. [Note from me in comments below.]

An owner spoke about his concern that the property owners along the West Marina property have furniture and lake staircases on Sudden Valley common property. He also stated that board members Van de Polder and Meador should recuse themselves from any decisions on this topic since they own three of the houses in that area.

Another owner (who also lives in that area) said he mows all the way to the shoreline and enjoys the property. He said anyone can walk there. He also stated that he agrees that a fence is needed around the off-leash area in Marina Park [which is on the opposite side of the large Marina parking lot], and that "dogs...run right through the field, go right up and run into my house because they are chasing deer". [???]

Another owner told the incredibly sad story of his small dog being killed by two large dogs that got away from their owner on Lake Louise Trail. The dogs belonged to someone staying in a short-term rental. He asked the board to consider increasing fines for an owner of a dog that causes serious or fatal injuries to another dog on SVCA property, as well as tightening up enforcement of dog control rules.

RESPONSES TO COMMENTS FROM PREVIOUS MEETINGS - Did not take place because President was not in attendance, so responses were not available.

CONSENT AGENDA ITEM - Regarding minutes of 8/27/26 meeting, motion was made to approve the minutes as written, instead of amending to include a "vote" taken in closed session regarding whether to do a survey to mark property lines between Spinnaker Lane lots and SVCA common property along Lake Whatcom. Motion passed with two abstentions. [Note: See my comment below.]

CONTINUING BUSINESS -

Response to previous BOD resolution - Document Review Committee provided three options for consideration in order to stop content from being published in the Views without attribution to a specific author - a new board policy, a change in the contract with the publisher of the Views, or reviving a now-defunct attribution policy that was put in effect in 2009 and then rescinded in 2019. Discussion will be added to next meeting agenda. [Note: the options were not provided in the agenda materials posted online.]

Discussion of Next Steps for Managing Micro-Mobility Vehicles - Motion was made to include an article on this topic in the next Views with the information about formation of a task force, and how interested members can apply to be on it. Motion passed unanimously.

NEW BUSINESS -

Request for Approval – Revisions to Employee Handbook - Revisions to use of pre-employment background checks, new language describing Washington Paid Family and Medical Leave policies and new language describing the use of sick leave are needed to align with current law. A new section limiting the use of Generative AI tools has also been added. It is not required by law but reflects best practices in this area. Because of some inconsistencies that were discovered, the board voted to defer discussion and vote to the next meeting.

Request for the Appointment of Board Representatives to Union Negotiations - Discussion took place regarding the fact that the upcoming negotiations with Teamsters Local 231 will continue well past the November AGM, when several board members will have their term ending and that two are up for re-election which they may not win. The possibility was discussed of allowing such a board member to continue working on the negotiation as an ex officio board member with the permission of the board that is constituted after the AGM. Motion was made to appoint Directors Henning and Chaffee to represent the board. Passed unanimously.

Request for Approval – Proposed 2027 Golf Fees - Golf fees will increase by 3% overall, across all categories. Member discounts of 20% for Monday through Thursday play and 10% for weekend play remain in effect for 2027. Motion made to accept fees as presented. Passed unanimously.

Capital Request – Barn 6 Demolition - Request is for $462,072.19 in funding from Capital Repair and Replacement Reserve Fund, for demolition of Barn 6 and site preparation for the new building.

Geotechnical study determined that the soil beneath the current structure was not suitable for the installation of the new building. To address this, project manager Impact Design prepared a set of construction drawings showing the recommended site work. Additionally, an engineer’s estimate was prepared for the work needed to remove the existing structure and foundation, complete temporary drainage measures, and complete the site work needed to prepare a building pad.

The 2026 CRRRF budget does not include allocated funds for this project, but the proposed 2027 budget includes $504,000 for Barn 6 demolition and site work.

The permit for demolition has not yet been granted by Whatcom County - the application is currently undergoing SEPA review. Demolition cannot begin until that permit is granted. Once the permit is received, Phase 1 of the work (removal of the structure) will take place, with Phase 2 (the remaining site work) to be completed in June of 2027.

Once demolition begins, SVCA has 12 months to submit the permit application for the replacement building. If that deadline is not met, the window will close for building any replacement there.

Motion was made to approve the request. Passed unanimously.

Meeting adjourned.

I think that ballot materials are being sent out this week and that voting may begin next week. I cannot find a clarification of that on the SV website though.

Please do take the time to go to a candidate event, read the ballot materials and cast your vote. Better participation in our AGM means representation and decisions that better reflect what our community actually wants.

On the ballot -

• Five open board member positions, out of nine voting board members.
• Several candidates for the Architectural Control Committee and the Nominations & Elections committee.
• Approval or rejection of the budget and the dues level for 2027. Just a reminder - it takes 50% plus one vote of all the homeowners in Sudden Valley (not just 50%+1 vote of all votes cast) to reject the budget/dues level. If that minimum is not reached, the budget passes automatically. This is WA State law, not an SVCA choice.
• Approval or rejection of two measures that contain a large number of bylaws revisions. Most of these are intended to align our bylaws with WA State laws that took effect on 1/1/26 or will take effect on 1/1/28. (I personally have serious concerns about some of the revisions and will address that in another post. I will be voting No on both measures.)

Electronic voting is available and is administered by an election management company in California. I used e-voting last year and it was very straightforward to register and to vote. Note that ballot materials will still be sent out through regular mail this year even if you register for electronic voting.

If you registered last year for e-voting, your registration is no longer in effect. You will need to register again this year.

Here is the registration page which will opt you in for e-voting and to receive other official communications from SVCA via electronic notices. This is different that signing up for e-blasts, which anyone can receive even if not a homeowner here.

The deadline to register for e-voting is 10am on November 2nd.

Agenda here

Addendum here - GM Reports and various approval requests

Video here

Agenda was amended to include a new memo, which will be Item 7C under New Business.

ANNOUNCEMENTS

Board meetings will now include a sign-up sheet for property owners wishing to comment, so that they do not have to verbally give their home address before speaking.

PROPERTY OWNER COMMENTS

Property owner spoke again regarding the west Marina shoreline (having spoken on this topic at a recent meeting). The owner provided a survey map that was prepared for SVCA in 2022, which includes the survey stake locations on Marina Dr and the property lines between Spinnaker Lane homes and the shoreline property that is commonly owned by all SVCA homeowners. This map clearly delineates the fact that homeowner lots do not reach anywhere near the shoreline and in fact are as much as 33 feet back from the shoreline.

Property owner thanked the board for printing a retraction of the article in the August Views that had the Executive Committee as the authors, and which denigrated the experience level of the five candidates that are campaigning together for election to the board in November. The owner also inquired about progress on the West Marina issue, noting a number of issues that make the current situation unfair to our members. Suggestions were made to re-establish the trail sign, put up some sort of fencing and place benches or picnic table to make the trail more evident and welcoming to members.

Property owner brought up a concern about the recent article on compliance with campaign signs. Owner pointed out that in 2024, the WA State Supreme Court ruled that HOAs could not set a restriction on how far in advance of an election that homeowners can place political signs on their property.

Property owner spoke about the West Marina Trail issue and that some property owners there have basically stolen a significant wealth of shoreline property by establishing personal steps, furniture setups, etc on common property owned by all members.

Property owner provided information that when private steps were installed on the Lake Louise shoreline, they were reported to our compliance officer who spoke to the County, and the steps were removed within two weeks. Meanwhile, SVCA has looked the other way for years regarding the personal steps that have been allowed to remain in the West Marina area.

Property owner #4 then spoke from the observer section regarding whether surveyor stakes were removed from the West Marina area, and that it was mentioned at a previous board meeting that it would cost $27,000 to do a survey of property lines there. Director Waterman then said that doing that survey was voted down by the board. [Note from me: Please see the comment that I will add below.]

RESPONSES TO PROPERTY OWNER COMMENTS FROM AUG 27 BOD MEETING

Dog bite incident at Marina Park - board has a responsibility to report issues that are of concern to the community and therefore went ahead and published an article about it in the Views. [Note from me: grandfather of the child bitten had requested that he be allowed to address the board before they printed the article.]

Disallowing proxies for AGMs and SGMs in the bylaws revision measure at the Nov AGM - board will not change their position since they believe that access to electronic voting means there is no need for proxies. [Note from me: removing the possibility of proxy voting unnecessarily takes away a right of our members, and it is not a requirement of WA State law.]

Right for Fab5 candidates to submit a rebuttal of Executive Committee article in Aug Views - the rebuttal article that was submitted was outside the scope of an actual rebuttal, and was not allowed to be printed as an article. [Note from me: the rebuttal was instead printed as a letter to the editor.]

New Facebook page that appears to be "official" - neither the board nor SVCA have a new Facebook page. Director Henning stated that he does not know who is running that page, but then said "Well, I do, but... it's regardless. Who cares?" [Note from me: the page does not have a mod or admin name attached, and does not allow comments from anyone.]

GM REPORT - please see addendum for additional items

Golf had a strong performance in August, primarily due to an increase in events and outings.

Pool revenue was down significantly compared to last year. This was primarily due to a lower number of swim lesson registrations, which require the a non-resident buy a season pass. Additionally, expenses were higher due to costs for repairs, chemicals and hourly rates from pool management company.

Marina tennis court project, off-leash area project and playground improvements are postponed to 2027 due to slow permitting process.

Barn 6 design will be completed this fall.

FINANCE REPORT - please listen to meeting video for details

Of note, the collection rate for dues is now 96.4% as of June 2026, down from 97.25% through June 2025. The budget plans for a 95% collection rate, as a cushion. [Note from me: I'm not sure I understood this correctly, but it seems that the actual rates are based on whether someone is more than 4 months behind in their dues. Not surprising if collection rate goes down with changes to the economy and higher inflation.]

COMMITTEE REPORTS -

Document Review Committee - Board recently made a request that a bylaws amendment be made regarding content in the Views, but there is not enough time to draft that prior to the Nov AGM so would have to wait until 2027. Committee would like to draft a policy in the interim, for the board's approval.

Nominations and Elections - For the upcoming Nov AGM, there are 9 candidates for board positions, 3 for Architectural Control Committee and 1 for Nominations and Election committee. [Note from me: one board candidate has since withdrawn their name.] Also, flyers were recently posted for some candidates on cluster mailboxes. This is not allowed under Section 15.7 of the ACC manual and the signs were removed.

CONTINUING BUSINESS -

Request for Approval - AC Policy Change - Proposed changes and additions are in the addendum. They are proposed to make it easier for a builder to take over an abandoned project or one that the first builder wants to exit from, as well as clarifying that actual violation enforcement is the responsibility of SVCA staff, not the AC Committee itself. Motion passed unanimously.

NEW BUSINESS -

Request for Approval - Voting Materials - Motions were made on each item separately and all passed unanimously.

Discussion Regarding Micro-mobility Vehicles - Discussion regarding micro-mobility vehicles (e-bikes, e-motorcycles, mopeds, e-scooters and golf carts) in Sudden Valley and how new WA regulations impact that. GM recommended that the board consider instituting new rules for SV in order to regulate their use. Resources on the topic were provided in agenda materials. Board will take materials home to study and then bring back as future agenda topic.

Request for Approval - Additional Funds for 2026 Election - There will be significant additional costs for printing and mailing this year due to the need to print and mail a full copy of proposed bylaws revisions to every owner. The booklet must be in full color in order to see the different color borders that were used to delineate which revisions are attributed to which bylaws Measure. Motion passed unanimously.

Request to Reconsider Approval of Meeting Minutes from 8/27/26 - There was a non-binding consensus vote on an additional topic during Executive Session (Closed Session) at that meeting and it was not recorded in the minutes that were approved at this meeting. A motion was made to bring the minutes back to the table for correction and a re-vote. The correction was made and approved unanimously. [Note from me: the board did not state what the non-binding consensus vote was for. See my comment below.]

Agenda here

Video here

Minutes here

ANNOUNCEMENTS

Fitness Center closed on 9/9 for repairs and upgrades to the gym room. New equipment is delayed and will not arrive until later in September.

PROPERTY MEMBER COMMENTS

Property member again requested that she not be required to provide her address verbally. Board President said they were still working on a sign-in sheet in lieu of giving address aloud.

The property member went on to speak again about issues with the bylaws revisions and the change to disallow proxies, which is not required by WUCIOA. She asked that the board slow down and postpone sending materials to the printer until all questions are resolved. She also mentioned her belief that SVCA's current proxy rules are overly onerous, requiring a notary signature, and that these kinds of issues can cause litigation from members who feel that their voting rights are being unfairly restricted. The removal of the availability of proxies at all may also cause legal challenges for SVCA later.

CONTINUING BUSINESS

None

NEW BUSINESS

Request for Approval - Ballot Measures and Explanations - GM does not have the attorney's review yet so this item must be postponed to next meeting on 9/10.

Request for Approval - Adoption of the 2027 Budget - The only change from what was presented to the board on Aug 5 and to the membership on Aug 15 is an addition of $3500 to the events budget. The overall budget was not increased; $3500 was removed from the budget line for committee support. Budget was unanimously approved.

Meeting adjourned.

Additional discussion points regarding the Operating Budget -

• Director Maixner said that perhaps in the next budget, the board could consider raising the number for events to $10K (as an example) in order to help support small community events, work on pocket parks, etc, in an effort to build member camaraderie.
• Director McLean asked about the zero numbers in the budget for 2026 and 2027 for rentals of the picnic shelters. GM stated that those rentals are in fact dwindling overall but that there has been an increase recently. Regarding the shelters at the Marina and AM/PM beach, GM stated that the upcoming repairs (as listed in the Reserve Study) are very expensive especially considering the low revenue from rentals. She suggested that the design be evaluated to see if it should be changed to make maintenance and repairs less costly in the future.
• Director McLean asked about the increase in Area Z rental income from RV storage. GM stated that this increase was due to reorganization of the area which allowed additional parking spots, as discussed earlier this year. She also stated that the Rec department was being very active to ensure that all rental payments were being made in a timely fashion and that empty spots were filled right away from the waiting list.
• Director McLean asked about the revenue from "Maps and Signs". GM stated that this was the revenue from selling the large neighborhood maps and the For Sale signs that are required by SVCA rules.
• Director McLean asked about the increase in postage costs, which went from ~$1700 in 2025 to over $6100 so far in 2026. GM stated that this is due to the letters that were mailed out for the rental registration program and the community survey.
• Director Henning asked about the increase for medical and dental benefits for employees and wondered whether the budgeted increase would be high enough given the recent predictions of high rate increases from insurance companies. GM stated that union negotiations are coming up this year and pay and benefits will be part of that negotiation, but as of the date of this meeting, there is no further information on what the numbers will actually be for next year. Accountant also stated that those budget line items assume paying every employee every day throughout the year, but the reality is that when employees leave, there is generally a period of time with no payroll costs until a replacement is hired. Additionally, some employees elect not to take healthcare benefits.
• Director McLean asked why the Rec Center showed a large net income in 2022 of $117K and then a small loss of $19K in 2023, followed by losses of $238K, $355K and $106K for 2024, 2025, and 2026 through May. GM pointed out that the Rec Special Assessment was still in effect for 2022 and the beginning of 2023, and that the Rec Center always operates at a loss because its purpose is not as a revenue center, but as a community center.
• Director McLean asked where the revenue is listed for Barn 8, such as the lease payments from CTK Church and space rentals for classes. GM stated that these are listed on the Facilities page.

Agenda here

Addendum here (Draft minutes for 8/13/26, Proposed Agenda and Measures for AGM, Architectural Control Policy Change)

Video here (Bylaws revision discussion begins around 00:43:50)

This post only refers to the agenda item 6(c) - Final Proposed Revisions to SVCA Bylaws. These are proposed changes to the original revisions document that was voted on by the board at a previous meeting and provided to the membership. See prior post for the rest of the meeting summary.

• Art I Sec 2 (new section) - Language stating that SVCA shall be governed by RCW 64.90 (WUCIOA). A board member raised the concern that this would mean SVCA is then choosing early opt-in to all parts of WUCIOA, which we definitely do not want to do. Attorney said it's not opt-in unless the Covenants are amended, not the Bylaws. Board voted to retain this section.
• Art II, Sec 7(g) (revision to current language) - An owner noted that RCW 64.90.455(7) states that "in any vote of the Owners, votes allocated to a unit owned by the Association must be cast in the same proportion as the votes cast on the matter by Owners. [Unit = lot]. Because we do not yet know if SVCA lots that are in permanent nontaxable green space would be included in this statute, board voted to remove this language and revert to original language.
• Art II Sec 7(b) (new language) - Language was added to prohibit the use of proxies for owner votes. The Bylaws were silent on this topic in the past, which essentially meant proxies were allowed. An owner noted that prohibiting proxies was not a requirement of 64.90 and should not be stated as such to the membership. Board voted to retain the prohibition against proxies.
• Art III Sec 15 (new section) - RCW 64.90.445(2)(e) states that "at each board meeting, the board must provide at least 15 minutes at the beginning of each meeting for unit owners to comment about agenda items before the board votes." An owner noted that at some meetings, owners also wish to speak on non-agenda items, thereby using up some of the 15-minute property owner comment period. Board voted to retain this section as written and work out a viable plan via policy and rules to ensure that a full 15 minutes is allotted to agenda items, and other non-agenda comments will be taken as time permits. [Note from me - it's important to note that state law now requires a MINIMUM of 15 minutes for owner comments, not a maximum.]
• Art IV Sec 12 (new section) - Executive Committee will no longer exist, to be replaced by Executive Workgroup. The Workgroup will not carry any board authority to actually take actions, but will also not be subject to open meetings with notice to owners, etc. An owner raised the concern that transparency would be lacking if the officers were meeting to move forward issues that were not yet taken up by the board. Board voted to retain this section.
• Art I Sec 4(i) (language clarification) - Owner commented that this definition was being misread in committee meetings and that the board had authority to act in an event or condition defined in (a)-(c) without requiring that a government declare a state of emergency. Attorney confirmed owner's position.
• Art III Sec 3(c) (new section) - Owners objected to a period of only 1 day for a board candidate to appeal being disqualified from running. GM initiated a change to the election calendar that will allow 5 business days for such an appeal. No board vote was taken.
• Art III Sec 5(a) (language clarification) - Owner noted that this language is different than RCW 64.90.520 which states that if the owners vote to remove a board member, they may "immediately" elect a successor "consistent with this chapter" (meaning 64.90). This section of the law is ambiguous about what "immediately" actually means. Board voted to leave "immediately" out of the revision since if a removal were to occur at an AGM or SGM, SVCA could simply default to the language of the law.
• Art III Sec 21 (additional language) - An owner objected to the use of the words "transferring title" when referring to fees that can be charged to owners, feeling that it implied a return to the earlier transfer fee that was a percentage of the sale price of a home. That language was removed from the revisions. No board vote was taken.
• Art III Sec 2.2 - "Liaison" is the term that is replacing "non-voting board member" for the chairpersons of Nominations & Elections Committee and Architectural Control Committee. Attorney recommended against continuing to use "non-voting board member" under the new laws. Liaisons will still have the same privileges as before and will be held to the same standards as a board member. No board vote was taken.

Agenda here

Addendum here (Draft minutes for 8/13/26, Proposed Agenda and Measures for AGM, Architectural Control Policy Change)

Video here

Discussion took place on this meeting's trial of having the board respond to property owner comments from the previous meeting. Board members were concerned that providing board replies prior to tonight's owner comment period would mean that owners would then be responding to the board response, which would then become a debate. For this meeting, board response to previous meeting's comment will take place after tonight's property owner comments.

ANNOUNCEMENTS

AGM Candidate Applications - Applications are being solicited for 5 open board seats, as well as committee members for Nominations & Elections Committee and Architectural Control Committee. Application period closes promptly at 4:30pm on Tuesday, Sep 8th. Applications must be delivered to the admin office in a sealed envelope. Emailed applications are NOT accepted. Applicants will also be asked to provide a photo and max-100-word bio for inclusion in the AGM ballot materials. Those two items can be submitted by email to the chair of the N&E committee as soon as the admin office has received the associated application. There is a short window of time between the close of the application period and the deadline to place them in the ballot packet.

Dog Bite Incident - A board director wished to know when the Association was going to make a public statement about a loose dog that bit a child at the swingset in Marina Park. The director was told that the GM would be writing an article about the incident for the Views.

Senior Tea - Tuesday, Sep 22 at 1:30pm. Bakers are being solicited to join in a baking contest.

PROPERTY OWNER COMMENTS

• A property owner spoke on behalf of the grandfather of the child that was bitten (mentioned above). The grandfather has asked that the Association not make any public announcements about the incident in the Views or on any social media sites. He would like to provide a clear and public accounting of the incident to the board first so that the facts are clearly laid out, but he was unable to attend tonight's meeting.
• A property owner spoke about their dismay with the removal of proxy voting as part of the revision of SVCA Bylaws. The owner had been considered doing some organizing with neighbors around the possible use of proxy voting for SVCA ballots, and was upset to discover that there were revisions (like this one) being added that were not required by changes in WA State law. The owner felt like proper notice had not been given on this matter because past notice implied or stated that all proposed revisions were required.
• [Note: both this owner and the next one stated that they are uncomfortable giving their address aloud in a meeting that is recorded and publicly available. They requested to be able to write it down instead, and the suggestion was made that the board should use a sign-in sheet instead.]
• A property owner spoke about lack of transparency by the board. The member submitted a rebuttal to the article authored by the Executive Committee in last month's Views (which suggested that owners should not vote for the group of 5 candidates that are campaigning together, because they are "inexperienced"). The owner was told two weeks ago by the GM that his letter would be included in the Sep Views. Today, the editor of the Views emailed the owner to confirm that the letter would be in there. But 10 minutes later, the GM emailed to say that the article would not be in the Views. The owner wanted to know who was responsible for that decision.
• A property owner thanked the board for doing the trial of response to owner comments. The owner also asked that the board consider ways to foster actual two-way dialogue between board members and owners.

RESPONSE TO OWNER COMMENTS FROM LAST MEETING

• Survey Results [this was not in response to an actual owner comment, but a board member comment last time] - Two board members were chosen to prepare and present a summary of the 75 pages of open answers that were provided by owners during the recent community survey. This will be done by the first or second meeting in September.
• Issues with Bylaws Revisions - Comments sent in by two owners were forwarded to the attorney, who recommended any necessary changes to the Document Review Committee. Those are on the agenda tonight.
• West Marina Trail - Access to this area for SV owners has not been restricted. The trail remains open and accessible. [Note from me: While this is true in a literal sense, the trail marker sign was removed and homeowners there have personal furniture and beach staircases in front of their properties, on SV property. This makes it feel as those other owners would be trespassing there.]
• The Views content - The board is looking into the concerns about who decides what is printed and who on the Executive Committee wrote the column last month [as mentioned above]. Editor of the Views says that neither the board nor the GM sees member letters before the first draft is prepared. He also said that if there are numerous letters, "he determines which ones are to be published based on factors such as whether they are time sensitive." [Note from me: One board member then went on to say that he himself had sent a letter to the editor some years ago, and the Editor said he believed it was libel and refused to print it unless the author got insurance to cover that possibility. Sudden Valley owners, one of your board members just outed himself with this comment. He was willing to be libelous as long as he didn't have to pay in advance for insurance?]

NEW BUSINESS

Request for Approval - AGM Agenda - Will substantively be the same format as last year's agenda. Measure 1 will be the budget. Measure 2 will be for the bylaw revisions that are required for 2026 WA State statutes. Measure 3 will be for the bylaw revisions that are required for 2028 WA State statutes. GM asked to defer further discussion and action on the agenda until the Bylaws Revision agenda item is complete.

Request for Approval - Ballot Measures and Explanation - Deferred to after discussion of next agenda item.

Request for Approval - Final Proposed Revisions to SVCA Bylaws - These are proposed changes to the original set of revisions, based on owner comments that were then reviewed by SVCA attorney. [Note from me: Please see the agenda materials for an updated, easier-to-read version of the bylaws after revision. Because this agenda item is lengthy, I will write it up in a second post.] Board voted to approve the corrected Bylaws revision document to be voted on under two separate measures at the Nov AGM, based on direction they gave to GM and Board Secretary at the meeting.

Request for Approval - Proposed Change to AC Policies - Change is intended to improve enforcement of the requirement to make continuous progress toward the completion of new construction projects. Also includes changes to make it more financially palatable for a new builder to take over an unfinished project, in order to speed completion. Passed by majority vote with a revision to change "making" to "fulfilling" in Section 14.7.9.

MOVE INTO CLOSED SESSION (LEGAL)

MOVE INTO OPEN SESSION -

Board then voted unanimously to pass the following resolution:

Whereas the Sudden Valley Views as a newsletter, published an article in the August 2026 edition entitled "Please Make Informed Decisions When You Vote";

Whereas the article was published under the auspices of the Executive Committee;

Whereas the article contained sentences suggesting that individuals who may run for the board position would be inexperienced;

Whereas the board was unaware that the article would be published and did not authorize it;

Whereas concerns had been legitimately raised by members of the community regarding the use of the Views by an official body, i.e. the board of directors or a committee utilizing the Views to support or oppose candidates for board positions;

Whereas the Board believes that the newsletter is for free exchange of ideas, but that, in the interest of ensuring elections are fair and impartial, the newsletter should not be used by official bodies of the association for supporting or opposing candidates for the Board of Directors;

And whereas the Board desires to formally denounce the article to the extent that it conveys the impression that the Executive Committee characterized potential board candidates as inexperienced;

Now, therefore, be it resolved as follows, the Board officially denounces the article for the reasons set forth above, and the Board hereby directs the Document Review Committee to take this matter under consideration, as appropriate, and propose by-law revision prohibiting the publication of articles from the Board or a committee which either support or oppose certain candidates for the Board.

Meeting adjourned.

Agenda here

Addendum 1 here (Budget Presentation)

Addendum 2 here (May financial statements)

Addendum 3 here (Capital Project Report)

Video here (just a reminder that transcripts are available on these YouTube videos)

ANNOUNCEMENTS -

Town Hall Budget Meeting - 8/15/26 at 1pm in Dance Barn. [Sorry, this date has obviously already passed.]

Electronic voting for November AGM - Reminder to sign up for that. Even if a member signed up last year, they must sign up again this year. Electronic voting is convenient and easy to do, and it saves the association money since there is no return postage for a ballot. Link to sign up is on the SVCA website. Signing up means you consent to receive electronic notices and ballots.

PROPERTY OWNER COMMENTS -

A member spoke about the numerous issues present in the upcoming Bylaws revision, including multiple changes that are not required by law. They stated that it was important that the membership not only understands the text (which is hard to do because of poor redlining and numerous errors) but that SVCA clearly indicates any items that are not required by WUCIOA and clearly indicates which are required for 2026 and which are required for 2028.

A member spoke about the issue of conflicts over access for all residents along the western side of the Marina. SVCA owns the property adjacent to the shoreline, but nearby residents have installed personal stairs to the lake, furniture and sod on SV property, without permits. The member requested that SVCA clearly mark the boundary between SVCA property and the property of residents along Spinnaker Lane (whose properties end well back from the shoreline in most cases). The GM stated that SVCA was contracting with a surveyor to do that.

A member spoke about inappropriate content in the August Views, including an official article from the Executive Committee that used language against the group of five candidates that are campaigning together, in an effort to improperly influence the election. One of the Executive Committee also posted a letter in the Letter to the Editors section that maligned one of the five candidates, including a reference to their line of work. That letter was published even though it was submitted after the deadline, and may have bumped two letters submitted by other owners.

Another member spoke about the West Marina Trail not being marked or maintained for the use of all residents. The member also spoke about the board lacking transparency and going against the will of the members, refusing to slow down projects even though many voices have asked for that.

GM REPORT - Please see agenda materials and addendum

Rec Manager has resigned to take a position elsewhere. Assistant Rec Manager will fill in until a new manager can be hired.

Maintenance and Facilities Manager has retired. His position will be filled by the person previously serving as Maintenance Foreman. A new Foreman has already been hired.

COMMITTEE REPORTS -

ACC and N&E each have a new member.

CONTINUING BUSINESS -

Discussion on Proposed 2027 Operational and Capital Budgets - Discussion took place about putting more money in the budget to pay for future community events that are desired by the community, as well as how to structure planning for those kinds of events so that the community is involved and staff time is lowered. Discussion also took place around the capital budget, the loan for Barn 6, etc.

Discussion on Design Details, Proposed Barn 6 Sports Pavilion - (pg 12 in agenda materials) - Discussion took place regarding whether the break room should be converted to a full kitchen, which would be $35-40K in additional costs. Board members were reminded that a commercial kitchen would require inspections, continual maintenance and management and that a kitchen is not required in both Barn 6 and Barn 8. Board used a show of hands to remove the dormers in favor of skylights, add rough-in for a generator, add cabling (or at least cable conduits) for IT, and to put a full kitchen in Barn 6 (that show of hands was 6 in favor, 3 against).

NEW BUSINESS -

Request for Approval - Reduced Vendor Fees for Holiday Market - Because the SVCA insurance provider advised SVCA management that any vendor at an event like this must have business insurance, and because getting that insurance is cost-prohibitive for many small vendors, request was made to lower booth fees. Passed unanimously.

Request for Approval - New Voter Packet Outer Envelope Design - Board voted to choose the first design, 6 to 2.

Request for Approval - Revised N&E Manual - The revised manual was approved unanimously.

Meeting adjourned.

Hi folks, it was pretty disappointing to only see maybe 25 people at the Wildfire Preparedness presentation last night. This is a pretty serious topic for our neighborhood.

Please take a look at these important references that were provided last night.

• Wildfire Evacuation Checklist
• Whatcom ReadySetGo - understand what each level of evacuation alert means. Also, there is a QR code at the bottom that will explain how to set up Whatcom County's alert app on your devices. (Or click here.) It's called AlertSense (Apple) or MyAlerts (Android). It's really a shame that the enrollment rate for this app is apparently shockingly low in Sudden Valley.

Please note that for the first time (that I've heard anyway), both the Whatcom County Conservation District wildfire resilience representative and our fire Chief Mitch Nolze highly recommended that if we receive a yellow "Get Set" alert for wildfire, we should leave immediately and not wait until a red "Go Now" alert is sent out!!

Chief Nolze said that given our limited evacuation routes, waiting for a Go may mean you will not be able to get out at all, and in some cases, they may not even have time to send the Go before fire is moving into residential spaces.

It's very important to remember that while our fire department and associated agencies will do everything they can to save lives, and WC Sheriff's Office will do everything they can to facilitate evacuations, the reality is that we must each be prepared to act on our own behalf in an emergency. We cannot rely on first responders for everything. This goes for wildfires, earthquakes, flooding and any other natural disaster thrown our way. Preparedness reduces unnecessary panic.

Please get to know your neighbors so that you are aware of those around you who may need a helping hand. And if you have a significant health issue or disability, have limited transportation, have small children, or any other issue that may complicate your response to an emergency, please consider discussing this with your neighbors now. That community helping hand is one of the things Sudden Valley does best.

I would also highly recommend the Watch Duty app, which has great maps of current fires in the US with details on containment and response. It will probably shock you to see how many are burning in the West right now.

Please, please - set up your Go bags, talk to your family and neighbors about wildfire plans, be prepared. Although our area is much less likely to see the kind of very fast-moving wildfires that we've seen in California, Eastern Washington, etc, we are still at risk, especially if a fire starts at night and is already moving before firefighters can respond.

Agenda here

Agenda Addendum here

Video here

MOTION TO AMEND AGENDA - To add request to waive fee for a dry slip for Boy Scout Troop. Motion to amend passed unanimously.

ANNOUNCEMENTS

Burn Ban - Now in effect, through 9/15/26. No recreational fires are allowed. No outdoor fires unless it's a charcoal or gas fire in a regular barbecue.

No Fireworks in Sudden Valley - Fireworks are totally prohibited. Fines for violations will be given without warning.

Wildfire Preparedness Presentation - 7/21/26 at 6:30pm in the Barn. Presentation will be given by Whatcom County Conservation District, Fire Chief Nolze will be there for Q&A, and our ACC chairperson will also a Q&A.

Candidate Application Period for AGM - Opens on 7/7/26 for November AGM. Applications are available at the Welcome Center or through a link on the SV website. Completed applications must be returned to the Welcome Center in a sealed envelope addressed to the Nominations and Elections Chairperson. These applications will be locked away until the application period closes and then will be opened by N&E. Also, there is currently an open position on the N&E committee.

PROPERTY OWNER COMMENTS

Several owners spoke with multiple concerns about the proposed changes to the off-leash dog park and the changes to dog rules there. They also mentioned that misinformation has been given by board members regarding what, if any, Whatcom County Codes apply to an off-leash area on SV property.

One member also asked if the board would give 30-day notice before beginning the installation of the off-leash area fence, which will necessitate temporary closure of the area. The board president said that would be up to the GM, but that he thought it was doable.

REPORT ON RESULTS OF RENTAL REGISTRATION PROGRAM

Outreach began with a list of 613 properties whose mailing address was different than the street address. Multiple avenues were used to reach out to owners of those properties. 402 properties have been determined not to be rentals, 7 owners have not responded to contact attempts and 223 properties have been identified as rentals. About 80% are long-term rentals and 20% are short-term rentals.

Of the 223, registration has been completed for 140 properties. 52 owners have not returned any paperwork and the remainder are still in process due to incomplete paperwork.

For each registration, an on-site exterior inspection has been or is being conducted to determine if the property is violating any rules/regulations or ACC policies. Only a small number of violations were found and owners were assisted with bringing those issues into compliance, but inspections are still valuable in order to determine the number of available parking spaces for a given property.

Many homeowners were disrespectful, dismissive and very rude to staff members who were simply carrying out their assigned duties.

Staff hourly costs were lower than budgeted, but GM time expenditure was much higher than expected, due to numerous contacts by upset homeowners. Moving forward, registration renewals will be completed online.

Motion made to keep initial registration fee at $350 and the annual renewal at $225 for short-term rental properties and $50 for long-term rental properties. Passed unanimously.

NEW BUSINESS

Approval Request for Revision of Policy 2020.01 Marina Off-Leash Area Policy - A long discussion took place regarding various parts of the proposed rule changes, primarily around whether proof of vaccination may be required and maximum length of leash when crossing through the on-leash area. Motion was made for the policy changes as written, except for modification to say that dogs must have a Whatcom County dog license and leashes can be no longer than 8 feet. Motion passed unanimously.

Approval Request for Proposed Donation and Memorial Gift Policy - Motion passed unanimously as written.

Approval Request to Waive Dry Slip Fee for Local Boy Scout Troop - The local troop spends a good deal of time working on sailing and rowboat badges. They asked if there was a place to store their rowboat at the Marina, and there are currently 8 dry slips that have not been rented even though everyone on the waiting list was contacted previously. The Scout Master for the troop is an SV resident and leases a wet slip at the normal rate. He would be responsible for the liability waivers for the use of the dry slip. Motion was made to waive the $600 dry slip rental fee. Passed unanimously.

Meeting adjourned.

Agenda here

Video here

ANNOUNCEMENTS

• Wildfire Preparedness Event - 7/21/26 at 6:30pm in the Barn. Presentation will include information from the Whatcom County Conservation District and our local fire chief Mitch Nolze.
• Valley Fair - 7/25/26 from 10:30am-3pm in the Rec Corridor. Vendors, games, beer garden, dunk tank, etc.
• Sudden Valley Boating Club - This is a newly formed club. Next meeting is 7/13/26 at 5:30pm on the outdoor deck at El Agave. Club will be for socialization as well as discussing boating safety issues.

PROPERTY OWNER COMMENTS

• One owner spoke in favor of the proposed work in the former office spaces on the main floor of the Clubhouse.
• Another owner spoke in favor of the agenda item regarding sale of some SV parcels to the Whatcom County Land Acquisition Program.

GENERAL MANAGER'S REPORT

• Firewise pickup is complete. Large of amount of chips available for free at Area Z, for self-load.
• Community Survey received 1135 responses. Data is being analyzed now by survey company. A presentation by GM is tentatively scheduled for Saturday 7/25/26 and will include visual displays in the Barn, as well as some type of video presentation that will also be available via Zoom and Youtube.

Financial Report [please see agenda or video for details]

• First quarter was very strong with income about 10% higher than last year and expenses 4% lower than last year at this time.
• There has been higher than expected golf and marina revenue but it's uncertain whether this was just due to earlier-than-normal renewals.
• Construction revenue is likely to be much lower than expected because the total number of new projects is less than half of last year's numbers.
• Capital spending is better than budgeted at this point, leading to a higher projected residual at the end of the year, barring unexpected repairs.
• Roads spending is anticipated to have a lower-than-projected residual because some 2027 projects were brought forward to this year.

Capital Project Updates

• Marina Tennis Courts - design is complete, contract awarded, awaiting permits
• Welcome Center Sign - quotes being solicited to replace black granite sign with one that matches other SV signs. Will include space for tenant signage.
• Gate 2 Bus Shelter - will be installed once Welcome Center sign is replaced
• Dog Park Fence - design is complete, contract awarded, awaiting permits
• Marina Playground - awaiting permits, work will likely be delayed until next year
• [Please see agenda for the rest of the list. Of note, GM will be contacting Whatcom County Council regarding the lack of responsiveness in issuing permits for necessary road/culvert repairs.]

CONTINUING BUSINESS

Finance Committee - added a new member. Committee now full.

NEW BUSINESS

Lake Whatcom Watershed Land Acquisition Program - A member of the Long Range Planning Committee had an information meeting with a representative of this program, which is run by the City of Bellingham and funded through utility taxes. The discussion was around whether COB is interested in purchasing any or all of three parcels of land currently owned as common property by SVCA. The parcels are the former campground (now disc golf course), the former airstrip and one section of Area Y (at the SW corner of Lake Louise Rd and Lake Whatcom Blvd). Through this program, an independent appraiser would provide a current appraisal for fair market value at the highest possible use under current zoning. Then if COB wishes to purchase, they generally offer between 85-95% of that appraised price and the property would be sold into a permanent green space, to be maintained by the City. Current use would still be allowed, meaning the disc golf course and any SV trails would be left in place. All appraisal and sale-related expenses would be paid for by COB, unless SVCA wishes to get their own appraisal. In order to sell any of these properties, the sale would need to be put before the membership for a vote, and would require an affirmative vote of 60% of votes cast. Motion was made to allow GM to move forward with discussions with COB regarding to the three mentioned parcels. Motion passed with one nay vote.

Clubhouse Renovations - Motion to request $23,696 to make renovations of former office space on main floor of Clubhouse, including removing walls, installing doors, doing electrical work as needed and purchasing and installing locks. This renovation would allow the community to utilize this space. Motion passed with one nay vote. [Note from me - I don't think there was any prior planning done for this project other than a mention at a Long Range Planning meeting. It was not discussed at a Finance Committee meeting and no money was budgeted for it in the Capital Budget.]

Approval Request for Proposed Resolution Regarding Owner Inquiry Policy - Effective 6/11/26, SVCA must adhere to new State law that adds a new formal procedure for owners to submit written questions regarding association governance or operations. If the owner sends a letter with that request via certified mail, SVCA is required to provide a substantive response within 30 days of receiving the letter. (This does not mean that owners cannot continue to submit questions and requests through email or other avenues, but SVCA is not required to provide a substantive response to those.) Motion was made to accept resolution as prepared by SVCA attorney. Passed unanimously.

Approval Request to Make Revision to SVCA Collection Policy - this revision is required due to recent changes in State law. Motion passed unanimously.

Meeting adjourned.