All posts by robertpkwhoa

Linden Tree replacement schedule

To read the entire announcement from the HOA, click here: Linden Tree Project Notice-2018 January 29th

Below is the breakdown of scheduling:

  • 2/5-2/8:  Morrison St. tree removals & stump grinding (General Tree)
  • 2/8, 2/9, 2/13: Morrison St. debris removal (Willamette)
  • 2/13-2/14 (if needed extended thru 2/16): Windwood Way tree removals & stump  grinding (General Tree)
  • 2/13-2/16: Morrison St. irrigation repairs and tree install (Willamette)
  • 2/19-2/23: Windwood Way debris removal, irrigation repairs, tree install (Willamette)
  • 2/23, 2/26: Signage removed (Willamette)
  • After 4/15: Grass seed installed all areas (Willamette)

Snowcone Snowbell (Styrax japonicus) will be placed on SW Morrison.  Here is an example of a mature tree : snowconesnowbell pdf

Fireburst Paperbark Maple Acer griseum will be placed SW Windwood.  Here is an example of a mature tree with its Fall color: fireburst paperbark maple pdf

Here is what the trees will look like when they first go in: IMG_0244

IMG_0245

 

Linden Tree Plan

The Board of Directors of the Peterkort Woods Home Owners’ Association, in consultation with the Association’s Landscape Committee, has taken on the task of addressing the street trees in our community on SW Morrison and SW Windwood.

The trees lining these two streets are all Lindens.  Most of you are aware that the Lindens attract a great quantity of aphids and that the aphids create quite a mess for up to six months of the year.  Efforts to control the aphids have been difficult and the problem has grown increasingly worse.  Even following one of the harshest winters in recent history, the pests have thrived.

Equally important have been concerns regarding the appropriateness of the Lindens for our streets due to their size as well as blocking light to our homes, damage to sidewalks, and interference with our irrigation system.

Background 

Over the years, many owners have complained about these trees and have asked for their removal.  The LC has tried to address the concerns with less drastic solutions. They have consulted with arborists regarding options.

In the Fall of 2016, the BOD solicited the opinion of two arborists to assess all our trees. Both gave us advice on how to develop a long-range plan for our urban forest.  Regarding the Lindens, one of the Arborists concluded, “The Lindens on SW Windwood and SW Morrison Street have some included bark concerns, have grown large enough to have conflicts with traffic, streets, vehicles, and housing. The trees are in a tight planter strip where eventually there will be root conflicts with sidewalk and ground utilities. This planting is a prime example of what (is) great in planning when trees are small, once growth has occurred the growth overtakes the space.”

During the past year the LC has addressed the most pressing tree concerns identified by the arborists including: the removal of approximately 15 cedars, several redbuds, and a few maples.

Peterkort Woods HOA – Linden Tree Survey – Fall, 2017

A survey concerning the Linden Trees was sent by email in the Fall of 2017.

Over 53% of the community responded (119/223).  Over 67% of those who live on Windwood and Morrison responded to the survey.  The response rate was 36.9% on streets that did not have Lindens.

More than 68% responded “yes” to the question “should the Board consider removal of the Lindens?” (82 of 119)  An additional 9% responded that they didn’t care.

The response was even stronger for those who live on the effected streets.  On the question of us considering removal, 70.3 % said yes compared to 65.8% yes on the other streets.

It also looks like everyone had to answer every question in the survey. Some of those who wanted the trees taken out over two or three years, didn’t want the trees taken out at all.  It was therefore useful to break the results down further.

75 of the 82 who said yes (91.5%), wanted all the trees removed and 75% of those respondents wanted them taken out at one time.

Going forward

The BOD has approved moving forward with replacing the Lindens.  We are in the process of obtaining bids for removing the 103 Lindens along SW Windwood and SW Morrison and replacing them with other Washington County approved street trees (http://www.co.washington.or.us/LUT/Divisions/CurrentPlanning/upload/StreetTrees.pdf).

This is a complex undertaking with many considerations which are being addressed.  All of the details are not available at this time, but we will provide updates as more information is available.

Time to replace your water heater?

This is a follow-up to my previous posting about Heat Pump Water Heaters and replacing your existing water heater.  As I mentioned, all our community’s water heaters are entering their expected “end of life” phase of 10 – 15 years.  It is a good idea to be proactive so you don’t get stuck with a cold shower!  There are also a lot of financial incentives available which are slated to expire at the end of 2017, providing another reason to be proactive.  See my presentation and the quotes below.

We have reached out to several vendors who have been out to our community and were willing to provide a quote for PKW homeowners.  While these are reputable, licensed and bonded vendors, please note that these vendors are in no way “approved” by me, the HOA board, or the management company.  This list is provided as a courtesy to help you make your own decision on water heater replacement.

Our HOA board also provided pre-approval for the installation of a condensate drain (required for heat pump water heaters) which requires penetrating the exterior wall near the garage.  Fill out this form ARC HPWH and follow the instructions to be able to move forward immediately with your water heater replacement and not have to wait for any addtional approvals from the HOA board.

If you have additional questions, please let me know at davekresta@gmail.com

[*Editor’s Note: The PKW HOA Board of Directors has approved installation of these water heaters using the guidelines described in the ARC HPWH example.  The BOD will consider a resolution to clarify this procedure at its November meeting, but you do not need to wait for it in order to have your application approved.

** The Board of Directors for Peterkort Woods has not selected or endorsed these vendors.  They are provided for you information only as vendors who can install this type of water heater.]

Regards,

Dave Kresta

WINTER WEDNESDAYS DINNER AT THE CLUBHOUSE

January 10, 6-8pm

Happy New Year…  Let’s Potluck again and share our Christmas stories and laughter!

Bring a dish to share for dinner starting at 6pm

Stay for fun and lots of laughs at 7pm…White Elephant Gift Exchange!

Bring that gift you can’t use or don’t like, or something you have around your house that you were going to goodwill or throw out (the funnier the better)…wrap it up and come exchange it for someone else’s discard.  Let’s get the laughter going for the new year!!

If you would like to support the local homeless, please bring new socks and Elaine will be sure they get to a shelter where folks can get a clean pair.

Questions? Call:

Elaine Kresta 503-750-8679 or

Marilyn Gray 503-936-4608

or fill out a contact form

PKW SOCIAL: September 29th

What: Fall PKW Social Gathering

When: September 29, 2017 5:30 – 8:00 PM

Where: PKW Clubhouse 10353 SW Taylor Street

Who: You, your invited guests and neighbors

Why: Meet your neighbors and enjoy a Friday evening together

Dear Neighbors,

Please join us for a fun fall social hour.  The clubhouse will be open for a Friday night happy hour.  We are asking neighbors to donate unwanted items to the Assistance League.  It’s a great time to clear your unneeded items and donate to a great cause.  Please bring your unwanted men’s and women’s clothing, jewelry and accessories, linens, dishes, and household items (no electronics).  Everything should be in good condition.

Come to the clubhouse with your donations and get your tax deductible receipt. We’ll have a neighborly social gathering and make it a party.  You’re encouraged to bring a beverage, snacks or hors d’oeuvre to share.

If you have items to donate but cannot attend, we can arrange another drop off time and location.  If you don’t have items to bring, come anyway for this community social event. The event is open to all PKW Residents and Guests.

For more information, contact Jane Ankney at mjankney@comcast.net

Assistance League is a 97 years old national women’s philanthropic organization.

The greater Portland chapter has a thrift & consignment store on 117th (just off Canyon) in Beaverton. The proceeds from the Consignment & Thrift stores fund our programs. The stores are run completely by member volunteers. The major program is Operation School Bell. This program provides NEW clothing for 1,800 K-5th grade students in the Beaverton & Hillsboro school districts. There are additional programs that provide new clothing for middle school & high school students in Beaverton & Hillsboro. Assistance League also donates new clothes to The Clothes Closet that benefits Portland high schools.

To learn more about the Assistance League, see Assistance League

 

Heat Pump Water heaters

[to view an update to this post click on Time to replace your water heater?]

To: Peterkort Woods homeowners

From: Dave Kresta, homeowner

I was asked to present at the August 14, 2017 annual HOA meeting on water heaters. You will find the presentation material attached.

PeterKort Water Heater Presentation

In addition to being a PKW homeowner for nearly 5 years, I have also worked at the Northwest Energy Efficiency Alliance for over 7 years. A considerable portion of my work there has included exploration of savings opportunities with water heating.

My goal is to provide PKW homeowners with information about new high efficiency options for water heating, and help pave the way for easier water heater replacements. Water heaters normally last 8 to 14 years so we can expect that many PKW units will need to have replacements sometime in the near to mid-future. I have personally heard about 3 replacements that have already occurred this year due to water heater failures.

Heat Pump Water heaters (HPWHs) are now widely available, saving an estimated $250/year on average versus old technology standard electric water heaters. With existing rebates and tax credits totaling $1200, HPWHs are an option to seriously consider. For those who want to install a tank that is larger than 55 gallons (most of the larger PKW units have 66-gallon tanks), new Federal regulations actually require installation of a HPWH. If your tank is smaller than 55 gallons, it is optional

Unfortunately, the plumbing industry is very slow moving, and many plumbers are unfamiliar or uncomfortable with HPWHs and therefore try to steer people away from them (or simply don’t mention them). This includes telling people with larger tanks that they must downsize to a smaller tank so that they can continue installing old technology. This not only costs the homeowner money in the long run, but with the rebates and incentives available, it can cost money in the short run.

The primary challenge in installing HPWHs is that they produce a small amount of condensate (water) which must be drained to the outside. I am working with the HOA Board to get this procedure pre-approved (it requires drilling through the exterior wall) so that individual homeowners do not experience delays in getting this approval. HPWHs also blow out cool, dry air. This does NOT need to be vented to the outside, and I personally find it a benefit in my garage.

I am also working with my employer to get a list of plumbers who have been to our community and are willing to provide competitive quotes for HPWH installation. This information will be disseminated when it is available, hopefully within 4 weeks.

If you would like to be alerted via email with updates on this subject, or if you have additional questions, please let me know at davekresta@gmail.com

 

Regards,

Dave Kresta

Chemicals used in Community

There has been some concerns raised recently regarding the use of chemicals in our community.  The HOA employs various vendors who apply herbicides, insecticides, moss treatments, etc.

For each chemical used, a Material Safety Data Sheet (MSDS) is posted on TMG’s website.  I have also posted them on this site under the landscaping tab.

If you have any questions regarding the materials or methods used by any of our vendors, please contact TMG or send a message to this site and I will pass it along.

ANNUAL MEETING 2017

FOR AN UPDATE, SEE:

ANNUAL MEETING 2017

The Annual Homeowners’ Meeting will be held on August 14th at 630pm at our clubhouse, 10353 SW Taylor Street.   All PKW owners are encouraged to attend.

Here is the agenda:

2017 Annual meeting agenda

There are two Board positions that will be voted on.  Ken Cumings’s and Clarence Nesbitt’s terms are expiring.

As of August 2nd, 2017, two homeowners have expressed interest in these positions.

They are Ken Cumings and Steve Gray.

For more information, see:

Ken Cumings Bio

Ken Cumings 2017

2017 Board Application Steve Gray

Steve Gray 2017.jpg

If you have any questions or input regarding the meeting, please fill out the contact form below.

 

Sprinkler system leak

The following information was provided by Duane Damiano on SW Windwood Way.  At the end of the post, there is a link with photos of the pipes in question.

 

On Saturday, May 13 we noticed a small bulge in the ceiling adjacent to the fire sprinkler in our master bedroom.  I immediately went into the attic and discovered that a plastic pipe fitting attached to that sprinkler was leaking.

I place a pan under leak and collected approximately 6 ounces of water per day for next three days.

On May 16th, I shut off the main water valve in garage and released the water pressure by opening a kitchen faucet. I turned the water back on after a few minutes.  The pipe no longer leaked.

On June 2nd there was still no water leakage.  My plumber (Kenny from Lovett Plumbing) inspected the pipe.  We agree that the best course of action is to do nothing.  I will monitor the situation and call Kenny if it starts leaking again.

* Cause of the Leak

The cause is unknown.  One possibility is that shutting off the water and releasing the water pressure on May 16 caused the AquaPEX pipe to re-shrink around the fitting.  As bogus as that explanation sounds, it’s been offered by three people – two plumbers and one knowledgeable friend.  I don’t buy it, but I don’t have a better idea.

A couple of people have suggested that the ‘leak’ could have been water coming through the roof and dripping on that spot.  I think that’s unlikely for the following reasons.

1. The leak was discovered on Saturday, May 13.  It rained, by similar amounts (about 0.08″ per day) every day from May 11 through May 17.  The leak stopped on May 16 and the time of stoppage is exactly coincident with the time that I briefly shut off the water valve.

2. The sprinkler head was covered with blown in insulation, which I had to push aside.  The insulation above the sprinkler was dry.  The only wet insulation was below where the pipe attaches to the sprinkler head.  The ceiling material below the pipe was also wet, as can be seen in the first photo.

3. If you look closely at the foil pan in the second photograph, you can see a couple of drops of water in the pan, under the pipe.  I took that photo shortly after putting the pan in place.  I could see drops falling into the pan.  I didn’t measure the frequency, but it was a drop every 20 seconds or so.  It seemed obvious to me at the time that it was coming from the pipe.

* Things You Should Know When This Happens to You

I spent a lot of time phoning and emailing sprinkler and plumbing companies.  Almost all that time was wasted.  Here are the key points.

The AquaPEX pipe used in our sprinkler systems is made by Uponor.  Here is a video that describes the system.

https://www.youtube.com/watch?v=MC0VWabiUtY

This is the Uponor “Find an Installer” web page.

http://www.uponor-usa.com/find-an-installer.aspx

When you fill out the form, don’t forget to select “Fire Safety Systems” from the choices at the bottom.  If you do this now, it will return only one installer, Wolcott Plumbing in Troutdale.  When I called them, a woman named Gloria told me that I lived too far away for them to send a service truck.  She suggested Ed Mullan Plumbing and Gravity Plumbing.  Ed Mullan is in Hillsboro, but he does not do any repairs except on systems that he has installed.  Gravity is in Oregon City (almost as far away as Troutdale).  The Gravity guy said he could do it, but he was many weeks backlogged with work.

Don’t be discouraged.  When your turn comes, maybe the Uponor site will offer more choices.

I finally found Kenny, who works for Lovett Plumbing (503-737-8423, lovettservices.com).  He knows about AquaPEX pipe, and he carries the pipe and fittings in his truck.

* Want to Fix It Yourself?

I’d think very hard about that.  You’ll need the expander tool, which costs about $400 or can be rented for $40 per day.  If you watched the video, you saw how easy it is to use the tool to attach the pipe to a fitting.   However, the video does not demonstrate how to remove pipe from a fitting.  The accepted way to do that is to heat the ring and cut through it with a knife.  After removing the ring, heat the pipe some more until it slides off of the fitting.  Not too hard, but what if the fitting is a sprinkler head that is designed to spring open at 135 F?  Do you want to point your heat gun at that?  Kenny from Lovett Plumbing says he can remove the pipe without heating it.  I hope so.

 

An updated album of photos, with captions, is here:

https://goo.gl/photos/KmvPwGX3syvEZ6EP6

Continue reading Sprinkler system leak