Rosemount Place Owners Association

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Rosemount Place homes

Larry_Smith_home.jpg     The History of Rosemount Place

Rosemount Place is situated at the North East corner of South 19th Street and South Meyer Street, Tacoma, Pierce, Washington 98465

The original property on which Rosemount Place and Merrill Gardens sits was property which the City of Tacoma owned with the anticipated use of water pressure improvement due to its high location in the City of Tacoma. In 2005 the property was declared surplus by the city and put up for sale. Bruce Steele, under the LLC of Anatara Capital. purchased the property under a co-commitment agreement signed on March 29, 2006 between Anatara Capitol and the City of Tacoma. The planned use for Merrill Gardens was a senior retirement home and the Rosemount Parcel was to build a planned two -family residential community of 48 homes for seniors aged 55+. An agreement was reached with Merrill Gardens to share in the development of the land with Merrill Gardens situated on Lot 1 and Rosemount Place situated on Lots 2-49.

Articles of Incorporation recorded August 28, 2006

Zoned R3 PRD on February 28, 2006. Originally R2.

Legal description: SE ¼ of Section 06, Township 20 North, Range 2 East, W.M.

Assessor’s Tax Parcel Number: 4002500010 through 4002500490

Excise tax exempt date August 15, 2006

A Statutory Warranty Deed from Anatara Capital to Camp Corporation was signed October 19, 2006 and recorded and dated October 20, 2006 in Pierce County, WA. Camp Corporation purchased the Rosemount Parcel from Anatara Capital. Bob Camp became the new declarant.  Jim Yurina (Bay Properties) was hired as the builder. Twenty-six homes were built between 2006 and the end of 2010.

The Joint Use & Maintenance Agreement - unrecorded (original lost) blackline copy dated 8-18-2006

The Bylaws are dated July 27, 2007-unrecorded

The CC&Rs were recorded August 26, 2007

CC&R amendment removed T-1-11 siding as an exterior finish April 8,2011

Rules and Regulations for the Association were yet to be developed and approved.

On December 30, 2010, Sterling Savings Bank posted foreclosure notices on the unsold Rosemount property. On March 31, 2011, the unsold portion of the Rosemount parcel was turned over by Bob Camp of Camp Corp. to Sterling Bank to release Camp Corp. from further financial obligation. Sterling Bank held the property until June 1, 2011 when a sale to MG Rosemount, LLC was completed.

Steve Friedman and Bill Pettit (Merrill Gardens) met with the homeowners on July 20, 2011. At that time they turned the Rosemount Place Owners Association (hereafter called the Association) over to the homeowners. Steve Friedman, as the declarant and representative on the Association for MG Rosemount LLC, held 31 votes, the homeowners held 17 votes. At that time, 2 homes (lot 12, 31) were being rented, 17 were sold (lot 4, 5, 6, 7, 8, 9, 10, 13, 14, 19, 25, 26, 27, 29, 30, 38, 39)and occupied, 7 homes were vacant (lot 11, 15, 18, 22, 23, 24, 28) and 22 lots were unbuilt. MG Rosemount, LLC had plans to complete 4 more homes on lots 16, 17, 20 and 21 to sell (totaling 13 for sale), build 14 rental homes (lots 32, 33, 34, 35, 36, 37, 40, 41, 42, 43, 44, 45, 46, 47) of a smaller (approx. 1350 sq. ft.) homes, a small (lot 48, 49) park and a dementia home (lot 2, 3). Jim Yurina of Pacific Bay, Inc. began building the additional “for sale” homes in August 2011. Lot 1 is Merrill Gardens and is not a part of the Rosemount Parcel. Friedman Development and Merrill Gardens partnered on this venture under MG Rosemount, LLC.

On March 25, 2011 the membership approved the change in the By-Laws allowing for two-year terms of office for the Board Member Officers. The Initial term of this change allowed the President and Secretary to hold office for three years to begin the two-year rotation of officers.

On August 27, 2011 an election was held for seats on the Rosemount Place Owners Association Board of Directors. They were: President Carol Smythe, Vice president Greg Lund, Secretary Treasurer Dorothy Spadoni and At-Large Member Steve Friedman. Four committees were established: Governance Review, Budget/Finance, Maintenance and ACC. On August 31, 2011, after receiving records and documents from Merrill Gardens, a bank account at Columbia Bank was established by Treasurer Dorothy Spadoni and President Carol Smythe for the Association.

On September 21, 2011, Steve Friedman presented a resolution to the Rosemount HOA to amend the governing documents of the Association so that MG Rosemount, LLC could go forward with the plans for the park, dementia home, rentals and reduction of home size for the rentals. The amendment requires a 75% (in this case 36 votes) approval vote to succeed.

October 2012: The Association contracted with Reserve Study Group for its first Reserve Study which includes the Rosemount Place Common Area only.

On November 9, 2011, the membership approved the Second Amendment to the Declaration of Covenants, Conditions and Responsibilities by a vote of 44 to 4. The Agreement became effective when it was recorded in the City of Tacoma on November 14, 2011. With the passing of the Amendment, the Rosemount Place master plan was changed as follows (brief description): Undeveloped lots would be completed giving the developer the authority to build 12 homes and a park (2 lots) in the center area of Rosemount Circle and a Garden House Dementia Home would be built on two lots adjacent to the Merrill parking lot and the remaining lots and unsold homes would be completed in the outer circle with 2 homes available for sale or lease and the remaining would be sold. It also allowed the minimum size of the homes to be reduced from 1,600 to 1,335 square feet of living space. The joint agreement changed as follows: MG Rosemount/Merrill Gardens 54% and the Association 46%. MG Rosemount will own and maintain the  Garden House and the Park. The Association will have equal use of the Park and scheduling of use will go thru Merrill Gardens.

 

The Declaration was also amended from 75% to a future vote of seventy percent (70%) of the Members.

A restriction on signage was included in the amendment.

In January 2012 the Rosemount Rules and Regulations were completed by the Governance Committee and approved by the Board.

At the membership meeting held in April of 2012, the members approved an assessment increase to pay for the reserve for the common area, the operation fund and a reserve fund to pay for partial exterior maintenance on the homes. They also approved a special assessment to pay for the staining of the shakes on the upper portions of the homes.

December 5, 2012. The first Rosemount Place Reserve Study was completed

On February 8, 2012, in addition to the operating budget of $125 per lot per month, the membership approved the following:

A special assessment of $601.15 per lot to be used for restoring the shakes on the upper portion of the homes and paid for between February 1 and June 30, 2012.

A monthly dues assessment increase of:

  • $16.65 per month effective February 1, 2012 to fully fund the Reserve Study. Merrill Gardens is responsible for 54% of the cost and the Association responsible for 46% of Common Area and Common Amenities.

  • Home exterior maintenance was approved with an assessment of $58.35 per month per lot.

On July 1, 2012 the total of the assessments (regular, home exterior and reserve study for common area) amounted to $200 per lot per month. The definition of what was to be included in the home exterior maintenance had not yet been determined.

On August 27, 2012 Karen Dolan was unanimously elected to the office of Secretary by a show of hands.

In February 2013 the homes in the center of Rosemount Circle were nearing completion.

February 4, 2013, following the January 2013 resignation of Gregg Lund as VP, the Board members voted unanimously to approve Bob Gunter as Vice President.  He will hold this position until a vote is held by the Rosemount Membership on or about August 27, 2013.

July 2013: Rosemount Place construction is completed except for minor items such as fence painting, adjustments to irrigation, etc. Some of the rentals are occupied.

 

On August 27, 2013 the following officers were elected:

  • Vice President Bob Gunter

  • Treasurer Dorothy Spadoni

  • Member at Large Linda Miller

The term of office for President Carol Smythe and Secretary Karen Dolan will complete in August 2014.

September 2013: The first of the monthly “Rosemount Ladies Luncheon” was held at the Adriatic Grill in Tacoma.

 

In January 2014, the Association joined NeighborhoodLink.com in establishing a website for member homeowners. The site is www.rosemountplace.org.

 

The home exterior maintenance fund was approved for use for exterior home painting and roof replacement only. It also was established that a schedule would determine when such maintenance would occur. Painting or re-roofing outside of the schedule is the responsibility of the individual homeowner(s). Homes built from 2007 to 2008 will be painted during 2015 and 2016. The homes built in 2012 will be painted approx. 5 to 6 years later.

 

August 2014: Carol Smythe was re-elected as president and Karen Dolan was re-elected as secretary. A letter was received from Tana Gall, president of Merrill Gardens (head office) suggesting that they should be responsible for maintenance of the Common Area and addressing other areas of concern. The Association Board responded by requesting a meeting with the Merrill Gardens LLC leadership.

The 2014 Reserve Study included the home exteriors and the Common Area. The resulting report showed that the reserve fund was under-funded. The Board began the process of addressing the need for increasing monthly assessments to cover future Common Area expenses and cottage exterior maintenance.

 

October 7, 2014: The Association met with Merrill Garden LLC president Tana Gall, Steve Friedman (Merrill Gardens LLC Board Member and Declarant) and Krista Soloman, GM of Merrill Gardens Tacoma. The Association agreed to allow MG Rosemount, LLC to manage the Common Area maintenance and repair for the present. At any time that the maintenance is not being done in a timely or appropriate manner, the Association has the right to take back the maintenance responsibility.

 

December 2014: The monthly assessment increase was approved by the Association membership. The new amount is $265 per month. $125 goes to the Operation fund and the remaining $140 goes to the Reserve Fund for the Common Area and Home Exterior maintenance fund.

 

January 2015: Merrill Gardens contracted for work to begin on the construction of the picnic shelter in Rosemount Park.

March 2015: Work began on the picnic shelter.

The Architectural Control Guidelines and Review Process Manual was approved by the Board.

David Wellsbury, (I can do that, Inc.), was hired to inspect the seven duplexes scheduled for painting for such things as dry rot and other maintenance issues. He was hired by several of the homeowners to do the follow-up repair work in preparation for painting the home exterior.

May and June 2015: Phase One of seven of the 2007 built duplexes painting was completed. Phase Two of the 2007 built duplexes (5) will be painted during the spring or summer of 2016.

Maintenance of the Common Area Street lights was returned to the Association by MG Rosemount LLC at the Associations request.

Steve Friedman is no longer the Declarant for Rosemount Place. All construction is completed. He is also no longer an officer of Merrill Gardens.

July 2015: 16 of the homes built during the first phase of the 2006-2007 Rosemount community were painted. The remaining of first phase homes will be painted in the summer of 2016

August 2015: At the Annual Meeting, officers were elected as follows:

  • Lori Boese, vice president

  • Dorothy Spadoni, treasurer

  • Linda Miller, member at large

 

December 2015: Michael Gommi became the new GM for Merrill Gardens Tacoma. The previous GM Krista Solomon transferred to Arizona where she would assist in the development of another Merrill Gardens facility.

 

June 2016: The second part of the first phase Rosemount homes were painted. This included 10 homes.

 

August 2016: At the Annual Meeting officers were elected as follows:

  • President Carol Smythe

  • Secretary Mary Kay Quinlan

The Governance chair announced her retirement from her position..

January 2017: The membership approved an increase in monthly assessments with a goal of reaching full funding of the Reserve Fund for future maintenance and Improvement of the Common Area and Amenities and for the Exterior maintenance of the homes. The Increase approved is 3% annually until full funding. In 2017 the monthly assessment increases to $273 per month.

May 2017: A committee was formed to review and suggest updates to the Rules and Regulations and the Bylaws. The Board followed many of those suggestions and added others. The amended documents became effective August 1, 2018. The perimeter gate was repaired and stained this same summer at a cost of Approx. $52,000. GreenLeaf Landscape was replaced by Plantscapes, a company out of Seattle.

 

August 2017: The following members were elected by unanimous consent:

  • Vice President - Lori Boese

  • Treasurer - Dorothy Spadoni

  • At large member - Tom Dolan

 

July 2018: The Reserve Study showed that Rosemount Place funding was at 62% which falls in the category level as ”good”. A 3% increase in funding will take place in January 2019 and another 3% each year until the Association is at 100% funding.

 

August 2018: At the Annual Membership Meeting of the Rosemount Place Owners Association, Tom Dolan was elected as the new president for the term 2018-2020. Mary Kay Quinlan was re-elected for another term as secretary. The electronic gate controller was replaced on this day. The Board of Directors has instructed the Landscape chairperson to seek bids from new landscape maintenance companies. Changes to the Rules and Regulations and the Bylaws have been approved by the Board.

 

November 2018: The Membership approved an additional $50 per month assessment increase to the annual 3% increase already approved. This increase of $50 per month is to begin catch up of a substantial increase in landscape maintenance cost.  The previous landscape maintenance company, Plantscapes was replaced by J’s Landscape Company in November of 2018.

Monthly Rosemount Homeowners Assessments for 2019 are as follows:

Current Dues (2018)                                      $281.00

Annual 3% Increase                                          $9.00

Increase for new Landscape Co.                    $50.00

2019 Dues effective January 1, 2019          $340.00 per month


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Tacoma, Washington 98465
Welcome to our ne

Tom Dolan was elected to serve as the Rosemount Place Owners Association President at the Annual Membership Meeting on August 21st of this year. Tom and his wife Karen have been active supporters of the Association since they moved to Rosemount several years ago. We look forward to his leadership and that of his fellow Board Members as they continue to support the livability of Rosemount Place.

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