Rain and Water Cause Minimal Disruption at BLMH

We've had some unusually heavy rainfalls. This has caused some disruption on local streets in Wheaton and Glen Ellyn. Within the boundaries of BLMH, we have been very fortunate. This provided another opportunity to observe how drainage systems are handling the situation. I delayed my visit to my office the morning of June 9 and walk the property at 6:15AM to inspect a few areas which were of concern to me.

Heavy rains can sometimes result in leaks on roofing systems, including the shingles, flashing and chimney caps. As I expressed to unit owners who attended the most recent association meeting, I'm collecting additional information from work orders and adding this to the existing lists from previous surveys conducted by roofers and by maintenance, and my own observations. All "problem" roofs are being photographed and cataloged, this information to supplement rooftop inspections. All of this, of course, is to support the board in making good decisions.

One of the issues is getting to some of the areas on our roofs, which are not readily visible from the ground. Climbing atop 42 buildings is both time consuming and expensive. I am in the early stages of an experiment with a remote control helicopter equipped with video. This would be useful. Here's a view of a typical roof, and you can see there are complex surfaces with features not visible from the ground:

Here's one of the more severe water problems encountered at BLMH during the storms. This photo provided by a unit owner. The extreme edge of a driveway was temporarily "under water" during and shortly after heavy downpours.

This photo was taken about 8:00AM on June 9:

Once the rains stopped the water receded. This is a photo taken later:

While the first photo above might seem like a lot of water, in downtown Wheaton, things were much worse, as shown in the photos on this website:

Wheaton Main Street Closed June 9

I received an email from a concerned unit owner which included several photos, one of which is above. I responded on June 10 as follows:

"Thanks for the photos. Our Landscaping Director is away, but I’ll see that he is made aware of these. Solving problems of this type requires the cooperation and coordination of landscaping and maintenance.

This area was one of the subjects of two walk throughs on April 13 and 20. The second walk included myself, the [LD and maintenance]. A question then was what specifically to do with this area, which is unfinished. We discussed several solutions. The problem includes the grassy area behind the corner of the driveway. Any water which flows off of the driveway in that direction must by handled by whatever water conveying system is installed downstream. Otherwise, we simply create a lake or a larger problem, or a problem for someone downstream.

As you may be aware from recent newsletter articles, “drainage” is a priority item.....there are many driveway [with] slopes which are marginal in pitch....the problems are being handled one at a time, and using the best...methods available. “We can do anything all it takes is time and money” is a saying but I don’t have those options. This association is comprised of a volunteer board which has limited time, and we obviously have limited funds. The problem in your photo was identified in 2008/9.....with the completion of the driveway it is possible to proceed. The location of electrical utilities, which you can see in your photos, makes grading or digging and expanding the swale somewhat difficult, but not impossible.....This specific problem is on my and [maintenance's] task agenda for a [meeting] the week of June 20.

For your further information, I submitted a brief report to the board in April and a much more detailed one in May. The area in the photo was included in a description of problem areas.... [which can benefit from drainage modifications and improvements]. Your photo shows the large gouge in the land adjacent to the parking lot at 1604..... This is a temporary swale. It’s a partially installed solution. In my May report to the board I stated that “Water flows….and collects in the corner of the parking lot. This needs to be incorporated into the solution at 1604....”

I’ll let you know what develops. However, it’s my approach that whatever we do is to be permanent, or as permanent a solution as possible. I am of the opinion, which is shared by experts, that we can solve about 80% of [problems of this type] at BLMH with the means in hand. It will take time and a committed board. There will continue to be problems. Unforeseen circumstances, such as the water main break on May 14, can create water problems which can overpower any program.

Here’s a link to a few videos of that break:

Water Main Break May 14

I’d suggest you begin thinking about how to assist me in assembling a board in 2012 which will support me in handling problems such as this one. If [such a ] board does not exist, then work will again grind to a halt, or slow down. This will all be the choice of the owners of this association."

Comments, Corrections, Omissions, References
Note 1. While this has been going on, other owners are of course, complaining about issues which they see as "more important." A work order was made on May 16 for the repair of the pumping system for the Stream #1. That work is progressing well and is scheduled to be completed in another week. There are 24 units in close proximity to that stream. An owner attended the May meeting to complain that "their stream" was not in operation. It was explained that the method of repair had been decided. That wasn't good enough for them. So on June 2 I received a telephone call, at work, in which they expressed their extreme displeasure and threatened to call the city to complain about mosquitoes. I told them I did not agree with their approach. After disconnecting I checked with management and the mosquito control consultant. That stream and pond had recently been treated and I was assured by the consultant that no mosquitoes were living in that pond and stream, and that the type of chemical used would assure no mosquitoes for another couple of weeks. 


I called the owner back about an hour after their first call and explained the situation. I was then informed that there were a lot of tadpoles in the water. Well, tadpoles eat mosquito larvae, so that would be a good thing, wouldn't it? I was thanked for providing my information, but this apparently wasn't sufficient. 


On June 9 that same owner contacted management, attempted to contact at least one other board member and did carry out their threat to contact the city. 


I would think that owners would realize it's their money they are wasting. This is supposed to be a "community" and this particular owner has chosen to lecture on this from time to time. They have also complained "what do we get for our money!" So I guess they want it both ways. Or perhaps they are interested in only supporting "their community?"


In walking the grounds, it would be obvious "what they get." In fact, last year they got a new roof. I think they are part of a sub group here with is always attempting to manipulate the board and management to get money spent in their direction. I am of the opinion they spend time coaching others on the methods to be employed. A new owner recently called to complain about "their view."  I would think they would understand that the money they provide to the association as their fees is not earmarked for "their" building and for "their" landscaping. But apparently not. I took the time to explain how it works as an "owner" at BLMH including the volunteer board, professional management and maintenance and other professional vendors, the utility bills (owner and association), street repairs and maintenance, how fees are allocated to reserves, operations and maintenance and that means, to a "kitty" which funds all of the maintenance programs here at BLMH and on the approximate 40 acres of this association. I asked this new owner if they had walked the grounds. They said "no."


I continue to press owners and the board to operate in the spirit of community and for the board, specifically as fiduciaries. The new board seems to have a better understanding of what this really means.


I'll continue to promote more owner involvement. I'd like to see at least 33% of our owners actively participate as "owners" at BLMH, and "walk the talk." To faciltate that I was promoting a "spring cleaning drive" but the board in existence earlier this year nixed my request and did not support it. Parties are great social events. They are not a sign or mark of ownership.