2026 Amberleigh Annual Meeting Agenda
June 3, 2026
Call Meeting to Order/Welcome
Opening Comments: Roger Deffner
Thank you to all for coming and spending part of your evening with us to review Board activities.
The objective for this evening is to not just to be compliant with our Bylaws but also to provide all an update on Board activities, review actions/comments from the four active committees, review the three Ballot items that we need to vote on this evening and provide an opportunity for you to ask any questions.
We hope your time spent with us this evening is informative and productive.
Introduction of Board Members: Roger Deffner, President/Director, Mary Spalding, Vice President/Director, Tyler Davis, Treasurer/Director and Mark Beales, Director. Not able to attend tonight is Julie Cole, Secretary/Director.
In keeping with WUCIOA regulations (WA Uniform Common Interest Ownership Act), the first 15 minutes at each board meeting are reserved for Homeowners to provide any comments to the Board or provide input to the Board. We will also provide an opportunity for you to ask for updates or clarifications after the Budget presentation and prior to submitting your ballots.
Do you have any comments for the Board?
Introduction of new Homeowners to Amberleigh:
We like to recognize and welcome the new homeowners to Amberleigh since our last Annual meeting. This year we have three new homeowners:
Lot #38, Tzu-En Huang
Lot #61, Harry and Pat Bossi
Lot #66, Austin Morford and Madeline Sieck
Welcome to our Amberleigh community, let us know if can help in acclimating you to our community.
Budget Update:
The Budget is in excellent shape as your Board is very cognizant of how we spend our/your monies.
Tyler Davis, our treasurer, sent a Budget update out with the ballot a couple of weeks ago which we will review.
The second ballot item we are asking for your approval on is the Self- Audit. Tyler will also address the need for the self-audit, we can also address any questions you may have on this topic.
Tyler, can you please review the information sent and we can answer any questions.
Ballot Submittal:
The third item in the ballot is for one open Board position, R Deffner will serve for another term or if anyone would like to step up, that is fine as well!
All ballots need to be returned to Mary Spalding at this time so we can have the results by the close of this meeting.
Committee Reports:
Thanks to all who volunteer to help on the committees, it is very much appreciated. The work of the four committees goes a long way in keeping our Amberleigh community looking great and our costs down, which helps us keep our HOA dues down. It is a balancing act!
We owe great thanks to Mark Beales for volunteering his time and expertise to help in keeping our costs down and our community looking great.
Landscape Advisory Committee: This committee takes the most management time and money of the four committees as we have both Greenbelts to manage, the Storm Drainage system to manage, the Landscape contract and weekly landscape work to manage. Mark Beales will provide an update to this committee as well as the Street Lighting and Irrigation Committees.
Street Lighting Committee: Thanks to Wes and Joe for their help on this committee. The South Gazebo light has been replaced as well as many of the bollard streetlights.
Irrigation Committee: Update by Mark Beales, system has been on for several weeks now. Let us know of any issues please, several issues were dealt with last week.
Architectural Committee: Approves updates as requested for painting, fence, etc.
Thanks to Sigfredo for the excellent job his team does in keeping Amberleigh looking great year around.
New Item/Misc.
MCCA Forms discussion. Please return the completed forms to Myself, Mark, Julie or Tyler for approval, we will then forward to MCCA for their approval. The forms are available on the https://www.amberleighatmillcreek.com/ site.
Small storm drains or drain basins in your quad area need to be cleaned out annually at minimum. These drains feed into the large street drains then to our swale and ultimately into our underground holding tanks. Help us manage these costs by keeping your drains cleaned out annually. Thank you!
Changes to WUCIOA HOA Regulations from Olympia:
I attended a presentation from The MCCA Board and the City of Mill Creek on 5/20/26. There are several changes or new regulations being added to the WUCIOA regulations. We will be discussing these updates and will keep all informed as to impacts as we move forward.
Volunteers needed for Advisory Committees and Board Positions
Annual Night Out: Mary Spalding, Mark Beales -- August 4, 2026
Results of the 3 Ballot items: Mary Spalding, Vice President
One additional volunteer needed for the self-audit committee. Please let Mary know if you can help before leaving this evening.
Upcoming Board meeting Dates: 8/12/26, 11/11/26, 2/10/27, 5/12/27. We will also be holding an additional Board meeting shortly to ratify the results of the Annual meeting and review or election of officers for 2027. Online option is available via the Go To Meeting app.
Thank you for coming out and participating this evening. Your Board takes the responsibility seriously and we appreciate the opportunity to share our activities with all. You can keep up with all that is going on as well by reviewing the Board minutes as they are posted and accessing the PayHOA Amberleigh site for budget infromation.
Motion to Adjourn
Minutes of Amberleigh HOA Annual Meeting
June 03, 2026
The Amberleigh HOA held the annual meeting on Wednesday June 03, 2026, at Mill Creek City Hall North in Mill Creek, WA. Board of Directors in attendance were Roger Deffner, President and Director, Mary Spalding, Vice President and Director, Tyler Davis Treasurer and Director and Mark Beales, Director. Julie Cole, Secretary and Director, could not attend.
A total of 42 Amberleigh residents attended the meeting or were represented via an absentee ballot.
Roger Deffner called the meeting to order at 7:00 PM and provided welcome and opening comments outlining what we were looking to accomplish during the meeting. Those items included an update on Board activities, an update on the four active advisory committees, a review of the three ballot items and ample opportunity for homeowners to ask questions and provide comments to the Board.
In compliance with WUCIOA guidelines, the first 15 minutes of each Board meeting are reserved for Homeowners to provide brief comments or ask questions. There were three comments:
A homeowner asked about the road at the entryway that was becoming very rough due to tree root activity. Mark Beales addressed this as the city is responsible for the roads in Amberleigh and the HOA is responsible for the trees. The Board will watch this and advise of further action as it will need to be addressed at some point.
Edmond Pang asked about a report he had sent the Board regarding street tree care and watering practices. It was a very well compiled report and it will be sent to all homeowners for care of trees in their areas if they choose to implement.
Edmond Pang also inquired about shielding the electrical boxes from view. No action was taken on this.
Roger Deffner introduced the new homeowners to Amberleigh since our last annual meeting. The three new residents are:
Lot #38, Tzu-En Huang
Lot #62, Harry and Pat Bossi
Lot #66, Austin Morford and Madeline Sieck
Tyler Davis addressed the current budget and projected budget by reviewing the primary budget line items. Tyler discussed the documents he had sent out for review and answered any questions regarding individual line items.
Our reserves are ample and we are projecting to add to our reserve balance by a minor amount during 2026.
Tyler Davis stated that with many line items continuing to increase annually we project we will need to increase the HOA dues in 2027 by a small amount, possibly $25-$50 per quarter. The primary line items we see continuing to increase annually are the MCCA dues, our landscape contract, water and electricity.
Roger Deffner thanked Tyler for the report all his help as Treasurer.
Roger Deffner introduced the four advisory committees that are currently active in Amberleigh. These four committees are Landscape, Street Lights, Irrigation, and Architectural Control.
Roger thanked all who volunteer to help in these areas as it helps in keeping our costs down and therefore our dues down.
Roger Deffner thanked Mark Beales for all his effort in all these areas as Mark has been very generous with his time and expertise. Roger then asked Mark to provide a brief review of each committee. Mark Beales provided an excellent overview of each committee. Mark did state we need to have a homeowner on the Architectural Control Committee take the role of Chairperson so requests can be routed to the committee.
Roger Deffner thanked Northpoint Landcare (Sigfredo) for the excellent job they do in helping keep Amberleigh looking great year around. The service is not inexpensive, but they do an excellent job.
New Items:
MCCA Forms: Roger Deffner led a brief discussion of the MCCA forms we use in Amberleigh for homeowners to request approval of all projects. The forms can be found at the www.amberleighatmillcreek.com site under the residents tab. All forms should be sent to the Amberleigh board first, we will then go through the approval process and forward to the MCCA office for their approval. If the forms are sent to MCCA they will forward back to Amberleigh without acting on them as our approval is required first.
Small Storm Drains: Roger Deffner led a brief discussion regarding the need to clean out the small storm drains within each quad area. This should be completed annually at a minimum to keep the sediment form washing into large street storm drains and ultimately into our underground water retention tanks.
WUCIOA Update: Roger Deffner attended a presentation from MCCA and City of Mill Creek on May 20, 2026, to update the HOA’s as to further changes in the WUCIOA statue. We have made significant changes to how we communicate, conduct meetings, provide updates, materials, etc, but there are additional changes that we will need to update all on shortly. Several of these will require additional funding to comply with the guidelines. Some of the tasks we have been able to do internally will need to be contacted out to third party providers. The Board is actively reviewing the items; we will update all residents as the information is clarified and becomes available.
Annual Night Out: The Annual Night Out will be held on August 4, 2026. Mary Spalding and Mark Beales provided an update as to what the program entails and passed out a flyer that will also be sent to all homeowners,
Mary Spalding provided a brief report of the ballot results stating all three items had passed; the Budget, the Self Audit and the open Board position.
Roger Deffner provided the dates for the upcoming Board meetings that are scheduled at this time; 8/12/26, 11/11/26, 2/10/27 and 5/12/27. The meetings will be held at the MCCA offices, all beginning at 7:00 PM. An online option is also available vis the Go to Meeting site.
Roger Deffner asked if there were any further questions about any of the information presented. Bobbi Traeger thanked the Board for their time and efforts in keeping Amberleigh operating and looking great.
Hearing no further comments or questions, Roger Deffner adjourned the meeting at 8:25 PM.
Respectfully Submitted,
Roger Deffner, HOA President and Director