MET Mountain Homeowners Association
Board Meeting
June 17, 2021
Board members in attendants:
Betsy Fowley
Cliff Loeb
Eric Mundy
Vaughn DeCrausaz - Maintenance
Eagle River Water and Sanitation
Vaughn reported that Eagle River Water and Sanitation (ERWS) did an inspection of our fresh water supply and irrigation systems in compliance with State regulations. They found a valve on the supply side of the irrigation back flow preventers that must be removed because if a hose was connected to this valve, it could siphon contaminated water back into the fresh water system. These valves were removed and pipe plugs installed before the irrigation system was turned on for the summer. ERWS also found several outside original water spigots (valves) that did not have a “vacuum break” on the spigots. The vacuum break allows the water to drain out when the spigot is turned off and prevents siphoning of contaminated water back into the fresh water system. Watts vacuum break fittings are on order and will be installed when they are received. ERWS will be emailed for a final inspection when the work is completed.
Gutter/ Roof Modification
Vaughn has installed a modification to the lower end of the metal roof to divert the rain water down into the existing gutter. A piece of 1 ½” x 1/8” aluminum bar stock is secured to the metal roof with beam clamps. The experiment can be seen at 791 Unit #4 at the East end of the garage. The estimated cost to install this solution on the North edges of all the buildings would be $3,932. The Board voted to do a trial on each building and observe the function thru the summer and winter.
Painting of Wood Trim around Metal Roof and Garage Door Trim
Bids were taking for painting the exposed wood trim under the new metal roof flashing and the garage door trim. Eric Mundy of Unlimited Services was the low bidder at $5,600. The Board voted to award the contract to Unlimited Services and start as soon as possible.
Home Improvement Fund
As of April 30, 2021 the Home Improvement Fund is $24,111.69.
Irrigations
Cliff is working with Gore Range Landscaping to improve the condition of the grass with the irrigation. Several of the sprinkler heads can be changed and the watering duration time to correct some of the dry spots. The owners of 791 Unit #1 complain about the water pipe noise when the irrigation is on. Cliff has adjusted the time for the irrigation system East of Strone Creek Drive such that it is not sprinkling during bedtime hours. Vaughn is investigating water supply modifications to reduce the pipe noise.
US Highway 6 Drainage
Colorado Department of Transportation (CDOT) is in the process of repaving US Hwy 6 between Avon and Dowd Junction as well as installing ADA (Americans with Disabilities Act) access at the cross walks. Vaughn asked CDOT construction supervisor if the rain water and snow melt from US Hwy 6 that runs around the corner of Stone Creek Drive and into the MET Mountain parking area at 791 would be corrected. The answer was NO and to file a complaint with the Colorado Department of Law, Division of Risk Management. The claim was file by Certified Registered mail on May 17th.
Declaration Modification of Insurance Rules
A discussion was held the MET Mountain HOA insurance and the insurance the individual owners should have. The general feeling was that the owners insurance should cover outside wall to outside wall and everything in between. If a water pipe leaks or breaks inside a unit, that unit owner and his insurance is responsible. It was agreed that the Declarations should be more specific and clear. The need for legal help was agreed upon. The MET Mountain HOA insurance company, Wall Street Insurance, has recommended T.J. Voboril of Alpenglow Law as a source to modify the insurance section on the Declarations. The Board voted to get an Engagement Agreement from Mr. Voboril and an estimate of the cost to modify the insurance section of the Declarations. Note that the medication MUST be in line with Colorado Common Interest Ownership Act (CCIOA)
MET Mountain Homeowners Association
Board Meeting
February 21, 2020
Board members in attendants:
Chris Smith
Betsy Fowley
Cliff Loeb
Eric Mundy
Vaughn DeCrausaz - Maintenance
The metal roofing is complete on 771 Stone Creek Drive minus new skylights. Homeowners in 771 have their own contract with Ace Roofing and will pay the reminder minus the skylight cost. 791 Stone Creek Drive is almost complete minus the skylights. Ace Roofing invoiced 791 at 0.85 of the remainder for that building. The Board voted to pay the 0.85 for 791 minus the skylights.
There was discussion by the Board that future installations (such as basketball backboards, wind meters) on the standing seam roofing must be clamped to the standing seam and NO holes drilled/anchored thru the metal roofing. HOA approval should be required for such installations. No vote was taken by the Board.
Cliff reported that the snow and ice that fell off the roofs at 771 Stone Creek Drive was huge. He had a 20 pound block of ice come off over the sidewalk leading to the front door. The 771 owners have contracted Black Diamond Snow Removal to chip/plow/remove the avalanched snow and ice on a regular basis.
Given that the previous metal roofing on the townhomes did not have a snow retention system, it was decided last summer to see is a roof snow retention system would be needed. With the 771 experience of snow avalanches and ice falls, for safety the Board voted to require all buildings have a snow retention system. The Board specified the system should be on the north side of all new metal roofs.
Cliff and Vaughn have been researching snow retention systems for some time. Cliff presented his findings on “standing seam” metal roof retention systems. Key to the research is that the snow retention system CANNOT penetrate the roof metal in any way.
The Snow Defender is a clip/bracket about 5” wide and 2” high that setscrews onto the standing seam rib. Based on engineering calculations, approximately 300 of these clips are required for each building.
The price for the Snow Defender is $24,100 to $26,100 for parts and installation for all four buildings.
The second option is the S5 Color Guard System. The S5 has a 2” high T bar running the width of the roof held in place with setscrew clamps on each standing seam rib. The T bar has a provision on the downhill visible side for a color matching sheet metal insert. The price for the S5 is approximately $19,500 to $21, 500 for parts and installation for all four buildings. The additional cost per homeowner would be $1,250 with any additional funding made up by the HOA. Currently the roofer is requiring they install the snow retention solution to keep our five year warranty intact.
The Board voted to install the S5 Color Guard System this summer as the metal roofs are being finished. The decision to wait was predicated on the fact that the above costs require material to be purchased in bulk for all four building and it likely won’t be until after a major snow fall season that the material can be utilized. Also, the installation costs go up very significantly (about $4,600 per building) if the roofer has to shovel the buildings roofs and then shovel the ground snow.
The Board voted to require an additional $1,250 per homeowner unit for the S5 Color Guard System. The owners of 770, 790, 791 obligation of the $1,250 will be reduced by any unused amount of the extra $500 paid per owner of 770, 790, 791 in their special assessment.
The Board voted for the HOA to fund the remaining cost of the S5 Color Guard System over and above the contribution of the owners.
There was discussion on the necessity of the replacement of the north side skylights.
As a safety precaution, Cliff recommended that “Caution Cone” be set on the sidewalks leading to the front doors of 771 and 791 buildings with “Caution” signage. The Board voted for the “Caution Cone” and “Caution” signage.
MET Mountain Homeowners Association
Board Meeting
August 13, 2019
Board members in attendance:
Chris Smith
Betsy Fowley
Cliff Loeb
Eric Mundy
Vaughn DeCrausaz - Maintenance
Cliff reported that the HOA had received $124,355 for the Roofing Assessment
Five owners have paid the full amount The HOA has just paid Ace Roofing $83,750 The HOA has collected $2000 per building for decking replacement if necessary; hence the final payment to the roofer is currently estimated at $89,754 if all decking allowance is consumed. The $2000 per building is approximately enough to replace ½ the decking. If additional costs are incurred due to more decking needing replacement or other surprises, owners could be assessed an additional $500 without a new Special Assessment vote. The HOA has $49,150 left to collect by 9/12/19 which is the end of the Assessment grace period.
Cliff noted that the HOA should be able to collect the remaining amount and not consider a contingency plan to borrow additional fund at the end of the roofing project.
The Board voted to install snow clips/snow brakes (budget dependent) on the north surface of the new roof.
Installing heat tapes on the edges and gutters was discussed. The Board will wait to see funding at the end of the project.
The Eagle-Vail Property Owners Association Design and Review Board has approved the project
Metal roof color selection Dark Bronze
There will be a Pro Bike Race in Avon August 23, 2019 with traffic being stopped.
791 Stone Creek Unit #1 was planning to install a deck on the south side of their unit. Eagle County would not give them a Building Permit because the deck extends on Common Property and there would be a liability issue for the HOA. Note that 791 Unit #2 already has the exact deck with no issues. The Board voted to approve the deck because of Unit #2 deck and the HOA does carry liability insurance.
The next major Board Meeting is planned for Tuesday, November 12, 2019.
An Annual Meeting is planned for Tuesday, December 10, 2019
MET Mountain Homeowners Association
Board Meeting
July 19, 2019
Board members in attendants:
Chris Smith
Betsy Fowley
Cliff Loeb
Eric Mundy
Ilona Smith
Alex and Koen from 791 #1
Vaughn DeCrausaz - Maintenance
Cliff reported that the Special Assessment has pasted 14 to 1, 1 vote not yet cast
Metal roof color selection
Sample colors from Ace Roofing
Colonial Red
Charcoal Gray
Mansard Brown
Medium Bronze
Koen would like to see a sample of the Slate Gray
Betsy like the light greens and blues but did not really care
Cliff, Chris, Ilona, Eric and Alex liked the Medium Bronze
Alex Gove preferred Medium Bronze and wanted if possible to see a sample of Dark Bronze; she didn’t really care to see a sample of Slate Gray as it’s not in the color pallet of our building.
The Board agreed (vote 4 to 0) to canvas each owner with one, two or at most three color choices for their inputs.
The next major Board Meeting is planned for Tuesday, August 13, 2019.
MET Mountain Homeowners Association
Board Meeting
July 14, 2019
In attendants:
Chris Smith
Betsy Fowley
Cliff Loeb
Eric Mundy
Vaughn DeCrausaz - Maintenance
Cliff Loeb of building 771 has been working on the roofing project and issued this report:
1.The HOA HAS to replace the roofs per the Declarations
2.The Board is responsible to get the roofs repair or replaced
3.The damage to the roofs and the interior will get worse year by year
4.The HOA could get a loan for roof repair or replacement
5.It is easier for individual owners to get a loan
a.Alpine Bank - individual loan
b.Alpine Bank - HOA loan
1.2 year interest only
2.10 year amortized loan
3.HOA pledge all dues to pay
4.All owners must pay
All building should have the same color roofs
Board voted 4 to 0 to approve
Every owner must vote on a $16,000 Special Assessment
There must be a 75% or 12 owner approval for the Special Assessment
The Board approved a vote on a Special Assessment survey
The roofing contractor for 771 is Ace Roofing form Glenwood Springs
Items not covered by the Ace Roofing contract
Replacement of existing rotten plywood roof decking
Gutter work
Interior drywall repair
The Board must approve a roof color
The next major Board Meeting is planned for Tuesday, August 13, 2019.
MET Mountain Homeowners Association
Board Meeting
June 9, 2019
In attendants:
Chris Smith
Betsy Fowley
Cliff Loeb
Eric Mundy
Vaughn DeCrausaz - Maintenance
Cliff Loeb of building 771 had an agreement of all the owners of his building to sign a contract with Ace Roofing of Glenwood Springs for a standing seam metal roof. The Board agreed that each building should handle their own roofing for several reasons. Each building should be responsible for the roofing cost in lieu of a Special Assessment of the total Association. It would be much easier to get agreement of the four owners of a building rather than a majority of owners or the sixteen owners in the HOA. It would be much easier to collect the money from the four owners in a building than the total HOA. Building #770 has less roofing area because they have NO South facing roofing and NO skylights so their roofing cost will be less.
Chris and Eric would like more bids for roofing, especially for shingles.
Vaughn will get a bid for asphalt repair and seal coating from Mountain Maintenance.
Eric will re-seal the James Hardy siding joints.
Vaughn gave a report of the savings to the HOA by re-negotiating contracts
HOA insurance from Liberty Mutual to Berkshire Hathaway Guard $5,225
Vail Honeywagon trash removal $2,400
Irrigation Start-up by Cliff and Vaughn $1,200
Total Savings to HOA $8,825
Water usage in the rental unit 770 unit 2 doubled from 7,000 gallon per month to 12,000 and 14,000 in September thru March then reduced to 6,000 gallons. The property manager was notified of the increase and had a plumber check for leaks.
The next Board Meeting is planned for Tuesday, August 13, 2019.
MET Mountain Homeowners Association
Board Meeting October 30, 2018
Attendance:
Chris Smith – President
Betsy Foley – Secretary/Treasurer
Eric Mundy – Board Member
Cliff Loeb – Board Member
Vaughn DeCrausaz – Maintenance – Starboard Electric
Review of October 19, 2017 were was accepted and seconded.
Fall Maintenance
Snowplowing contact with Mountain Maintenance was signed and emailed 10/2/2018
(970) 926-5544 (970) 904-0386 M
Gore Range did a final leaf pickup before the snow 10/26/2018
Starboard has blown out the gutters and down spouts 10/29/2018
Starboard has disconnect hoses from the outside water faucets
Starboard to rent a Bobcat for snow removal of drive piles and roofs
Will review the need as winter progresses, cost is $1,490/month
Review of the Financial Statement.
Checking Account $520.00
Home Improvement Account $6,691.61
Savings Account $6,991.44
Past dues accounts were reviewed. Eric brought in a check.
Ms. Means is selling her unit so Title Company will take care of delinquency.
The four (4) largest debts as of 10/25/2018 are:
Water and Sewer $13,706.48
Landscaping $12,103.95
Insurance $9,602.00
Accounting $4,020.00
Cliff will check with Upper Valley on water conservation audit availability
Vaughn will get bids for landscaping, insurance, and check on accounting
Insurance
HOA insurance does not cover lack of maintenance
Leaking valve stem – NO
Pipe burst – YES
See Amendment to Declarations July 23, 2008 Section VI, 1. d.
Looking at lowering the deductible from $5,000
Looking at insurance liability if owner/renter is growing marijuana in unit
If a claim was made because of the growing in a unit, the insurance would probably pay BUT refuse to renew the policy per Nick and Debbie at Wall Street Insurance
The impression of MET’s insurance was that it only covered the outside building shell
This is NOT the case:
Amendment to Declarations July 23, 2008
Section VI, Insurance
Property Damage Insurance Broad Form Insurance by the Association Association Insurance to cover interior, exterior walls, window and widow frames, heating, utilities, pipes, fixtures, etc. Association shall not insure window glass, fireplaces, interior surfaces, floor coverings, appliance For complete list of items, please the Amendment to the Declarations.
Roof Replacement
The Board has discussed the roofing issues. The repair from the 2017 summer helped but several roofers had pointed out other issues with the decking under the shingles and the deterioration of the shingles
The roofs will be replaced with a Special Assessment BUT the Board has no material, cost or time frame in mind
The Board wants actuate estimates of roof replacement before engaging Homeowners about special assessment
Eric will look into materials and cost
MET Mountain Homeowners Association
Board Meeting October 19, 2017
Attendance:
Chris Smith – President
Betsy Fowley – Secretary/Treasurer
Eric Mundy – Board Member
Cliff Loeb – Prospective Board Member
Vaughn DeCrausaz - Maintenance
Cliff Loeb was the only owner that responded to the October 1st news letter requesting for new Board Members. Chris Smith made the motion that Cliff should be a new Board Member. Betsey Fowley seconded the motion.
Past dues accounts were reviewed. Eric will bring a check. Travis Milloy will receive a Notice of Delinquency letter.
Review of the Financial Statement.
Checking Account $510.00
Home Improvement Account $13,061.77
Savings Account $5,082.70
Snowplowing contact with Mountain Maintenance was signed and mailed in September 27, 2017. (970) 926-5544
Tree trimming of the big Cottonwoods that fell on Cliff Loeb’s roof two weeks ago.
Steve Bullock 970-390-6923 Will look at next week.
Tom Burns 970-949-5018 Will look at next week
Donny McKrackin 970-470-1529 Left message
Cliff Loeb tree damage roof repair:
Middleton Inc.
Todd Middleton
PO Box 3501
Vail, CO 81658
970-376-8933
Cliff Loeb will check on nail and skylight sealing for the other three buildings.
Roof Replacement
Steve Bunn of Ascent Building Consultants completed a survey of our roofs.
The Board wants actuate estimates of roof replacement using the Ascent survey as a specification.
Check into the possibility of a 1st Bank loan for the roofing project.
.
MET Mountain Homeowners Association
Stone Creek Floodplan
August 7, 2009
From the July 16, 2009 MET Mountain notice, Eagle County and Eagle-Vail have proposed a new Stone Creek Floodplain map. This can be found by registering at the Stone Creek Floodplain website. AN accoun must be created and must be activated before you can use it. To activate the account go to the following link or copy-paste it in your browser:
http://www.stonecreekfloodplain.org/index.php?option=com_user&task=activate&activation=c4d4b19cc9c72efe91fee803c9efc929
After activation you may login to http://www.stonecreekfloodplain.org/ using the following username and password:
The south two (2) buildings, 0770 and 0771, are in Shaded Zone X which MAY be at risk of being in thefloodplain. There are NO regulator requirements for Shaded Zone X.
After 3 hours of research Mike Neff, our Traveler Insurance agent, is saying MET Mountain is not in the new Stone Creek Floodplain. The Floodplain mpping is the same for the MET Mountian area from the existing (old) to the proposed (new) Eagle County Floodplain mapping.
MET Mountain cannot buy a blanket flood policy, because it is not sold to Associationa but only to individual homeowners. Mike has presented a FEMA backed flood insurance policy that could be purchased by each owner through Mike Neff Agency, Inc.
(970) 949-5633 at $342.00 per year or $28.50 per month. The insurance is for "surface water" from outside a dwelling and more than one dwelling must be effected. The policy is for the FEMA maximum of $250,000 for the unit and $100,000 for contents with a $500 deductible. You could also contact your insurance agent about flood insurance. Any specific questions should be directed to Mike neff Agency or your insurance agent.
Note that the MET Mountain Declarations have been amended with regard to Owner Obtained Insurance. The following is Section 7, Part (b) of the Amended Declarations:
(b) In order to protect the value of all the Units, each Owner shall be required to obtain insurance for such owner's benefit on such Owner's Townhouse Unit, excluding those items insured by the Association. The minimum insurance coverage obtained by each Unit owner shall be as follows:
$100,000 real property casualty loss insurance
$500,000 liability insurance covering personal injury or death
$ 10,000 water and sewer backup insurance
$ 10,000 assessment coverage
The maximum deductible amount of the Owner's insurance shall be $5,000 which amount may be increased by up to 5% per calendar year. To themaximum extent allowed by law, such insurance shall contain waivers of subrogation and shall be so written that the insurance obtained by the Association shall not be affected or diminshed thereby. Each Unit Owner may be required once a year by a date establshed by the Board of Directors, to provide proof that such Unit owner has in force an owners insurance policy which complies with the foregoing requirements. In the event that such proof is not provided, the Association may, but shall have no obligation to provide such insurance coverage on behalf of any defaulting Unit Owner, in which case the costs thereof shall be bileld to the Unit Owner as additional dues which may be recovered by the Association in the manner as any other dues owed by the Unit Owner to the Association.
I feel this FEMA backed Flood Insurance is a good idea considering the Highway 6 and Bike Path drainage problems, the Eagle-Vail drainage ditch conditons and the recent trtend toward more normal, wetter weather conditions. Please review this type of flood insurance and the mandatory insurance from Section 7 part (b) above with yor insurance agent.
MET Mountain HOA
Vaughn DeCrausaz
Property manger
(970) 390-1882
starbrd@vail.net
MET Mountain Homeowners Association
Annual Meeting December 21, 2011
In Attendance:
Betsy Foley
Kathy Morrow
Eric Mundy
Chris Smith
Cheri Williams
Nancy Thomas – President
Vaughn DeCrausaz – Property Manager
Proxy Statements from:
Steve McGervey
John MacWherter
Brian OReilly
Financials
Board of Directors approved 2012 budget
The First Bank loan for the siding project will be paid off in April.
As of December 5, 2011
Checking Account $72.17
Home Improvement Account $8,660.38
Savings Account $35,135.66
When the First Bank loan is paid off, the Board will consider reducing the Home Improvement assessment by $25.00 per month.
Owners that are behind on their dues by more then 90 days will be asked for a payment schedule. If the payment schedule is not maintained, the Board will request either a lien or foreclosure of the property. Dues not kept current effect the resale of individual units.
The following chimneys were cleaned this fall by Fireless Chimney Sweeps in Minturn
Foley, Loeb, Means, Morrow, Smith, Williams
McGervey and Mundy cleaned their own
All dryer vents were cleaned this fall by Mr. Vac Air Duct Experts
Maintenance Project for 2012
Paint trim on 0770 building
Repair and re-caulk siding plank seams
Stone Creek Floodplan
August 7, 2009
From the July 16, 2009 MET Mountain notice, Eagle County and Eagle-Vail have proposed a new Stone Creek Floodplain map. This can be found by registering at the Stone Creek Floodplain website. AN accoun must be created and must be activated before you can use it. To activate the account go to the following link or copy-paste it in your browser:
http://www.stonecreekfloodplain.org/index.php?option=com_user&task=activate&activation=c4d4b19cc9c72efe91fee803c9efc929
After activation you may login to http://www.stonecreekfloodplain.org/ using the following username and password:
The south two (2) buildings, 0770 and 0771, are in Shaded Zone X which MAY be at risk of being in thefloodplain. There are NO regulator requirements for Shaded Zone X.
After 3 hours of research Mike Neff, our Traveler Insurance agent, is saying MET Mountain is not in the new Stone Creek Floodplain. The Floodplain mpping is the same for the MET Mountian area from the existing (old) to the proposed (new) Eagle County Floodplain mapping.
MET Mountain cannot buy a blanket flood policy, because it is not sold to Associationa but only to individual homeowners. Mike has presented a FEMA backed flood insurance policy that could be purchased by each owner through Mike Neff Agency, Inc.
(970) 949-5633 at $342.00 per year or $28.50 per month. The insurance is for "surface water" from outside a dwelling and more than one dwelling must be effected. The policy is for the FEMA maximum of $250,000 for the unit and $100,000 for contents with a $500 deductible. You could also contact your insurance agent about flood insurance. Any specific questions should be directed to Mike neff Agency or your insurance agent.
Note that the MET Mountain Declarations have been amended with regard to Owner Obtained Insurance. The following is Section 7, Part (b) of the Amended Declarations:
(b) In order to protect the value of all the Units, each Owner shall be required to obtain insurance for such owner's benefit on such Owner's Townhouse Unit, excluding those items insured by the Association. The minimum insurance coverage obtained by each Unit owner shall be as follows:
$100,000 real property casualty loss insurance
$500,000 liability insurance covering personal injury or death
$ 10,000 water and sewer backup insurance
$ 10,000 assessment coverage
The maximum deductible amount of the Owner's insurance shall be $5,000 which amount may be increased by up to 5% per calendar year. To themaximum extent allowed by law, such insurance shall contain waivers of subrogation and shall be so written that the insurance obtained by the Association shall not be affected or diminshed thereby. Each Unit Owner may be required once a year by a date establshed by the Board of Directors, to provide proof that such Unit owner has in force an owners insurance policy which complies with the foregoing requirements. In the event that such proof is not provided, the Association may, but shall have no obligation to provide such insurance coverage on behalf of any defaulting Unit Owner, in which case the costs thereof shall be bileld to the Unit Owner as additional dues which may be recovered by the Association in the manner as any other dues owed by the Unit Owner to the Association.
I feel this FEMA backed Flood Insurance is a good idea considering the Highway 6 and Bike Path drainage problems, the Eagle-Vail drainage ditch conditons and the recent trtend toward more normal, wetter weather conditions. Please review this type of flood insurance and the mandatory insurance from Section 7 part (b) above with yor insurance agent.
MET Mountain HOA
Vaughn DeCrausaz
Property manger
(970) 390-1882
starbrd@vail.net
MET Mountain Homeowners Association
Annual Meeting December 21, 2011
In Attendance:
Betsy Foley
Kathy Morrow
Eric Mundy
Chris Smith
Cheri Williams
Nancy Thomas – President
Vaughn DeCrausaz – Property Manager
Proxy Statements from:
Steve McGervey
John MacWherter
Brian OReilly
Financials
Board of Directors approved 2012 budget
The First Bank loan for the siding project will be paid off in April.
As of December 5, 2011
Checking Account $72.17
Home Improvement Account $8,660.38
Savings Account $35,135.66
When the First Bank loan is paid off, the Board will consider reducing the Home Improvement assessment by $25.00 per month.
Owners that are behind on their dues by more then 90 days will be asked for a payment schedule. If the payment schedule is not maintained, the Board will request either a lien or foreclosure of the property. Dues not kept current effect the resale of individual units.
The following chimneys were cleaned this fall by Fireless Chimney Sweeps in Minturn
Foley, Loeb, Means, Morrow, Smith, Williams
McGervey and Mundy cleaned their own
All dryer vents were cleaned this fall by Mr. Vac Air Duct Experts
Maintenance Project for 2012
Paint trim on 0770 building
Repair and re-caulk siding plank seams