MINUTES
OF THE ANNUAL GENERAL MEETING of 2006-2007
THE OWNERS STRATA PLAN PGS 173
ALPINE VILLAGE
Held on Thursday, November 29, 2007
Held at the Days Inn, 600 Quebec Street, Prince George, B.C.
The meeting was chaired by the Council President, Dan Veller.
CALL TO ORDER
The Chair called the meeting to order at 7:40 pm.
CERTIFY PROXIES AND CORPORATE REPPRESENTATIVES
The attendance register was taken at the door. There were 95 Owners represented in person (26) and by proxy (69). Under these circumstances, a quorum was present and the meeting was able to proceed with the business at hand.
APPROVAL OF THE AGENDA
It was moved by Dave Henderson and seconded by Betty Andrews to approve the agenda, as amended, for this evening’s meeting.
CARRIED
AMENDMENT TO THE AGENDA
It was moved by Mike McAdams and seconded by Maureen Bricker to amend the Agenda by moving to have the Election to Council before the Adoption of November 14, 2006 Minutes
Unanimous
CARRIED
ELECTION OF COUNCIL
For the election to Council the Chair was transferred to the Strata Office Manager. The Chair noted that the strata act allows for a minimum of three individuals up to a maximum of five individuals on council.
For the purpose of election, the previous council was dissolved and nominations were requested. There was nomination for nine candidates. Votes were received from members present only under secret ballots.
The new council voted in for the 2007 – 2008 year is:
Dan Veller
Mike McAdams
Maureen Bricker
Dave Henderson
Lorna Bihori
ADOPTION OF FEBRUARY 7, 2007 MINUTES
It was moved by Tim Veeken and seconded by Gail Warren to adopt the minutes of the meeting held February 7, 2007 as circulated.
CARRIED
UNFINISHED BUSINESS
No unfinished business
PRESIDENT’S REPORT FOR 2006-2007
The president’s report was presented by Dan Veller and is attached for the owners’ reference.
Moved by: Gail Warren and seconded by Sheryl Dodorico to accept the President’s report as presented and read.
Unanimous
CARRIED
INSURANCE REPORT
A copy of the Insurance report was presented to the members
REVIEW AND APPROVAL OF THE OPERATING BUDGET FOR 2007 – 2008
The Owners were presented with two possible options. Budget A had no increase in monthly maintenance fees. And Budget B with a 10% increase in maintenance fees
The members asked clarification on the status of the Contingency Reserve. The Contingency Reserve Funds now stands at $267,000 as of September 30, 2007.
A motion was presented by Margaret Anderson and seconded by Heather Bennett to transfer the operating surplus of $60,000.00 from the operating budget of 2006-2007 to the contingency reserve fund.
Unanimous
A motion was presented by Margaret Anderson and seconded by Heather Bennett to accept the proposed 2007-2008 Operating Budget with an increase of 10%.
The motion needed a 75% vote in favour. The motion was defeated (32 in favour; 62 against; 2 abstentions).
NEW BUSINESS
The members present discussed several matters:
A) The matter of new siding and problems related to the issue, i.e., condition of current siding, replacement with new siding, paint, rot of actual siding, etc.)
B) The issue of parking, particularly on D54 affected with the presence of trees preventing easy access.
C) The issue related to fencing along Strathcona Avenue. It was determined that fencing will not be replaced at this time for security reason.
D) The issue surrounding window replacement (at the owner’s cost and expenses) and the eventual clean up of the basement window by the strata.
E) The matter surrounding security and cleanliness around the complex
ADJOURNMENT
The meeting was adjourned at 9:40pm
________________________________________________________________
President’s Report, 2007
Fellow Owners
My name is Dan Veller and I am the president of the strata council. This past year we have enjoyed our second year of self management. We have experienced the same growing pains with managers, maintenance and bookkeeping. I am very confident that it is now finally behind us. As you know we as your current council continue to volunteer many hours and large amount of energy getting through this second year.
We have accomplished many things this past year. We continue to replace roofing as required; we have most of the fencing completed in the complex. We planted flowers and some lawn seed and it did help to brighten up the complex. We have had a very busy year with our maintenance workers. They have been pushed very hard by us and it would be greatly appreciated if all of you would give them a word of encouragement from time to time.
Property values are still increasing in the complex and are expected to continue for a few years to come. We still need to spend money to keep our homes looking as they should. The long term maintenance plan that we are using must be kept up or we will fall far behind and special assessment will be required to catch up.
We are looking at two major items that will need attention very soon. The first is the siding. This will take a lot more time to try to put pricing in place. We are working on it and will keep all of you posted as to what we come up with. We understand that there will be some of you who will require help from council and we are also looking into that as well. The second is paving and still a few years away however it is still a very large item that must be dealt with. We need to stay on course and continue to grow our contingency fund to protect all of us for future problems.
Our focus for the new-year is as follows:
1. Shingle replacement will continue as required, the good news is we are almost
done the entire complex. We should be finished in two more years.
2. We are putting together a landscaping plan to change the look of the complex. We
need to make it look more attractive and comfortable for families to live.
3. Bylaw enforcement is also a main priority. It is in our bylaws that all pets must be
registered with council including a picture of the pet. This will no longer be
tolerated as the pet issue has become out of hand.
4. Building the contingency reserve is always a goal for the present council as we
are aware that there are major repairs just around the corner.
5. We are looking into something that will be a permanent fix for the exterior of the
complex. We are currently looking at vinyl siding. This is going to be a major
expense but must be dealt with sooner than later.
6. Last, we need more community support from within the complex to build
committees to help us with all of our tasks. We must continue to lobby the city
about the park and lighting improvements. I ask for this every year and we really
need your help so please volunteer to make Alpine Village a better place to live.
We hopefully have a great team heading into the new year and we will look forward to your input and help with all of our duties in and throughout the complex.
Yours truly
Dan Veller
Friday, December 28, 2007
Meeting Minutes November 22, 2007
Alpine Village Strata Council
Meeting Minutes November 22, 2007
Attendance; Dan, Mike, Maureen, Pat, Dave
Meeting called to order at 5:40 PM
The only item on the Agenda today is the final review of points of discussion for the AGM of November 29, 2007
Meeting ended at 6:45 PM
Next meeting December 13, 2007 with the new council
Meeting Minutes November 22, 2007
Attendance; Dan, Mike, Maureen, Pat, Dave
Meeting called to order at 5:40 PM
The only item on the Agenda today is the final review of points of discussion for the AGM of November 29, 2007
Meeting ended at 6:45 PM
Next meeting December 13, 2007 with the new council
Meeting Minutes November 8, 2007
Alpine Village Strata Council
Meeting Minutes November 8, 2007
Attendance; Dan, Mike, Maureen, Pat, Dave
Meeting called to order at 5:40 PM
The only item on the Agenda today is the preparation of points of discussion for the AGM of November 29, 2007
The following points were discussed
- Review of President’s report
- Fencing
- Siding
- Review of Financial Statement for 2006-2007 and preparation of 2007-2008 Budget
Meeting ended at 6:45 PM
Next meeting November 22, 2007
Meeting Minutes November 8, 2007
Attendance; Dan, Mike, Maureen, Pat, Dave
Meeting called to order at 5:40 PM
The only item on the Agenda today is the preparation of points of discussion for the AGM of November 29, 2007
The following points were discussed
- Review of President’s report
- Fencing
- Siding
- Review of Financial Statement for 2006-2007 and preparation of 2007-2008 Budget
Meeting ended at 6:45 PM
Next meeting November 22, 2007
Meeting Minutes October 11, 2007
Alpine Village Strata Council
Meeting Minutes October 11, 2007
Attendance; Dan, Mike, Maureen, Pat,
Meeting called to order at 5:40 PM
The meeting scheduled for October 4, 2007 was cancelled due to lack of Quorum
The only item on the Agenda today is the preparation of points of discussion for the AGM of November 29, 2007
The following points were discussed
- Tree removal on a selective manner
- Dog bylaws enforcement
- Asphalt issues
- Security issues
- Landscaping
Meeting ended at 6:45 PM
Next meeting November 8, 2007 Bring resolutions to be discussed for AGM
Meeting Minutes October 11, 2007
Attendance; Dan, Mike, Maureen, Pat,
Meeting called to order at 5:40 PM
The meeting scheduled for October 4, 2007 was cancelled due to lack of Quorum
The only item on the Agenda today is the preparation of points of discussion for the AGM of November 29, 2007
The following points were discussed
- Tree removal on a selective manner
- Dog bylaws enforcement
- Asphalt issues
- Security issues
- Landscaping
Meeting ended at 6:45 PM
Next meeting November 8, 2007 Bring resolutions to be discussed for AGM
Friday, December 07, 2007
Letter to Residents - Snow Removal 2007
December 5, 2007
To All Residents of
Alpine Village Strata
Dear Residents
I am sure all of you have realized that, once again, we are having an early winter season this year with more snow than expected. With snow falls comes snow removing and clean-up of parking areas, stairs and pathways.
Over the winter months our staff will keep all common area paths clear of snow; however, each resident is responsible for cleaning up their own parking stalls, doorsteps and walkway.
When the loaders come through they will clean the parking stalls but only if all the stalls are empty. To ensure that our parking areas are safe and clean, the cooperation of all residents is needed. If someone is parked beside your stall it will not be cleaned. If you are parked in your stall other resident’s stalls will not be cleaned.
We ask all residents to clean their doorsteps and walkways and to please move your vehicles when the snow removal crews come through. It only takes a few minutes and it makes the parking lots easier to use. Consider other residents as well as yourself.
We are also noticing an accumulation of garbage bags and others detritus on the path to the garbage bins. These garbage bags are not put in the bins but are scattered in the parking areas and walkway and have to be picked up by our maintenance crew instead of doing snow removal. Please note that fines will be issued against occupants not disposing of their garbage properly.
Thank you in advance for your cooperation and happy shovelling.
Sincerely,
Management and Staff of Alpine Village
To All Residents of
Alpine Village Strata
Dear Residents
I am sure all of you have realized that, once again, we are having an early winter season this year with more snow than expected. With snow falls comes snow removing and clean-up of parking areas, stairs and pathways.
Over the winter months our staff will keep all common area paths clear of snow; however, each resident is responsible for cleaning up their own parking stalls, doorsteps and walkway.
When the loaders come through they will clean the parking stalls but only if all the stalls are empty. To ensure that our parking areas are safe and clean, the cooperation of all residents is needed. If someone is parked beside your stall it will not be cleaned. If you are parked in your stall other resident’s stalls will not be cleaned.
We ask all residents to clean their doorsteps and walkways and to please move your vehicles when the snow removal crews come through. It only takes a few minutes and it makes the parking lots easier to use. Consider other residents as well as yourself.
We are also noticing an accumulation of garbage bags and others detritus on the path to the garbage bins. These garbage bags are not put in the bins but are scattered in the parking areas and walkway and have to be picked up by our maintenance crew instead of doing snow removal. Please note that fines will be issued against occupants not disposing of their garbage properly.
Thank you in advance for your cooperation and happy shovelling.
Sincerely,
Management and Staff of Alpine Village
Friday, November 09, 2007
Meeting Minutes September 27, 2007
Alpine Village Strata Council
09/27/07
Attendance; Dan, Dave, Mike, Maureen, Pat, Claude
Dan moved to enforce noise bylaws against unit F47. Maureen seconded
Motion carried. Mike abstained from vote due to possible conflict of interest.
Exterior of fence on Hwy 16 to be backfilled at an expense of $750.00
Interior of that area to be filled for $2800.00
PG Strata to decide by next week on committing $1600.00 for cost share on fence
Fencing issues to be handled at AGM as they pertain to the appearance of common property
Security issues of complex to be reviewed. Residents to be encouraged to leave lights on and to be pro active.
Next meeting 10/04/07 Bring resolutions to be discussed for AGM
09/27/07
Attendance; Dan, Dave, Mike, Maureen, Pat, Claude
Dan moved to enforce noise bylaws against unit F47. Maureen seconded
Motion carried. Mike abstained from vote due to possible conflict of interest.
Exterior of fence on Hwy 16 to be backfilled at an expense of $750.00
Interior of that area to be filled for $2800.00
PG Strata to decide by next week on committing $1600.00 for cost share on fence
Fencing issues to be handled at AGM as they pertain to the appearance of common property
Security issues of complex to be reviewed. Residents to be encouraged to leave lights on and to be pro active.
Next meeting 10/04/07 Bring resolutions to be discussed for AGM
Meeting Minutes September 13, 2007
Alpine Village Strata Council Meeting
09/13/07
· Attendance; Pat, Maureen, Don, Dave, Claude
· Absent; Mike
Meeting called to order 5:35
The AGM meeting is tentatively set for 11/28/07
Owners are to be notified ASAP
Managers Report
· Jack & Ralph are due for a wage increase as promised in the spring
· Ralph is owed 22 hours off
· Jack is owed 100 hours off
· Legal action has been initiated against units A78 , F37,D60
· Total receivables now stand at $8,083.00
· Roofing project is proceeding. Two roofs now done. poor weather is impeding progress
· A contractor has been hired to repair potholes for $2500.00
· all council members are to be notified when major money outlay is required
· fence between Alpine and PG strata is on hold pending PG strata committing to cost sharing
· Marathon Eavestroughing did some maintenance on eavestroughs
· a memo is to be sent to tenants to not flush unnecessary item down the toilets
· Terasen Gas is again demanding access to gas meters
It was decided by council that the washers and dryers be disposed of in any way possible as there seems to be no buyers for them.
Next council meeting 09/27/07 for AGM organization
Next regular meeting 10/11/07
09/13/07
· Attendance; Pat, Maureen, Don, Dave, Claude
· Absent; Mike
Meeting called to order 5:35
The AGM meeting is tentatively set for 11/28/07
Owners are to be notified ASAP
Managers Report
· Jack & Ralph are due for a wage increase as promised in the spring
· Ralph is owed 22 hours off
· Jack is owed 100 hours off
· Legal action has been initiated against units A78 , F37,D60
· Total receivables now stand at $8,083.00
· Roofing project is proceeding. Two roofs now done. poor weather is impeding progress
· A contractor has been hired to repair potholes for $2500.00
· all council members are to be notified when major money outlay is required
· fence between Alpine and PG strata is on hold pending PG strata committing to cost sharing
· Marathon Eavestroughing did some maintenance on eavestroughs
· a memo is to be sent to tenants to not flush unnecessary item down the toilets
· Terasen Gas is again demanding access to gas meters
It was decided by council that the washers and dryers be disposed of in any way possible as there seems to be no buyers for them.
Next council meeting 09/27/07 for AGM organization
Next regular meeting 10/11/07
Wednesday, September 26, 2007
Meeting Minutes August 9, 2007
Alpine Village Strata Council Meeting
08/09/2007
Attendance: Dan; Mike; Heather; Pat; Dave; Claude Absent: Maureen
Called to order 5:40 P.M.
Claude (complex Manager) Report;
· Fence on Upland St. due to be painted next week
· New Unit #'s on Strathcona Ave to be installed shortly.... with 1900 to be displayed on fence
· More boards have been ordered for the fence
· Painting has been halted (except trim) and the whole siding issue must be reviewed.
· We must develop long range plans for siding
· PG strata have been approached to help defer cost of new fence. Their share would be $1500.
· Roofing should be completed by end of September
· Dan is going to talk with some siding contractors to see what they think our best options may be
· Storm sewer problems have been pinpointed... a engineer will be consulted to see what solutions may be available to us
· All overtime by employees of Alpine Village must be preauthorized by management
· Any overtime worked must be taken in time off during the current pay period
· Excess cash in Alpine chequing account is to be removed and invested in GIC's and other secure investments.
· Terasen Gas wants gates installed on back fences to enable access to gas meters. security and privacy issues are a concern
· Meeting Adjourned at 7:00 PM
Next meeting September 13, 2007 5:30 PM
08/09/2007
Attendance: Dan; Mike; Heather; Pat; Dave; Claude Absent: Maureen
Called to order 5:40 P.M.
Claude (complex Manager) Report;
· Fence on Upland St. due to be painted next week
· New Unit #'s on Strathcona Ave to be installed shortly.... with 1900 to be displayed on fence
· More boards have been ordered for the fence
· Painting has been halted (except trim) and the whole siding issue must be reviewed.
· We must develop long range plans for siding
· PG strata have been approached to help defer cost of new fence. Their share would be $1500.
· Roofing should be completed by end of September
· Dan is going to talk with some siding contractors to see what they think our best options may be
· Storm sewer problems have been pinpointed... a engineer will be consulted to see what solutions may be available to us
· All overtime by employees of Alpine Village must be preauthorized by management
· Any overtime worked must be taken in time off during the current pay period
· Excess cash in Alpine chequing account is to be removed and invested in GIC's and other secure investments.
· Terasen Gas wants gates installed on back fences to enable access to gas meters. security and privacy issues are a concern
· Meeting Adjourned at 7:00 PM
Next meeting September 13, 2007 5:30 PM
Meeting Minutes July 12, 2007
Alpine Village Minutes
07/12/2007
Meeting Called to order 5:35 pm
In Attendance: Maureen, Dan, Dave, Pat, Heather, Jack, Claude.
Claude's Report: BC hydro donated $2500. 00 for easement
Roofers to start first week of August
Painting has been arranged
Maintenance is on schedule and proceeding well.
PG strata is unwilling to cost share new fencing
General Topics: Please start preparing for AGM. Review bylaws and think of any changes that should be made. Consider any projects or improvements that should be presented to the ownership.
Insect control is not up to expectations. We have contract with pest control and should use it more. Contact office with any related problems and Claude will get pest control to handle it.
Meeting Adjourned 6:52
07/12/2007
Meeting Called to order 5:35 pm
In Attendance: Maureen, Dan, Dave, Pat, Heather, Jack, Claude.
Claude's Report: BC hydro donated $2500. 00 for easement
Roofers to start first week of August
Painting has been arranged
Maintenance is on schedule and proceeding well.
PG strata is unwilling to cost share new fencing
General Topics: Please start preparing for AGM. Review bylaws and think of any changes that should be made. Consider any projects or improvements that should be presented to the ownership.
Insect control is not up to expectations. We have contract with pest control and should use it more. Contact office with any related problems and Claude will get pest control to handle it.
Meeting Adjourned 6:52
Wednesday, July 11, 2007
Special Resolutions Meeting - June 21, 2007
Alpine Village Minutes
06/21/2007
Special Meeting Dealing With Special Resolutions
Meeting called to order by Dan at 5:33
Attending were Claude, Dan, Mike, Heather, Dave, Maureen......Pat was absent.
All owners were requested to submit their votes for four (4) special resolutions. There were sixty eight (68) ballots cast.
Resolution #1 - The Council moves to modify the easement running from Strathcona Avenue along the “I” drive to accommodate the public utilities (Terasen Gas, BC Hydro, City of Prince George). As requested by the utility services and determined by McElhanney & Associates Land Surveying Ltd, the easement access will now be 16.334 m wide along Strathcona Avenue and will follow the property line along the border between PGS173 and PGS1 (Strathcona Strata) up to Highway 16
68 in favor.......... resolution carried
Resolution #2 - The Council moves to authorize the encroachment on Alpine Village property to install a guy and anchor for the sub pole outside the fence on the Highway 16 side of the common property. The pole and guy are installed near the back yard of unit A36.
68 in favor......resolution carried
Resolution #3 - The council moves to modify and improve the fencing on the Common Property as described above by items 1 to 7 inclusive. The Council requests authorization to have the work completed at its discretion depending on circumstances, time and weather. The council will do all in its power to have the work described in points 1 to 7 completed before September 30, 2007 (end of fiscal year).
66 in favor.......2 against ......... resolution carried
Resolution #4 - The Council requests the authorization from the Owners of Alpine Village Strata PGS 173, to spend a sum not exceeding $25,000.00 (in excess of the funds already approved in the 2007/2008 budget) to be taken from the contingency funds available in order to complete the fencing work required, if necessary
64 in favor....4 against ......resolution carried
Mike moved meeting be adjourned Maureen seconded
06/21/2007
Special Meeting Dealing With Special Resolutions
Meeting called to order by Dan at 5:33
Attending were Claude, Dan, Mike, Heather, Dave, Maureen......Pat was absent.
All owners were requested to submit their votes for four (4) special resolutions. There were sixty eight (68) ballots cast.
Resolution #1 - The Council moves to modify the easement running from Strathcona Avenue along the “I” drive to accommodate the public utilities (Terasen Gas, BC Hydro, City of Prince George). As requested by the utility services and determined by McElhanney & Associates Land Surveying Ltd, the easement access will now be 16.334 m wide along Strathcona Avenue and will follow the property line along the border between PGS173 and PGS1 (Strathcona Strata) up to Highway 16
68 in favor.......... resolution carried
Resolution #2 - The Council moves to authorize the encroachment on Alpine Village property to install a guy and anchor for the sub pole outside the fence on the Highway 16 side of the common property. The pole and guy are installed near the back yard of unit A36.
68 in favor......resolution carried
Resolution #3 - The council moves to modify and improve the fencing on the Common Property as described above by items 1 to 7 inclusive. The Council requests authorization to have the work completed at its discretion depending on circumstances, time and weather. The council will do all in its power to have the work described in points 1 to 7 completed before September 30, 2007 (end of fiscal year).
66 in favor.......2 against ......... resolution carried
Resolution #4 - The Council requests the authorization from the Owners of Alpine Village Strata PGS 173, to spend a sum not exceeding $25,000.00 (in excess of the funds already approved in the 2007/2008 budget) to be taken from the contingency funds available in order to complete the fencing work required, if necessary
64 in favor....4 against ......resolution carried
Mike moved meeting be adjourned Maureen seconded
Tuesday, June 26, 2007
Council Monthly Meeting - June 14, 2007
Alpine Village Council Meeting
Minutes 6/14/2007
Attendance: Mike, Maureen, Dave, Dan, Heather, Jack, Claude
Absent: Pat
Called to order 5:33 PM by Dan
Jack gave his report... it was decided that Jack need not attend meetings in the future and should just submit an ongoing progress report to Claude that would be relayed to council
75% 0f landscaping is now complete… weather has slowed it down and is the determining factor on when it will be completed
Jack will do some temporary repairs to city sidewalk on Strathcona to make it better till the city repairs next year
Manager’s report: Claude is very happy with having a steno to help with paperwork. Current steno will be leaving for a different job Claude will hire a replacement.
Landscaping is on budget
Painting is next project to be started
Numbers on buildings will be redone at same time as painting is done Moved by Mike seconded by Heather
Roofing quotes were discussed and Claude will contact the company we have decided upon i.e., deWit & Sons. The work should start early August 2007
Council discussed easement concerns and benefits ... seems it will work well for us
The new fence on Hwy 16 has been approved by Dept of Highways (Ministry of Transport)
Claude is to send official letter to Strathcona Court that we will be moving the fence to the correct property line in the future ... no date to be set.
Playground is to be leveled at same time backhoe is in to fix sinkhole Chain link fence will then be installed
The other two sections of fence that have previously been discussed for chain link will instead be returned to wood .Dan Moved and Heather seconded
Special Resolutions votes must be in by 5PM June 18
There will be a special meeting to deal with special resolutions Thursday June 21, 5:30 PM at the Strata office
Dan's report: Re Roofing 6 units will be roofed this year … others to be done next budget year Passed unanimously
It was decided because of liabilities and expense not to purchase the old truck Jack is using …we will continue to rent as required
Meeting ended with a walking tour of easement area so we would understand exactly what is happening
Meeting ended 8:30 PM
Minutes 6/14/2007
Attendance: Mike, Maureen, Dave, Dan, Heather, Jack, Claude
Absent: Pat
Called to order 5:33 PM by Dan
Jack gave his report... it was decided that Jack need not attend meetings in the future and should just submit an ongoing progress report to Claude that would be relayed to council
75% 0f landscaping is now complete… weather has slowed it down and is the determining factor on when it will be completed
Jack will do some temporary repairs to city sidewalk on Strathcona to make it better till the city repairs next year
Manager’s report: Claude is very happy with having a steno to help with paperwork. Current steno will be leaving for a different job Claude will hire a replacement.
Landscaping is on budget
Painting is next project to be started
Numbers on buildings will be redone at same time as painting is done Moved by Mike seconded by Heather
Roofing quotes were discussed and Claude will contact the company we have decided upon i.e., deWit & Sons. The work should start early August 2007
Council discussed easement concerns and benefits ... seems it will work well for us
The new fence on Hwy 16 has been approved by Dept of Highways (Ministry of Transport)
Claude is to send official letter to Strathcona Court that we will be moving the fence to the correct property line in the future ... no date to be set.
Playground is to be leveled at same time backhoe is in to fix sinkhole Chain link fence will then be installed
The other two sections of fence that have previously been discussed for chain link will instead be returned to wood .Dan Moved and Heather seconded
Special Resolutions votes must be in by 5PM June 18
There will be a special meeting to deal with special resolutions Thursday June 21, 5:30 PM at the Strata office
Dan's report: Re Roofing 6 units will be roofed this year … others to be done next budget year Passed unanimously
It was decided because of liabilities and expense not to purchase the old truck Jack is using …we will continue to rent as required
Meeting ended with a walking tour of easement area so we would understand exactly what is happening
Meeting ended 8:30 PM
Monthly Council Meeting - May 10, 2007
Alpine Village Minutes
05/10/2007
Called to order @ 5:36 PM
In attendance; Dave, Maureen, Mike, Dan, Ralph, Jack, Claude.
Minutes were read and accepted from previous meeting.
Jack gave his report Re: the maintenance of the complex. He reported that he felt spring cleanup was 90 % complete. All equipment had been inspected, serviced and was ready for use. He is in need of a truck to haul dirt, etc. for the landscaping that needs to be done. What are the possibilities of leasing one for a month?
Managers Report: Insurance for complex has been investigated complex now worth 29.6 million
Due to non-compete nature of insurance we will get from same place as last year.
The easement problems were discussed; nothing can be done about it so approval must be given. We must negotiate the best settlement we can from all involved parties.
New employee Stephan was hired for landscaping
Tow abandoned vehicles by May 15.
Roofing Quotes are to be obtained ......due to seasonal pressures quotes are good for only a few months this has to be taken into consideration.
Terasen Gas wants gates on all fences that have access to gas meters......Must be done
Bylaw infractions and owners/ tenants ignorance of bylaws was discussed... it was decided that a copy of bylaws would be distributed to all tenants and owners.
Claude (complex manager) is slowly being drowned in a sea of paperwork. It is decided that a part time steno/ filing clerk should be hired to enable Claude to do his real job of managing the complex.
There will be a walkabout at 5:15 Monday night. The purpose will be to determine what needs to be done and a priority scale for the work.
Meeting adjourned 7:05 Heather called for adjournment 2nd by Maureen
05/10/2007
Called to order @ 5:36 PM
In attendance; Dave, Maureen, Mike, Dan, Ralph, Jack, Claude.
Minutes were read and accepted from previous meeting.
Jack gave his report Re: the maintenance of the complex. He reported that he felt spring cleanup was 90 % complete. All equipment had been inspected, serviced and was ready for use. He is in need of a truck to haul dirt, etc. for the landscaping that needs to be done. What are the possibilities of leasing one for a month?
Managers Report: Insurance for complex has been investigated complex now worth 29.6 million
Due to non-compete nature of insurance we will get from same place as last year.
The easement problems were discussed; nothing can be done about it so approval must be given. We must negotiate the best settlement we can from all involved parties.
New employee Stephan was hired for landscaping
Tow abandoned vehicles by May 15.
Roofing Quotes are to be obtained ......due to seasonal pressures quotes are good for only a few months this has to be taken into consideration.
Terasen Gas wants gates on all fences that have access to gas meters......Must be done
Bylaw infractions and owners/ tenants ignorance of bylaws was discussed... it was decided that a copy of bylaws would be distributed to all tenants and owners.
Claude (complex manager) is slowly being drowned in a sea of paperwork. It is decided that a part time steno/ filing clerk should be hired to enable Claude to do his real job of managing the complex.
There will be a walkabout at 5:15 Monday night. The purpose will be to determine what needs to be done and a priority scale for the work.
Meeting adjourned 7:05 Heather called for adjournment 2nd by Maureen
Tuesday, May 29, 2007
Letters to all owners & Occupants re: Strata Bylaws
May 14, 2007
To All Occupants (Owners & Tenants)
And Property Managers of
Alpine Village Strata PGS 173
2131 Upland Street & 1900 Strathcona Avenue
Prince George, BC,
V2L 2V8 & V2L 2V9
To All
Re: Alpine Village Strata PGS 173 - Bylaws.
The Council and Management of Alpine Village have noticed over the last couple of months that several occupants are not only not respecting the bylaws put in place by the Owners of Alpine Village but that several occupants (owners and tenants) are not even aware that there are bylaws in place. These bylaws are over and above the Residential Tenancy Act and they are regularly reviewed and enforced to ensure compliance by all, to ensure the best living conditions to all occupants and to maintain and increase the property values of Alpine Village Strata.
Consequently, in view of the lack of knowledge and respect of Alpine Village Bylaws, a copy of Alpine Village Strata Bylaws PGS 173 is supplied and attached to this letter for all occupants and owners.
A copy of Alpine Village Bylaws will be forwarded to Owners that have provided an e-mail address and a hard copy will be distributed to all 239 units of the complex. A hard copy of Alpine Village Bylaws will also by forwarded by mail to all owners who do not have an e-mail address. A copy of this letter will also be posted on our website (www.alpine-village.blogspot.com)
The Strata Council and the Strata Management is hoping that the number of Bylaw Breach by occupants of Alpine Village will be substantially reduced.
Please note that further to this letter and the supply of Alpine Village Bylaws, all occupants will deemed to be fully aware of potential Bylaw breach and be informed that the fine of $50.00 per week per infraction, set in bylaw no 10.01, will be strictly enforced without exception.
Thank you all for your cooperation.
Claude DesRoches
Office Strata Manager
On behalf of Council of Alpine Village Strata PGS 173
C.c.: Strata Council
To All Occupants (Owners & Tenants)
And Property Managers of
Alpine Village Strata PGS 173
2131 Upland Street & 1900 Strathcona Avenue
Prince George, BC,
V2L 2V8 & V2L 2V9
To All
Re: Alpine Village Strata PGS 173 - Bylaws.
The Council and Management of Alpine Village have noticed over the last couple of months that several occupants are not only not respecting the bylaws put in place by the Owners of Alpine Village but that several occupants (owners and tenants) are not even aware that there are bylaws in place. These bylaws are over and above the Residential Tenancy Act and they are regularly reviewed and enforced to ensure compliance by all, to ensure the best living conditions to all occupants and to maintain and increase the property values of Alpine Village Strata.
Consequently, in view of the lack of knowledge and respect of Alpine Village Bylaws, a copy of Alpine Village Strata Bylaws PGS 173 is supplied and attached to this letter for all occupants and owners.
A copy of Alpine Village Bylaws will be forwarded to Owners that have provided an e-mail address and a hard copy will be distributed to all 239 units of the complex. A hard copy of Alpine Village Bylaws will also by forwarded by mail to all owners who do not have an e-mail address. A copy of this letter will also be posted on our website (www.alpine-village.blogspot.com)
The Strata Council and the Strata Management is hoping that the number of Bylaw Breach by occupants of Alpine Village will be substantially reduced.
Please note that further to this letter and the supply of Alpine Village Bylaws, all occupants will deemed to be fully aware of potential Bylaw breach and be informed that the fine of $50.00 per week per infraction, set in bylaw no 10.01, will be strictly enforced without exception.
Thank you all for your cooperation.
Claude DesRoches
Office Strata Manager
On behalf of Council of Alpine Village Strata PGS 173
C.c.: Strata Council
Friday, April 27, 2007
Spring News Letter - April 17, 2007
D80-2131 Upland Street • Prince George • BC • V2L 2V8 •Tel: (250) 561 1926 • Fax: (250) 562-1122
E-mail – alpinevillage@pgonline.com
SPRING NEWSLETTER
TO ALL ALPINE VILLAGE OCCUPANTS
Spring Cleaning
Your Strata Council wants our complex to really sparkle this spring and summer.
I am sure that you have already notice that Alpine Village maintenance staff has already started by sweeping the parking lots and removing gravel and debris left during winter. Jacques and Ralph and the management would like to express our thanks for the assistance and cooperation provided by the occupants.
The beautification of our complex will continue and the continued cooperation of residents is welcome and always appreciated. We would like to take this opportunity to request from all occupants to take the time to clean their front and backyard in April from all detritus, garbage, etc and dispose of them properly. We are providing you with a garbage bag for that purpose. Once done, kindly leave the bag by your front lawn and our maintenance crew will dispose of it.
Vehicle and Parking
In regards to vehicle parking, storage and maintenance, etc., I take this opportunity to remind to all some of the points covered in our bylaws.
- Each unit is entitled to ONE parking only. We expect the occupants to use their proper designated parking so that visitors parking can be used adequately.
- Visitors parking cannot be reserved and are on “First come, First serve” basis.
- NO VEHICLE MAINTENANCE OR REPAIRS can be done in the parking area or in your parking stall.
- We have noted recently that several vehicle owners are not respecting the “No Parking Area”; the “Fire Lane Zone” or are parked in other resident’s parking spot contrary to bylaws and posted signs.
- As you know some vehicle owners were allowed to park their vehicle by the storage shed during winter for various reasons. However, it is now time to move them out of the neighbourhood or to put them on the road. ALL OWNERS OF THE SAID STORED VEHICLES SHOULD MOVE THEM OUT BY APRIL 30. ALL VEHICLES SHOULD BE IN ROAD WORTHY CONDITION AND PROPERLY INSURED. Vehicles left on site after May 1, 2007 will be towed away at the owner’s cost and expenses and disposed of.
- Please respect the SPEED LIMIT of 10km/hr.
Pets and Public Health
With spring at our doors, everyone wants to get out of the house including our pets (cats and dogs). This brings me unfortunately to a very smelly subject. Although most pet owners are responsible and reliable, there are still some who let their pets wandering freely around the neighbourhood and allowed them to leave their business card where ever.
Alpine Village Management and Maintenance is now using CAT TRAPS in order to reduce the number of wandering cats in the area. We have also requested the assistance of the City Bylaw – Animal Control to remove wandering dogs. I remind you that pet owners are responsible for their pets and are responsible for cleaning up after them.
We remind you that Occupants and Residents are responsible for their visitors and should advise them accordingly.
Finally, we are asking all Residents and Occupants to contact Claude DesRoches, Office Strata Manager or Jacques Gagnon, Superintendent to report parking matter to the Strata Office at 561-1926. Any occupant can contact directly the towing company “5 Star Towing” at 614-9393 to remove any vehicle illegally parked in their parking area.
Thank you all for your cooperation in making OUR complex safer and more secure.
Claude DesRoches
Office Strata Manager
Alpine Village Strata PGS173
April 17, 2007
E-mail – alpinevillage@pgonline.com
SPRING NEWSLETTER
TO ALL ALPINE VILLAGE OCCUPANTS
Spring Cleaning
Your Strata Council wants our complex to really sparkle this spring and summer.
I am sure that you have already notice that Alpine Village maintenance staff has already started by sweeping the parking lots and removing gravel and debris left during winter. Jacques and Ralph and the management would like to express our thanks for the assistance and cooperation provided by the occupants.
The beautification of our complex will continue and the continued cooperation of residents is welcome and always appreciated. We would like to take this opportunity to request from all occupants to take the time to clean their front and backyard in April from all detritus, garbage, etc and dispose of them properly. We are providing you with a garbage bag for that purpose. Once done, kindly leave the bag by your front lawn and our maintenance crew will dispose of it.
Vehicle and Parking
In regards to vehicle parking, storage and maintenance, etc., I take this opportunity to remind to all some of the points covered in our bylaws.
- Each unit is entitled to ONE parking only. We expect the occupants to use their proper designated parking so that visitors parking can be used adequately.
- Visitors parking cannot be reserved and are on “First come, First serve” basis.
- NO VEHICLE MAINTENANCE OR REPAIRS can be done in the parking area or in your parking stall.
- We have noted recently that several vehicle owners are not respecting the “No Parking Area”; the “Fire Lane Zone” or are parked in other resident’s parking spot contrary to bylaws and posted signs.
- As you know some vehicle owners were allowed to park their vehicle by the storage shed during winter for various reasons. However, it is now time to move them out of the neighbourhood or to put them on the road. ALL OWNERS OF THE SAID STORED VEHICLES SHOULD MOVE THEM OUT BY APRIL 30. ALL VEHICLES SHOULD BE IN ROAD WORTHY CONDITION AND PROPERLY INSURED. Vehicles left on site after May 1, 2007 will be towed away at the owner’s cost and expenses and disposed of.
- Please respect the SPEED LIMIT of 10km/hr.
Pets and Public Health
With spring at our doors, everyone wants to get out of the house including our pets (cats and dogs). This brings me unfortunately to a very smelly subject. Although most pet owners are responsible and reliable, there are still some who let their pets wandering freely around the neighbourhood and allowed them to leave their business card where ever.
Alpine Village Management and Maintenance is now using CAT TRAPS in order to reduce the number of wandering cats in the area. We have also requested the assistance of the City Bylaw – Animal Control to remove wandering dogs. I remind you that pet owners are responsible for their pets and are responsible for cleaning up after them.
We remind you that Occupants and Residents are responsible for their visitors and should advise them accordingly.
Finally, we are asking all Residents and Occupants to contact Claude DesRoches, Office Strata Manager or Jacques Gagnon, Superintendent to report parking matter to the Strata Office at 561-1926. Any occupant can contact directly the towing company “5 Star Towing” at 614-9393 to remove any vehicle illegally parked in their parking area.
Thank you all for your cooperation in making OUR complex safer and more secure.
Claude DesRoches
Office Strata Manager
Alpine Village Strata PGS173
April 17, 2007
Monthly Meeting Minutes - April 18, 2007
Alpine Village Strata Council Meeting Minutes
Of April 18, 2007
In attendance: Dan Veller, Mike McAdams, Heather Bennett, Dave Henderson, Claude
DesRoches and Jacques Gagnon
Absent: Maureen Bicker, Patricia Nyeste
Call to order 5:35 PM
Guest: Bruce Charneski
Although not the normal procedure (the meeting is not open to public and requires authorization from the Council before the day of the meeting), the guess was invited to stay for the meeting.
Minutes
March Minutes were approved earlier in the month
Call to order at 5:35
Mr. Charneski is interested in attending the meeting because he has questions and concerns. A response from the Council follows each of Mr. Charneski’ concerns.
1- Painting; There is no schedule yet
2- Landscaping: Will be done in coordination with contractor involved in the
landscaping of the easements
3- Fencing: Due to price increase we are looking at various options at this
moment. Cost went from $0.89/ ft to $2.29/ft
4- Planning Working on it.
Maintenance Report
- We are continuing the spring clean-up and fixing the pathways. Upland street lawns have been cleaned, next week we are doing Strathcona.
- F-41 occupant has several dogs and is cleaning his backyard in the walkway and forcing us clean-up. This issue should be dealt with.
- We are planning seeding and fertilizing the common ground in May.
- The swings have been checked and they are on good condition except for one that is currently being fixed
- We have been experiencing an accumulation of garbage in the window sills of the “A” drive. This is caused mainly by the garbage on the lawn of 2102 Upland (building across the street). The City has been called but no results yet.
There was a discussion among members to determine the best approach or way to resolve the issue with the window sills of “A” drive. The main suggestion is to clean up all the garbage, install a proper waterproof board on the window, fill the hole with dirt and cover it with asphalt.
Manager’s Report
- Waste Management has been contacted to replace 3 rotten garbage bins in “B” and in “D” drive.
- Recommendation for seeding is Play’N Turf from Art Knapp with appropriate fertilizer. Approx. cost $200.00; expensive but worth it; same kind put by City on soccer fields.
- In contact with Turner & Associates to hire 1 or 2 individuals for the summer to do landscaping, painting, etc.
- Contact appliance repair shops and place an ad in Bargain Finder to dispose of washer& dryer sets.
- Interior Pest Control has been contacted for ant and wasps
- Still working on the documentation and resolutions concerning easement.
- The collection of account receivables is going well. Most owners are now going ahead with the Direct Debit process.
- The manager confirms that Liens are being registered against 3 properties for unpaid strata fees; confirmation of registration before April 30. A copy of the lien will be provided to the owners. Two more will follow if payment agreement is not respected.
There was a discussion among the members to review procedures for complaints. Jacque has been receiving complaints from occupants (owners and tenants) about neighbors, parking, noise, garbage, etc. and feels pressured. The council and the management reaffirm that complaints MUST be made at the main office and in writing other wise they will not be dealt with. The maintenance people should redirect all complaints to the Manager.
Meeting was adjourned at 6:35 PM
Of April 18, 2007
In attendance: Dan Veller, Mike McAdams, Heather Bennett, Dave Henderson, Claude
DesRoches and Jacques Gagnon
Absent: Maureen Bicker, Patricia Nyeste
Call to order 5:35 PM
Guest: Bruce Charneski
Although not the normal procedure (the meeting is not open to public and requires authorization from the Council before the day of the meeting), the guess was invited to stay for the meeting.
Minutes
March Minutes were approved earlier in the month
Call to order at 5:35
Mr. Charneski is interested in attending the meeting because he has questions and concerns. A response from the Council follows each of Mr. Charneski’ concerns.
1- Painting; There is no schedule yet
2- Landscaping: Will be done in coordination with contractor involved in the
landscaping of the easements
3- Fencing: Due to price increase we are looking at various options at this
moment. Cost went from $0.89/ ft to $2.29/ft
4- Planning Working on it.
Maintenance Report
- We are continuing the spring clean-up and fixing the pathways. Upland street lawns have been cleaned, next week we are doing Strathcona.
- F-41 occupant has several dogs and is cleaning his backyard in the walkway and forcing us clean-up. This issue should be dealt with.
- We are planning seeding and fertilizing the common ground in May.
- The swings have been checked and they are on good condition except for one that is currently being fixed
- We have been experiencing an accumulation of garbage in the window sills of the “A” drive. This is caused mainly by the garbage on the lawn of 2102 Upland (building across the street). The City has been called but no results yet.
There was a discussion among members to determine the best approach or way to resolve the issue with the window sills of “A” drive. The main suggestion is to clean up all the garbage, install a proper waterproof board on the window, fill the hole with dirt and cover it with asphalt.
Manager’s Report
- Waste Management has been contacted to replace 3 rotten garbage bins in “B” and in “D” drive.
- Recommendation for seeding is Play’N Turf from Art Knapp with appropriate fertilizer. Approx. cost $200.00; expensive but worth it; same kind put by City on soccer fields.
- In contact with Turner & Associates to hire 1 or 2 individuals for the summer to do landscaping, painting, etc.
- Contact appliance repair shops and place an ad in Bargain Finder to dispose of washer& dryer sets.
- Interior Pest Control has been contacted for ant and wasps
- Still working on the documentation and resolutions concerning easement.
- The collection of account receivables is going well. Most owners are now going ahead with the Direct Debit process.
- The manager confirms that Liens are being registered against 3 properties for unpaid strata fees; confirmation of registration before April 30. A copy of the lien will be provided to the owners. Two more will follow if payment agreement is not respected.
There was a discussion among the members to review procedures for complaints. Jacque has been receiving complaints from occupants (owners and tenants) about neighbors, parking, noise, garbage, etc. and feels pressured. The council and the management reaffirm that complaints MUST be made at the main office and in writing other wise they will not be dealt with. The maintenance people should redirect all complaints to the Manager.
Meeting was adjourned at 6:35 PM
Tuesday, April 03, 2007
Meeting Minutes - March 21, 2007
Alpine Village Strata Council Meeting Minutes
Of March 21, 2007
In attendance Dan Veller, Maureen Bricker, Mike McAdams, Heather Bennett, Patricia Nyeste, Claude DesRoches and Jacques Gagnon
Call to order 5:35 PM
Special Guests: Eric Wilson – Manager WIC Construction
Andrew Ellis – L&M Engineering
Mr. Wilson & Ellis presented to the Council a revised plan of the section of the complex located between Strathcona Ave, the “I” drive and Highway 16 in regards to the Easement allowing access to water, sewer, gas and hydro. The easement has been currently used to provide water and power to the new Hyundai dealership across the highway.
Unfortunately, an additional 10 feet of the strata property was needed and used along the said easement to complete the work. The new western easement border will follow the fence separating Strathcona Court and Alpine Village.
Once the work is finished and approved, landscaping will be redone at Alpine Village satisfaction. This work will include asphalt for the driveway and proper landscaping.
In order to comply with all rules and regulations pertaining to Strata Properties, a Special Resolution requiring a ¾ vote must be presented to the Owners of Alpine Strata PGS 173.
Although, legally, the Owners cannot make any objections to the access, the easement provides legal access to the services by their owners.
On another note, we also have received a special request from BC Hydro requesting an easement on our property along the Highway to allow for an anchor cable, currently in place, to support a hydro pole already installed. This Special Resolution also requires a ¾ vote resolution.
Regular Meeting is called to order 6:25PM
February Minutes were approved.
Old Business
- Still looking for decent price for fencing boards
- Still working on getting information for compensation package with Chamber of Commerce.
- Tools have been purchased and are secured.
New Business
1- The Council received the explanations and requests from L&M Engineering and WIC Construction and understood the situation. Considering that the easement is necessary to provide access to the hydro, gas and water services, there is nothing much that can be done other than ensure that the paperwork is completed properly, that all legal issues are covered and to prepare the Special Resolution for the Owners to be voted on at a Special Meeting. Meanwhile authorization has been given by the Council to Terasen Gas to continue and complete the installation of the gas line since they are operating within the perimeter of the actual easement.
However, since the services involved have destroyed the landscape of the “I” drive, the Council will prepare a landscaping plan including asphalt to be completed by the services requiring the new easement. Documentation will be prepare by the Council and review by legal advisor to protect the Strata.
Maintenance Report
- Spring cleaning of the driveways and parking area is almost completed. We have noticed that some occupants have already done their lawn and are assisting the maintenance crew.
- A letter should be sent to all occupants in April requesting assistance to complete spring clean-up of the complex (front and back yard). With the letter we should attached a garbage bag and ask the occupant to put it on the front steps for the maintenance crew to pick up.
- We have a problem with some garbage bins that have rotten bottom and should be replaced soon. Management will deal with this.
- We continue to trim trees were needed and we continue to work on repainting signs for
the complex.
Manager’s Report
- The Manager just attended a special day training on security and will be taking some steps to improve the security around the complex, mainly concerning pathway identifications, tree trimmings and additional lightning in back alleys.
- We are still having difficulties in finding a supplier to provide us with fence boards at a decent price. Dan Veller and Mike McAdams will get in touch with some of their personnel contacts.
- Some owners have contacted the office requiring a gate to access the back alley from their backyard. That will not be a problem; however for security purpose the opening lock will be inside the yard and lock at the discretion and responsibility of the owner/occupant.
- In regards to the easement, the manager will review the requests and prepare the documentation accordingly, i.e., resolutions for ¾ vote for the enlargement of the easement to provide access to services along the fence of the “I” alley and additional easement for BC Hydro along the highway to allow access for their anchor. Once documentation is ready, it will be review by legal advisor to ensure the legality and proper description before being sent out to Owners for approval.
Meeting was adjourned at 7:10 PM
Of March 21, 2007
In attendance Dan Veller, Maureen Bricker, Mike McAdams, Heather Bennett, Patricia Nyeste, Claude DesRoches and Jacques Gagnon
Call to order 5:35 PM
Special Guests: Eric Wilson – Manager WIC Construction
Andrew Ellis – L&M Engineering
Mr. Wilson & Ellis presented to the Council a revised plan of the section of the complex located between Strathcona Ave, the “I” drive and Highway 16 in regards to the Easement allowing access to water, sewer, gas and hydro. The easement has been currently used to provide water and power to the new Hyundai dealership across the highway.
Unfortunately, an additional 10 feet of the strata property was needed and used along the said easement to complete the work. The new western easement border will follow the fence separating Strathcona Court and Alpine Village.
Once the work is finished and approved, landscaping will be redone at Alpine Village satisfaction. This work will include asphalt for the driveway and proper landscaping.
In order to comply with all rules and regulations pertaining to Strata Properties, a Special Resolution requiring a ¾ vote must be presented to the Owners of Alpine Strata PGS 173.
Although, legally, the Owners cannot make any objections to the access, the easement provides legal access to the services by their owners.
On another note, we also have received a special request from BC Hydro requesting an easement on our property along the Highway to allow for an anchor cable, currently in place, to support a hydro pole already installed. This Special Resolution also requires a ¾ vote resolution.
Regular Meeting is called to order 6:25PM
February Minutes were approved.
Old Business
- Still looking for decent price for fencing boards
- Still working on getting information for compensation package with Chamber of Commerce.
- Tools have been purchased and are secured.
New Business
1- The Council received the explanations and requests from L&M Engineering and WIC Construction and understood the situation. Considering that the easement is necessary to provide access to the hydro, gas and water services, there is nothing much that can be done other than ensure that the paperwork is completed properly, that all legal issues are covered and to prepare the Special Resolution for the Owners to be voted on at a Special Meeting. Meanwhile authorization has been given by the Council to Terasen Gas to continue and complete the installation of the gas line since they are operating within the perimeter of the actual easement.
However, since the services involved have destroyed the landscape of the “I” drive, the Council will prepare a landscaping plan including asphalt to be completed by the services requiring the new easement. Documentation will be prepare by the Council and review by legal advisor to protect the Strata.
Maintenance Report
- Spring cleaning of the driveways and parking area is almost completed. We have noticed that some occupants have already done their lawn and are assisting the maintenance crew.
- A letter should be sent to all occupants in April requesting assistance to complete spring clean-up of the complex (front and back yard). With the letter we should attached a garbage bag and ask the occupant to put it on the front steps for the maintenance crew to pick up.
- We have a problem with some garbage bins that have rotten bottom and should be replaced soon. Management will deal with this.
- We continue to trim trees were needed and we continue to work on repainting signs for
the complex.
Manager’s Report
- The Manager just attended a special day training on security and will be taking some steps to improve the security around the complex, mainly concerning pathway identifications, tree trimmings and additional lightning in back alleys.
- We are still having difficulties in finding a supplier to provide us with fence boards at a decent price. Dan Veller and Mike McAdams will get in touch with some of their personnel contacts.
- Some owners have contacted the office requiring a gate to access the back alley from their backyard. That will not be a problem; however for security purpose the opening lock will be inside the yard and lock at the discretion and responsibility of the owner/occupant.
- In regards to the easement, the manager will review the requests and prepare the documentation accordingly, i.e., resolutions for ¾ vote for the enlargement of the easement to provide access to services along the fence of the “I” alley and additional easement for BC Hydro along the highway to allow access for their anchor. Once documentation is ready, it will be review by legal advisor to ensure the legality and proper description before being sent out to Owners for approval.
Meeting was adjourned at 7:10 PM
Tuesday, March 13, 2007
ALPINE VILLAGE BYLAWS
STRATA PLAN PGS-173
ALPINE VILLAGE CORPORATION BYLAWS
Revised and Amended per Annual General Meeting of November
25, 2010
The Strata Council
(the “Council”) of the Owners, Strata Plan PGS173 (the “Corporation”) has
prepared these Bylaws and they are to be read in conjunction with the Bylaws
outlined in the Strata Property Act.
1. RENTALS
1.01 No Owner shall Lease or rent their Strata Lot to another without making the prospective Tenant fully aware of the existence of the Strata Property Act and the Bylaws of the Corporation.
1.02 Owners leasing or renting their Strata Lot must note that all assessment, fines and other charges, which are levied by the Corporation, are against the Owner of the Strata Lot and it is an Owner’s responsibility to pay the Corporation for any contravention or breach of the Bylaws by the Tenant.
1.03 Where a Tenant or Occupant of a Strata Lot contravenes the Act, the Bylaws or the Rules or regulations prescribed by the Corporation, the Corporation, or person on its behalf may notify the Tenant or Occupant in writing of the contravention and demand its immediate resolution.
1.04 An Owner will be charged a penalty for failing to provide the Management Company with a completed Form K prior to the Tenant’s occupancy. A penalty of $50.00 will be assessed to any Owner who fails to provide a Form K to the Management Company.
1.05 On request by the Strata Corporation, a Tenant must inform the Strata Corporation of his or her name.
1. RENTALS
1.01 No Owner shall Lease or rent their Strata Lot to another without making the prospective Tenant fully aware of the existence of the Strata Property Act and the Bylaws of the Corporation.
1.02 Owners leasing or renting their Strata Lot must note that all assessment, fines and other charges, which are levied by the Corporation, are against the Owner of the Strata Lot and it is an Owner’s responsibility to pay the Corporation for any contravention or breach of the Bylaws by the Tenant.
1.03 Where a Tenant or Occupant of a Strata Lot contravenes the Act, the Bylaws or the Rules or regulations prescribed by the Corporation, the Corporation, or person on its behalf may notify the Tenant or Occupant in writing of the contravention and demand its immediate resolution.
1.04 An Owner will be charged a penalty for failing to provide the Management Company with a completed Form K prior to the Tenant’s occupancy. A penalty of $50.00 will be assessed to any Owner who fails to provide a Form K to the Management Company.
1.05 On request by the Strata Corporation, a Tenant must inform the Strata Corporation of his or her name.
1.06
a) No commercial or retail is
permitted in or on a residential strata lot, common property or limited
common property.
However, it is the intent of this bylaw that home based business will not be
prohibited provided
they meet the requirements of paragraph 1.06 b)
b) A home based business may be
permitted on a strata lot, common property or limited common property if:
i)
the unit owner, tenant or occupants obtains
the prior written permission from the Strata Council, obtain all required
licensed and otherwise complies with all municipal, provincial and federal
laws; and,
ii)
The home business does not:
a.
interfere with the use and enjoyment by other
owners, tenants or occupants of their property
b.
cause a nuisance, a hazard or unreasonable
noise; or,
c.
create a parking concern in the sole
discretion of the strata council.
c) If permission is
granted to an owner, tenant or occupant to carry on a hobby-type business on a
strata lot, then parking must meet the requirements of the applicable municipal
bylaws and customer parking shall be restricted to the strata lot’s designated
parking.
2.
PETS
2.01 An Owner, tenant or occupant may be allowed, with Council’s continuing support, entitled to keep two (2), but not more than two (2), domestic pets in a strata lot, only one (1) of which may be a dog. An owner, tenant or occupant that keeps a pet must comply with these bylaws and any rules with respect to the keeping of pets.
2.02 An owner, tenant or occupant that keeps a pet in a strata lot, either permanently or temporarily, shall register that pet with the strata council by providing to the office a written notice, signed by the owner, tenant or occupant setting out the name, breed and color of the pet, the strata lot number of the strata lot in which the pet is kept, the name and telephone number of the owner of the pet and the license number of the pet (when the pet is required to be licensed), as well as a picture and any ID tattoo or other identification.
2.03 All pets must be spayed or neutered and must have received shots or inoculations required by the bylaws of the City ofPrince George
2.04 Occupiers shall not allow pets in their control and care to damage the Corporations Property. Owners are liable for any damage to the Corporation’s assets and Common Property caused by pets residing in or visiting their Strata Lot.
2.05 The owner of any pets permitted to be kept shall at all times maintain his/her Strata Lot free of dirt or odors arising from the keeping of any pet.
2.01 An Owner, tenant or occupant may be allowed, with Council’s continuing support, entitled to keep two (2), but not more than two (2), domestic pets in a strata lot, only one (1) of which may be a dog. An owner, tenant or occupant that keeps a pet must comply with these bylaws and any rules with respect to the keeping of pets.
2.02 An owner, tenant or occupant that keeps a pet in a strata lot, either permanently or temporarily, shall register that pet with the strata council by providing to the office a written notice, signed by the owner, tenant or occupant setting out the name, breed and color of the pet, the strata lot number of the strata lot in which the pet is kept, the name and telephone number of the owner of the pet and the license number of the pet (when the pet is required to be licensed), as well as a picture and any ID tattoo or other identification.
2.03 All pets must be spayed or neutered and must have received shots or inoculations required by the bylaws of the City of
2.04 Occupiers shall not allow pets in their control and care to damage the Corporations Property. Owners are liable for any damage to the Corporation’s assets and Common Property caused by pets residing in or visiting their Strata Lot.
2.05 The owner of any pets permitted to be kept shall at all times maintain his/her Strata Lot free of dirt or odors arising from the keeping of any pet.
2.06 The owner of
any pet stall immediately and completely remove any feces deposited by a pet on
the Common Property and dispose of it in a waste container or by some other
sanitary means.
2.07 The owner of any pets permitted to be kept must ensure that all animals are leashed or otherwise secured when on the common property.
2.08 The owner of any pets permitted to be kept must control and remove from the Strata Lot after seven (7) days written notice from the Corporation, if the council ( on reasonable grounds) considers the pet to be a nuisance. Shall include any dog that barks excessively and incessantly for long periods of time whether indoor or outside.
2.09 No pet shall be left unattended by its Owner on any patio, balcony, front/back yard or any other part of the Common Property. Any pet of any kind on the Common Property without identification tags (i.e. collars with the name and address/phone of the owner) may be removed immediately.
2.10 Pets must not be left unattended for a period exceeding 24 hours.
2.11 All Owners and their Visitors and Guests, who have pets, must comply with the Bylaws of the Strata Corporation.
2.12 The Strata Council may, from time to time on behalf of the Strata Corporation, enact such Rules with respect to the keeping of pets as the Strata Council, acting reasonably, deems necessary or desirable, provided that, in the event of any conflict between these Bylaws and any such Rule, the provisions of these Bylaws will prevail.
2.13 There shall be no dog over 40 cm (18 inches) in height and/ or over 18kg (40 pounds) in weight or dogs of these designated breeds (or crossbreeds of these breeds): Pit bull terrier, German Shepard, Doberman, Rottweiler, be allowed to move into the complex without express written permission of the strata council. These dogs may not be onsite as guest dogs of residents. Offenders will be fined on a weekly basis until such dogs are removed.
3. EXTERIOR APPEARANCE
3.01 No laundry or washing shall be hung in such a way as to be readily visible from the outside of a Strata Lot.
3.02 No mops or dusters of any kind shall be shaken and no refuse shall be thrown out of the windows, doors or from the balcony of a Strata Lot.
3.03 No antenna, satellite dish, or similar structure or appurtenances thereto shall be erected on or fastened to Common Property, except as may be authorized by the Council. Satellite dishes are permitted with Council’s prior approval but cannot be attached to any part of the building, be it roof, walls or porch overhangs. Satellite dishes can be mounted on a freestanding pole (that is not more that six (6) feet in height above the ground and two (2) feet below the ground) in the back yard only – absolutely no dishes can be mounted in the front yard.
3.04 No signs, billboards, notices, flags or other advertising matter (except Real Estate “For Sale” and “ For Rent” signs) of any kind shall be placed on any part of a Strata Lot or Common Property without the prior written consent of the Council.
3.05 a) The exterior appearance of the buildings should not be altered by painting, ironwork, concrete or
2.07 The owner of any pets permitted to be kept must ensure that all animals are leashed or otherwise secured when on the common property.
2.08 The owner of any pets permitted to be kept must control and remove from the Strata Lot after seven (7) days written notice from the Corporation, if the council ( on reasonable grounds) considers the pet to be a nuisance. Shall include any dog that barks excessively and incessantly for long periods of time whether indoor or outside.
2.09 No pet shall be left unattended by its Owner on any patio, balcony, front/back yard or any other part of the Common Property. Any pet of any kind on the Common Property without identification tags (i.e. collars with the name and address/phone of the owner) may be removed immediately.
2.10 Pets must not be left unattended for a period exceeding 24 hours.
2.11 All Owners and their Visitors and Guests, who have pets, must comply with the Bylaws of the Strata Corporation.
2.12 The Strata Council may, from time to time on behalf of the Strata Corporation, enact such Rules with respect to the keeping of pets as the Strata Council, acting reasonably, deems necessary or desirable, provided that, in the event of any conflict between these Bylaws and any such Rule, the provisions of these Bylaws will prevail.
2.13 There shall be no dog over 40 cm (18 inches) in height and/ or over 18kg (40 pounds) in weight or dogs of these designated breeds (or crossbreeds of these breeds): Pit bull terrier, German Shepard, Doberman, Rottweiler, be allowed to move into the complex without express written permission of the strata council. These dogs may not be onsite as guest dogs of residents. Offenders will be fined on a weekly basis until such dogs are removed.
3. EXTERIOR APPEARANCE
3.01 No laundry or washing shall be hung in such a way as to be readily visible from the outside of a Strata Lot.
3.02 No mops or dusters of any kind shall be shaken and no refuse shall be thrown out of the windows, doors or from the balcony of a Strata Lot.
3.03 No antenna, satellite dish, or similar structure or appurtenances thereto shall be erected on or fastened to Common Property, except as may be authorized by the Council. Satellite dishes are permitted with Council’s prior approval but cannot be attached to any part of the building, be it roof, walls or porch overhangs. Satellite dishes can be mounted on a freestanding pole (that is not more that six (6) feet in height above the ground and two (2) feet below the ground) in the back yard only – absolutely no dishes can be mounted in the front yard.
3.04 No signs, billboards, notices, flags or other advertising matter (except Real Estate “For Sale” and “ For Rent” signs) of any kind shall be placed on any part of a Strata Lot or Common Property without the prior written consent of the Council.
3.05 a) The exterior appearance of the buildings should not be altered by painting, ironwork, concrete or
other alterations to the Strata Lot.
b) No sun reflectors, foil, or awnings to be
allowed. All permitted drapes, curtains and blinds are to
be of a neutral color and acceptable design,
unless otherwise approved by Council. Use of blankets or
sheets as window coverings is prohibited
without the prior consent of Council.
3.06 No plants (ivy or creeping type) shall be attached
to the exterior surface of the building.
3.07 Do not remove any foliage, plants or flowers from the Common Areas without prior written approval from the Strata Council. If any Owner/Resident damages or removes foliage, grass, plants, flowers or trees in the Common Area, such damage or removal must be repaired or replaced at the Owner’s/Resident’s expense.
3.08 All planter boxes to be constructed from landscape ties only. No large construction is allowed.
3.09 No storage of any kind may be stored in the front yards of the building without first obtaining written permission from the Strata Council.
3.10 All Christmas decorations must be removed from the strata lot by February 1 the following year.
3.07 Do not remove any foliage, plants or flowers from the Common Areas without prior written approval from the Strata Council. If any Owner/Resident damages or removes foliage, grass, plants, flowers or trees in the Common Area, such damage or removal must be repaired or replaced at the Owner’s/Resident’s expense.
3.08 All planter boxes to be constructed from landscape ties only. No large construction is allowed.
3.09 No storage of any kind may be stored in the front yards of the building without first obtaining written permission from the Strata Council.
3.10 All Christmas decorations must be removed from the strata lot by February 1 the following year.
3.11 a) An owner
must repair and maintain the owner’s strata lot except for repairs and
maintenance that is the
responsibility of the strata
corporation under Alpine Village Strata Bylaws; and,
b) An owner who has
the use of limited common property must repair and maintain it except for
repairs and maintenance that is the responsibility of the strata corporation
under Alpine Village Strata Bylaws.
4. GARBAGE
4.01 Ordinary household refuse and garbage shall be removed from each Strata Lot and deposited in containers provided by the Corporation for that purpose at a central collection point. All garbage shall be well wrapped and securely tied before depositing in the containers; any materials other than ordinary household refuse and garbage shall be removed from the Corporation’s Property at the expense of and by the individual Owners or Residents.
4.02 All cartons must be flattened and all trash placed inside the appropriate bins provided.
4.03 There shall be no littering on the Common Property, including the exterior and interior of the building. Cigarette butts are considered to be litter.
4.04 No bags of garbage are allowed to collect in the back or front yards of the units.
5.
ALTERATIONS
5.01 No structural alterations either to the interior or exterior of the building shall be made.
5.02 No alterations to wiring, plumbing, piping, or other services may be made unless such alterations do not affect any other Strata Lot or Common Property.
5.03 The Strata Corporation may require as a condition of its approval that the Owner agree, in writing, to take responsibility for any expenses relating to the alteration and to provide, at the request of the Strata Corporation, evidence of appropriate insurance coverage relating to the alteration.
5.01 No structural alterations either to the interior or exterior of the building shall be made.
5.02 No alterations to wiring, plumbing, piping, or other services may be made unless such alterations do not affect any other Strata Lot or Common Property.
5.03 The Strata Corporation may require as a condition of its approval that the Owner agree, in writing, to take responsibility for any expenses relating to the alteration and to provide, at the request of the Strata Corporation, evidence of appropriate insurance coverage relating to the alteration.
6.
COMMON PROPERTY
6.01 No Owner, Tenant or Guest shall do anything on Common Property to damage any physical improvement thereto and facilities thereon including parking spaces, roof, lighting, steps and walkways, utility rooms, storage rooms, retaining walls, fences, laundry equipment, plumbing, wiring, landscaping, playgrounds and playground equipment, etc.
6.01 No Owner, Tenant or Guest shall do anything on Common Property to damage any physical improvement thereto and facilities thereon including parking spaces, roof, lighting, steps and walkways, utility rooms, storage rooms, retaining walls, fences, laundry equipment, plumbing, wiring, landscaping, playgrounds and playground equipment, etc.
6.02 Owners are liable for any damage to the
Corporation’s assets and Common Property caused by family members, Guests,
Visitors, or Tenants.
6.03 An Owner causing damage to the Common Property or any Strata Lot due to negligence, or faulty plumbing such as blocked waste lines, overflowing bathtubs, sinks or toilets, leaking supply lines, faulty equipment or contents such as dishwashers, water beds, garburators, etc. will be held financially responsible for the repair of the damage and the cause thereof. If a claim is made under the Strata Corporations insurance the Owner/Owners of the Strata Lot/Lots responsible for the damage will be charged back the amount of the deductible for each claim. All damage created must be repaired immediately.
6.04 An Owner who has the use of limited Common Property must repair and maintain it, except for repair and maintenance that is the responsibility of the Strata Corporation under these Bylaws.
7. RESIDENTIAL PARKING
7.01 All vehicles in the parking area must have at least storage insurance. All vehicles in the parking area may hold one storage insurance premium for a term not to exceed six (6) months. Parking of vehicles other than those owned or used by a Resident or their Guests is prohibited. For the purpose of this bylaw, vehicles will include cars, trucks, vans, motorcycles, scooters or any motorized object utilized for transportation. Any vehicle in violation of the above shall be towed, or if not towed, a weekly fine shall be imposed.
7.02 An Owner, Tenant or Occupant of a residential Strata Lot must use parking stalls only for the parking of licensed and insured motor vehicles, and not for the parking of any other type of vehicle or the storage of any other item, unless otherwise approved in writing by the Strata Council.
7.03 Any vehicle parked in any area other than a designated parking stall (including visitor’s parking stalls) for more than 48 hours without permission by the Strata Council will be towed without notification and at the sole risk and expense of the vehicle Owner.
7.04 Vehicles dripping excessive oils or fuel will be prohibited from the parking areas until repaired. Owners of parking spaces with vehicles causing oil staining shall at the Corporation’s notification clean up all drippings, or on failure to do so in (7) seven days notice, be assessed the cost of clean up. The Strata Council reserves the right to prohibit a vehicle on Common Property, that continually leaks oil and where the Resident refuses to remedy the problem and properly repair the damage caused by their vehicle. A weekly fine shall be imposed if the above bylaw is violated.
7.05 Parking areas may not be used for storage of any kind.
6.03 An Owner causing damage to the Common Property or any Strata Lot due to negligence, or faulty plumbing such as blocked waste lines, overflowing bathtubs, sinks or toilets, leaking supply lines, faulty equipment or contents such as dishwashers, water beds, garburators, etc. will be held financially responsible for the repair of the damage and the cause thereof. If a claim is made under the Strata Corporations insurance the Owner/Owners of the Strata Lot/Lots responsible for the damage will be charged back the amount of the deductible for each claim. All damage created must be repaired immediately.
6.04 An Owner who has the use of limited Common Property must repair and maintain it, except for repair and maintenance that is the responsibility of the Strata Corporation under these Bylaws.
7. RESIDENTIAL PARKING
7.01 All vehicles in the parking area must have at least storage insurance. All vehicles in the parking area may hold one storage insurance premium for a term not to exceed six (6) months. Parking of vehicles other than those owned or used by a Resident or their Guests is prohibited. For the purpose of this bylaw, vehicles will include cars, trucks, vans, motorcycles, scooters or any motorized object utilized for transportation. Any vehicle in violation of the above shall be towed, or if not towed, a weekly fine shall be imposed.
7.02 An Owner, Tenant or Occupant of a residential Strata Lot must use parking stalls only for the parking of licensed and insured motor vehicles, and not for the parking of any other type of vehicle or the storage of any other item, unless otherwise approved in writing by the Strata Council.
7.03 Any vehicle parked in any area other than a designated parking stall (including visitor’s parking stalls) for more than 48 hours without permission by the Strata Council will be towed without notification and at the sole risk and expense of the vehicle Owner.
7.04 Vehicles dripping excessive oils or fuel will be prohibited from the parking areas until repaired. Owners of parking spaces with vehicles causing oil staining shall at the Corporation’s notification clean up all drippings, or on failure to do so in (7) seven days notice, be assessed the cost of clean up. The Strata Council reserves the right to prohibit a vehicle on Common Property, that continually leaks oil and where the Resident refuses to remedy the problem and properly repair the damage caused by their vehicle. A weekly fine shall be imposed if the above bylaw is violated.
7.05 Parking areas may not be used for storage of any kind.
7.06 No vehicle or
equipment attached thereto that may constitute a potential fire or safety
hazard, in the Corporations opinion, shall be permitted in the parking areas.
7.07 No automotive repairs or maintenance of vehicles in Common Area.
7.08 No vehicle shall park in a manner, which will reduce the width of the parking lot, neighbor’s parking spaces and walkways.
7.09 All vehicles found in unallocated spaces will be removed at the Owner’s expense or a weekly fine shall be imposed.
7.07 No automotive repairs or maintenance of vehicles in Common Area.
7.08 No vehicle shall park in a manner, which will reduce the width of the parking lot, neighbor’s parking spaces and walkways.
7.09 All vehicles found in unallocated spaces will be removed at the Owner’s expense or a weekly fine shall be imposed.
7.10 The speed
limit within the complex is ten (10) kilometers per hour.
7.11 All vehicles must be in a moveable condition between November 1st and April 30th each year to facilitate the removal of snow and sweeping of gravel in the spring. One warning with a 24-hour provision will be given and if there is no compliance, the vehicle will be towed at the vehicle Owner’s expense.
7.12 No storage of any recreational equipment, such as tent trailers and canopy trailers to be parked on Common Property at anytime except with the permission of the Strata Council in the designated areas.
7.13 No vehicles are permitted on the Common Property unless they are road worthy.
7.14 Vehicles weighing over one ton GVW are not permitted to park in any parking stalls on the property unless the vehicle is being used for work hired for Strata Corporation.
7.15 An Owner, Tenant or Occupant shall not rent or Lease the parking space assigned by the Strata Corporation to his Strata Lot or otherwise permit that parking space to be regularly used by anyone that is not a resident of the building.
7.16 Owners are prohibited from backing their vehicle into parking stalls.
8. HAZARDS
8.01 Hazardous materials, i.e. explosive or flammable materials shall not be stored or brought into the Common Property, Limited Property, or in any Strata Lot.
8.02 No Owner shall do anything or permit anything to be done that will increase the risk of fire or the rate of fire insurance on the building, grounds or any part thereof.
8.03 Suspected gas leaks shall be reported at once to BC Gas. Other leaks, i.e.: water, should be reported to the Caretaker, Council Members or the Management Company.
8.04 Waterbeds are not permitted, except where the Owner provides acceptable evidence of adequate insurance coverage to the Corporation. Any damage occurring therefore will be charged to the Owner of such.
8.05 No pyrotechnic (fireworks/fire crackers) device shall be discharged on the Corporations Property at any time.
8.06 Each Owner/Resident shall endeavor to avoid damaging the plumbing and/or electrical systems of the building, and any damage to any of these systems caused by the wrongful act(s) or neglect of any Owner/Resident shall be repaired at the expense of such Owner/Resident.
8.07 The Strata Corporation PGS173 (Alpine Village) will not be held responsible for any actions, claims, demands, liabilities, loss damage, injury or expense of any kind, including attorney fees, which may result for any reason from use of Common Area property, facilities and equipment.
8.08 Owners (or their representatives) must inspect their vacant units every two days during the months of October through March 31. Failure to do so, may impact on any claims against the insurance policy held by the strata.
7.11 All vehicles must be in a moveable condition between November 1st and April 30th each year to facilitate the removal of snow and sweeping of gravel in the spring. One warning with a 24-hour provision will be given and if there is no compliance, the vehicle will be towed at the vehicle Owner’s expense.
7.12 No storage of any recreational equipment, such as tent trailers and canopy trailers to be parked on Common Property at anytime except with the permission of the Strata Council in the designated areas.
7.13 No vehicles are permitted on the Common Property unless they are road worthy.
7.14 Vehicles weighing over one ton GVW are not permitted to park in any parking stalls on the property unless the vehicle is being used for work hired for Strata Corporation.
7.15 An Owner, Tenant or Occupant shall not rent or Lease the parking space assigned by the Strata Corporation to his Strata Lot or otherwise permit that parking space to be regularly used by anyone that is not a resident of the building.
7.16 Owners are prohibited from backing their vehicle into parking stalls.
8. HAZARDS
8.01 Hazardous materials, i.e. explosive or flammable materials shall not be stored or brought into the Common Property, Limited Property, or in any Strata Lot.
8.02 No Owner shall do anything or permit anything to be done that will increase the risk of fire or the rate of fire insurance on the building, grounds or any part thereof.
8.03 Suspected gas leaks shall be reported at once to BC Gas. Other leaks, i.e.: water, should be reported to the Caretaker, Council Members or the Management Company.
8.04 Waterbeds are not permitted, except where the Owner provides acceptable evidence of adequate insurance coverage to the Corporation. Any damage occurring therefore will be charged to the Owner of such.
8.05 No pyrotechnic (fireworks/fire crackers) device shall be discharged on the Corporations Property at any time.
8.06 Each Owner/Resident shall endeavor to avoid damaging the plumbing and/or electrical systems of the building, and any damage to any of these systems caused by the wrongful act(s) or neglect of any Owner/Resident shall be repaired at the expense of such Owner/Resident.
8.07 The Strata Corporation PGS173 (Alpine Village) will not be held responsible for any actions, claims, demands, liabilities, loss damage, injury or expense of any kind, including attorney fees, which may result for any reason from use of Common Area property, facilities and equipment.
8.08 Owners (or their representatives) must inspect their vacant units every two days during the months of October through March 31. Failure to do so, may impact on any claims against the insurance policy held by the strata.
8.09 An owner
shall reimburse the Strata Corporation for the expense of any maintenance,
repair or replacement and any loss or damages to the sewer system to that
Owner’s strata lot, the common property, the limited common property or the
content of same if the loss or damage arises out or is caused by or results
from an act, omission, negligence or carelessness by flushing into the sewer
system any material that is deemed not to be flushed in the sewer line by:
i)
that owner; or,
ii)
any member of the owner’s family; or
iii)
the owner’s guests, employees, contractors,
agents, tenants, or volunteers, but only to the extent that such expense is not
met by the proceeds received from any applicable insurance policy, excluding
the insurance deductible which is the responsibility of the owner.
9.
PROCEDURE UPON BREACH OF BYLAWS
9.01 Upon being advised in writing by any person that a breach of these Bylaws has been committed by any Owner or Tenant or Guest of any Resident, the Council shall: Give notice to the Owner, and the Tenant of any Owner, if applicable of the breach of the Bylaws in question. The notice to be given pursuant to this section shall set out in writing the number of the Bylaws breached, the nature of the breach and the amount of the fine.
9.02 Any person charged a penalty under any bylaw will have the right to put his case in writing and/or in person within thirty (30) days to the Strata Council.
10.PENALTY UPON BREACH
10.01 Should any Owner of a Strata Lot or their Tenant be in contravention of the Bylaws, the Council shall be entitled to take any one or more of the following actions:
9.01 Upon being advised in writing by any person that a breach of these Bylaws has been committed by any Owner or Tenant or Guest of any Resident, the Council shall: Give notice to the Owner, and the Tenant of any Owner, if applicable of the breach of the Bylaws in question. The notice to be given pursuant to this section shall set out in writing the number of the Bylaws breached, the nature of the breach and the amount of the fine.
9.02 Any person charged a penalty under any bylaw will have the right to put his case in writing and/or in person within thirty (30) days to the Strata Council.
10.PENALTY UPON BREACH
10.01 Should any Owner of a Strata Lot or their Tenant be in contravention of the Bylaws, the Council shall be entitled to take any one or more of the following actions:
a.
Take all necessary steps to terminate the Tenancy Agreement or Lease on behalf
of the Owner of the Strata Lot.
b. Levy a fine of up to $50.00 per week for each week of contravention, such fine to be collected by the Corporation from the Owner of the Strata Lot, and Council is hereby authorized to take all steps necessary to collect such amount.
b. Levy a fine of up to $50.00 per week for each week of contravention, such fine to be collected by the Corporation from the Owner of the Strata Lot, and Council is hereby authorized to take all steps necessary to collect such amount.
11.
MAINTENANCE FEES
11.01 Monthly maintenance payments are due and payable in advance on or before the first (1st) day of each month. Maintenance fees not received will be subject to the fines outlined in the Bylaw 11.04.
11.02 For the purpose of these Bylaws the term “Maintenance Fees” shall mean assessed maintenance fees, penalties, special assessments, parking fees, legal cost, administration fees, collection costs, and any other unpaid amounts.
11.03 If an Owner is outstanding in their maintenance payments they will not be allowed to engage in any further financial responsibilities with the Strata Corporation until their account is cleared up. (i.e. rent an extra parking stall.)
11.04 An owner will be charged a penalty for failing to pay maintenance fee payments by the due date. A warning letter for the first month a payment is overdue, $10 for the 2nd month, and $25 for the 3rd and each subsequent month. After four months of non-payment the strata corporation may issue a lien against the strata lot in arrears. Fees may be waived if the owner is a resident at Alpine Village and has made or is making reasonable efforts to pay the current strata fees and has established a payment plan to have arrears caught up within 6 months.
11.01 Monthly maintenance payments are due and payable in advance on or before the first (1st) day of each month. Maintenance fees not received will be subject to the fines outlined in the Bylaw 11.04.
11.02 For the purpose of these Bylaws the term “Maintenance Fees” shall mean assessed maintenance fees, penalties, special assessments, parking fees, legal cost, administration fees, collection costs, and any other unpaid amounts.
11.03 If an Owner is outstanding in their maintenance payments they will not be allowed to engage in any further financial responsibilities with the Strata Corporation until their account is cleared up. (i.e. rent an extra parking stall.)
11.04 An owner will be charged a penalty for failing to pay maintenance fee payments by the due date. A warning letter for the first month a payment is overdue, $10 for the 2nd month, and $25 for the 3rd and each subsequent month. After four months of non-payment the strata corporation may issue a lien against the strata lot in arrears. Fees may be waived if the owner is a resident at Alpine Village and has made or is making reasonable efforts to pay the current strata fees and has established a payment plan to have arrears caught up within 6 months.
11.05 In addition
to bylaw 11.04, an owner late on his payments will be charged an interest rate
of 10% per annum compounded annually and form part of the strata fees.
11.06 If after a
lien has been registered against the property for unpaid fees, fines and other
charges, as per bylaw 11.04, the strata corporation will have the right to
initiate court action and force the sale of the property to collect money
owing.
12.
DISTURBANCE OF OTHERS
12.01 In order to promote the safety, welfare, enjoyment, and comfort, of other Owners/Residents of the Property, the Resident and Guest shall not disturb, harass, or annoy other Occupants of the property or neighbors. In addition, noise of any kind, which in the reasonable opinion of the Strata Council may be calculated to disturb the comfort of any other Occupant of the Property shall not be made by the Resident or Guest, nor shall any noise whatsoever, including the playing of any musical instrument be repeated or persisted after a request to discontinue such noise has been made by the landlord. The Resident or Guest shall not cause or allow loud conversation, music, television, radio or irritating noise to disturb the peaceful enjoyment of other Occupants at any time, and in particular, between the hours of 10:00p.m. and 9:00a.m.
12.02 No instrument or other device shall be used within a Strata Lot which, in the opinion of the Council, causes a disturbance or interferes with the comfort of other Owners/Residents.
12.03 Sound reproduction shall be restricted so as not to disturb other Owners/Residents. If the sound or noise can be heard outside of any Strata Lot, it shall be deemed as being too loud.
12.04 The sidewalks, walkways, passages and driveways of the Common Property shall not be obstructed or used for any purpose other than ingress or egress from the Strata Lots and parking areas within the Common Property.
12.05 An Owner, Tenant or Occupant must not use a Strata Lot for any purpose, which involves undue traffic, or noise in or about the Strata Lot or Common Property between the hours of 10:00pm and 9:00am or that encourages loitering by persons in or about the Strata Lot or Common Property.
13. CORRESPONDENCE
13.01 Communication between Owners/Residents and Council shall be in writing; signed by the Owner/Resident and shall be directed to the managing agent.
14. AIR CONDITIONER UNITS
14.01 Non-permanent air conditioners and fans are permitted to be placed in unit windows between May 1st and September 30th of each year. These units must be removed between October 1st and April 30th or the Owner will be subject to fines. The surrounding decor must be of a neutral color. The air conditioners and fans must be secured in a manner that will not cause harm to the building or Residents.
15. DOORS AND WINDOWS
15.01 Council will continue to maintain the exterior window frames, however, the repair and maintenance of the glass portion, including broken seals will be the responsibility of the Strata Lot Owner, as well as the maintenance of exterior doors.
16. INFORM STRATA CORPORATION
16.01 Within 2 weeks of becoming an Owner, an Owner must inform the Strata Corporation of the Owner’s name, Strata Lot number and mailing address outside the strata plan, if any.
12.01 In order to promote the safety, welfare, enjoyment, and comfort, of other Owners/Residents of the Property, the Resident and Guest shall not disturb, harass, or annoy other Occupants of the property or neighbors. In addition, noise of any kind, which in the reasonable opinion of the Strata Council may be calculated to disturb the comfort of any other Occupant of the Property shall not be made by the Resident or Guest, nor shall any noise whatsoever, including the playing of any musical instrument be repeated or persisted after a request to discontinue such noise has been made by the landlord. The Resident or Guest shall not cause or allow loud conversation, music, television, radio or irritating noise to disturb the peaceful enjoyment of other Occupants at any time, and in particular, between the hours of 10:00p.m. and 9:00a.m.
12.02 No instrument or other device shall be used within a Strata Lot which, in the opinion of the Council, causes a disturbance or interferes with the comfort of other Owners/Residents.
12.03 Sound reproduction shall be restricted so as not to disturb other Owners/Residents. If the sound or noise can be heard outside of any Strata Lot, it shall be deemed as being too loud.
12.04 The sidewalks, walkways, passages and driveways of the Common Property shall not be obstructed or used for any purpose other than ingress or egress from the Strata Lots and parking areas within the Common Property.
12.05 An Owner, Tenant or Occupant must not use a Strata Lot for any purpose, which involves undue traffic, or noise in or about the Strata Lot or Common Property between the hours of 10:00pm and 9:00am or that encourages loitering by persons in or about the Strata Lot or Common Property.
13. CORRESPONDENCE
13.01 Communication between Owners/Residents and Council shall be in writing; signed by the Owner/Resident and shall be directed to the managing agent.
14. AIR CONDITIONER UNITS
14.01 Non-permanent air conditioners and fans are permitted to be placed in unit windows between May 1st and September 30th of each year. These units must be removed between October 1st and April 30th or the Owner will be subject to fines. The surrounding decor must be of a neutral color. The air conditioners and fans must be secured in a manner that will not cause harm to the building or Residents.
15. DOORS AND WINDOWS
15.01 Council will continue to maintain the exterior window frames, however, the repair and maintenance of the glass portion, including broken seals will be the responsibility of the Strata Lot Owner, as well as the maintenance of exterior doors.
16. INFORM STRATA CORPORATION
16.01 Within 2 weeks of becoming an Owner, an Owner must inform the Strata Corporation of the Owner’s name, Strata Lot number and mailing address outside the strata plan, if any.
17.
COUNCIL
17.01 Council size
(a)
Subject to subsection (2), the council must have at least 3 and not more than 5
members.
17.02 Council
members' terms
(a)
The term of office of a council member ends at the end of the annual general
meeting at which the new council is elected.
(b)
A person whose term as council member is ending is eligible for reelection.
17.03 Removing
council member
(a)
No person may stand for council or continue to be on council with respect to a
strata lot if the strata corporation is entitled to register a lien against that
strata lot under the Act.
17.04 Replacing
council member
(a)
If a council member resigns or is unwilling or unable to act for a period of 2
or more months, the remaining members of the council may appoint a replacement
council member for the remainder of the term.
(b)
A replacement council member may be appointed from any person eligible to sit
on the council.
(c)
The council may appoint a council member under this section even if the absence
of the member being replaced leaves the council without a quorum.
(d)
If all the members of the council resign or are unwilling or unable to act for
a period of 2 or more months, persons holding at least 25% of the strata
corporation's votes may hold a special general meeting to elect a new council
by complying with the provisions of the Act, the regulations and the bylaws
respecting the calling and holding of meetings.
17.05 Officers
(a)
At the first meeting of the council held after each annual general meeting of
the strata corporation, the council must elect, from among its members, a
president, a vice president, a secretary and a treasurer.
(b)
A person may hold more than one office at a time, other than the offices of
president and vice president.
(c)
The vice president has the powers and duties of the president
(i)
while the president is absent or is unwilling or unable to act, or
(ii) for the remainder of the president's term if the president ceases to hold office.
(ii) for the remainder of the president's term if the president ceases to hold office.
(d)
If an officer other than the president is unwilling or unable to act for a
period of 2 or more months, the council members may appoint a replacement
officer from among themselves for the remainder of the term.
17.06 Calling
council meetings
(a)
Any council member may call a council meeting by giving the other council
members at least one week's notice of the meeting, specifying the reason for
calling the meeting.
(b)
The notice does not have to be in writing.
(c)
A council meeting may be held on less than one week's notice if
(i)
all council members consent in advance of the meeting, or
(ii) the meeting is required to deal with an emergency situation and all council members either
(ii) the meeting is required to deal with an emergency situation and all council members either
(1) consent in advance of the meeting, or
(2) are unavailable to provide consent after reasonable attempts to contact them.
(2) are unavailable to provide consent after reasonable attempts to contact them.
(d)
The council must inform owners about a council meeting as soon as feasible
after the meeting has been called.
17.07 Requisition
of council hearing
(a)
By application in writing, stating the reason for the request, an owner or
tenant may request a hearing at a council meeting.
(b)
If a hearing is requested under subsection (1), the council must hold a meeting
to hear the applicant within 1 month of the request.
(c)
If the purpose of the hearing is to seek a decision of the council, the council
must give the applicant a written decision within one week of the hearing.
17.08 Council
meetings
(a)
At the option of the council, council meetings may be held by electronic means,
so long as all council members and other participants can communicate with each
other.
(b) If a council meeting is held by electronic means, council members are deemed to be present in person.
(b) If a council meeting is held by electronic means, council members are deemed to be present in person.
(c)
No person other than a member of the council shall be entitled to attend a
meeting of the council unless authorized by a resolution of the council. In the
course of a meeting of the council, any person or persons (other than members
of the council) may be excluded from such meeting by a resolution of the
council.
17.09 Voting at
council meetings
(a)
At council meetings, decisions must be made by a majority of council members
present in person at the meeting.
(b)
Unless there are only 2 strata lots in the strata plan, if there is a tie vote
at a council meeting, the president may break the tie by casting a second,
deciding vote.
(c)
The results of all votes at a council meeting must be recorded in the council
meeting minutes.
17.10 Council to
inform owners of minutes
(a)
The council must inform owners of the minutes of all council meetings within 2
weeks of the meeting, whether or not the minutes have been approved.
17.11 Spending
restrictions
(a)
A person may not spend the strata corporation's money unless the person has
been delegated the power to do so in accordance with these bylaws.
(b)
Despite subsection (1), a council member may spend the strata corporation's
money to repair or replace common property or common assets if the repair or
replacement is immediately required to ensure safety or prevent significant
loss or damage.
17.12 Limitation
on liability of council member
(a)
A council member who acts honestly and in good faith is not personally liable
because of anything done or omitted in the exercise or intended exercise of any
power or the performance or intended performance of any duty of the council.
(b)
Subsection (1) does not affect a council member's liability, as an owner, for a
judgment against the strata corporation.
17.13 Eligibility
to Council.
a) The only persons who may be council members
are the following:
i)
owners;
ii)
individuals representing corporate owners
iii)
tenants who, under section 147 or 148 of the
SPA have been assigned a landlord’s right to stand for council
b) An owner in good standing
may assign his or her rights to stand for council to a long term
occupant of more than 3 years,
also in good standing, or any other qualified person providing that
the owner has submitted a Form
A General Proxy (Section 56 of the Strata Property Act) to the
Council along with a written notice to the
Strata Corporation stating the name of the
representative, the power assigned and the
effective time period.
c) No
person shall stand for council or continue to be on council with respect to a
strata lot if the
strata
corporation is entitled to register a lien against that strata owner under
section 116(1) of the
Strata
Property Act
d) If a
council member is unable to continue to be on council pursuant to section 17.13
c) then that
council
member is deemed to have resigned for purposes of section 12 of the Standard
Bylaws (Replacing Council Members)
18.
ANNUAL & SPECIAL GENERAL MEETINGS
18.01 Person to chair meeting
18.01 Person to chair meeting
(a)
Annual and special general meetings must be chaired by the president of the
council.
(b) If the president of the council is
unwilling or unable to act, the meeting must be chaired by the vice president
of the council.
(c)
If neither the president nor the vice president of the council chairs the
meeting, a chair must be elected by the eligible voters present in person or by
proxy from among those persons who are present at the meeting.
18.02
Participation by other than eligible voters
(a)
Tenants and occupants may attend annual and special general meetings, whether
or not they are eligible to vote.
(b)
Persons who are not eligible to vote, including tenants and occupants, may
participate in the discussion at the meeting, but only if permitted to do so by
the chair of the meeting.
(c)
Persons who are not eligible to vote, including tenants and occupants, must
leave the meeting if requested to do so by a resolution passed by a majority
vote at the meeting.
18.03 Voting
(a)
At an annual or special general meeting, voting cards must be issued to
eligible voters.
(b)
At an annual or special general meeting a vote is decided on a show of voting
cards, unless an eligible voter requests a precise count.
(c)
If a precise count is requested, the chair must decide whether it will be by
show of voting cards or by roll call, secret ballot or some other method.
(d)
The outcome of each vote, including the number of votes for and against the
resolution if a precise count is requested, must be announced by the chair and
recorded in the minutes of the meeting.
(e)
If there is a tie vote at an annual or special general meeting, the president,
or, if the president is absent or unable or unwilling to vote, the vice
president, may break the tie by casting a second, deciding vote.
(f)
Despite anything in this section, an election of council or any other vote must
be held by secret ballot, if the secret ballot is requested by an eligible
voter.
(g)
An owner who is otherwise an eligible voter may not exercise his or her vote
for a strata lot, except on matters requiring a unanimous vote, if the strata
corporation is entitled to register a lien against that strata lot.
18.04 Order of
business
The order of business at annual and special general meetings is as follows:
(a)
certify proxies and corporate representatives and issue voting cards;
(b)
determine that there is a quorum;
(c)
elect a person to chair the meeting, if necessary;
(d)
present to the meeting proof of notice of meeting or waiver of notice;
(e)
approve the agenda;
(f)
approve minutes from the last annual or special general meeting;
(g)
deal with unfinished business;
(h)
receive reports of council activities and decisions since the previous annual
general meeting, including reports of committees, if the meeting is an annual
general meeting;
(i)
ratify any new rules made by the strata corporation under section 125 of the
Act;
(j)
report on insurance coverage in accordance with section 154 of the Act, if the
meeting is an annual general meeting;
(k)
approve the budget for the coming year in accordance with section 103 of the
Act, if the meeting is an annual general meeting;
(l)
deal with new business, including any matters about which notice has been given
under section 45 of the Act;
(m)
elect a council, if the meeting is an annual general meeting; terminate the
meeting.
18.05 Electronic
Attendance at Meetings
Attendance by
persons at an annual or special general meeting may be by telephone or other
electronic method if such method permits all persons participating in the
meeting to communicate with each other during the meeting.
19. QUORUM FOR ADJOURNED MEETING
19.01 Notwithstanding section 48(3) of the Act, if within ½ hour from the time appointed for an annual or special general meeting a quorum is not present, the meeting shall be terminated if the meeting was convened upon the requisition of members; but in any other case, the meeting shall stand adjourned for a further ½ hour from the time appointed and, if within one hour from the time appointed a quorum is not present for the meeting, the eligible voters present in person or by proxy shall constitute a quorum
19. QUORUM FOR ADJOURNED MEETING
19.01 Notwithstanding section 48(3) of the Act, if within ½ hour from the time appointed for an annual or special general meeting a quorum is not present, the meeting shall be terminated if the meeting was convened upon the requisition of members; but in any other case, the meeting shall stand adjourned for a further ½ hour from the time appointed and, if within one hour from the time appointed a quorum is not present for the meeting, the eligible voters present in person or by proxy shall constitute a quorum
20.
LIMITING EXPENDITURE OF COUNCIL
20.01 Subject to subsection (3) below, if a proposed expenditure has not been approved in the budget or at an annual or special general meeting; the strata corporation may only make such expenditure out of the operating
20.01 Subject to subsection (3) below, if a proposed expenditure has not been approved in the budget or at an annual or special general meeting; the strata corporation may only make such expenditure out of the operating
fund if the
expenditure, together with all other unapproved expenditures, whether of the
same type or not, that were made pursuant to this subsection (1) in the same
fiscal year, is less than:
(a)
$5000.00; or
(b) 15% of the total contribution to the operating fund for the current
year; whichever is less.
(b) 15% of the total contribution to the operating fund for the current
year; whichever is less.
20.02 If the
strata corporation makes expenditure under subsection (1) above, the strata
corporation must inform owners as soon as feasible about any expenditure of
more than $4500.00 on any single item.
20.03 Notwithstanding subsection (1) above, the strata corporation can make expenditure out of either the operating fund or the contingency reserve fund if there are reasonable grounds to believe that an immediate expenditure is necessary to ensure safety or to prevent significant loss or damage, whether physical, financial or otherwise.
20.03 Notwithstanding subsection (1) above, the strata corporation can make expenditure out of either the operating fund or the contingency reserve fund if there are reasonable grounds to believe that an immediate expenditure is necessary to ensure safety or to prevent significant loss or damage, whether physical, financial or otherwise.
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