October 6 2017 council meeting

Alpine Village Strata PGS173

Council Meeting Minutes

October 6, 2017

Call to order:      5:30 pm

Attendance:       Anneliese            Roberta                                Gabby                   Glen

Guest Speaker: Walter Babicz

                Walter brought us copies of the old and new Bylaws.  Walter explained the changes we had made in preparation of the vote.  Roberta will mark the changes so that the owners can compare the new changes with the old Bylaws, if they want to.  The new Bylaws will be included in the AGM Pkg.

MAINTENANCE:

                David Solmundson was looking for a “Boot” allowance.  This was denied, as the season is almost over and David was told before that he needed to put in for this allowance at the beginning of the season, not the end.

SECURITY:

                Roberta had looked into Security Lights at Costco, but they had to be hard wired.   Glen mentioned some Solar Lights he had seen at Costco that would be bright enough for our intentions.  Roberta will go back to Costco and check these out.

                Roberta had quotes from Curtis Elite and Paladin, for security patrols.  We were looking for patrols from 9 pm till 5 am, with possibly sitting in certain spots, just to put some pressure on undesirables.

o   Curtis Elite: 3 patrols per night (drive through complex) $8.50 per patrol, but does not have the time to sit for 15 or 20 minutes.

o   Paladin Security: 2 guys, $51.00 per hour

o   Council talked about hiring our own security people at a starting rate of $18.00 per hour.  Security personal must be licenced.  Roberta calculated that we would need to guys to cover the hours, 7 days a week.  This could be a savings of up to $4000.00 per month over a Security Company.   This was tabled for discussion at a later date.

SNOW REMOVAL:

                We received quotes from Rock Tech, Giscome, and Extreme Landscaping.

·         Rock Tech:  quoted the same as last year, which turned out to be a lot more money for a lot less removal.

·         Giscome, (a division of Aurora) Gave us a quote very similar to what they had done for us in the past.

·         Extreme Landscaping, gave us a quote that was way beyond our means.

·         Roberta will pull the file for Giscome, and compare the last few years that we used them and get back to council.

LATE FEES AND LETTER TO OWNERS:

A letter will be going out to owners, informing them of the actual due date of Strata Fees and that effective November 1st, 2017 late fees will start being applied to all late Strata Fees and the Bylaw that pertains to this situation.

LEGAL STUFF:

o   2 Liens will be placed on different units who have fallen very behind in their Strata Fees.

o   We will be having Cora Wilson write the resolutions for the next AGM, to ensure that they are written according to the Strata Act.

o   Cora Wilson’s Office is willing to do our Liens for us, but this may be at a price higher than the Lien. 

§  For now we will continue to do the Lien process ourselves

o   The office will check around Prince George and see if any Lawyers here understand the Strata Act and are willing to take us on as a client and their pricing.

RENTALS:

                Roberta was in Kelowna a couple of weeks ago and met with Bill Miller of CHOA.  The Discussions were on “Rentals, Strata Fees, and Council”.

o   Rentals: Can be done by our Strata Office, as long as it is done by a different person than the Strata/Office Manager.  So it is an option for the future if we really want to gain control of Alpine Village.

o   Strata Fees: Can be raised more than just by %points.  It is based on what the Strata needs’ to operate, and of course a vote.  If we want to repair Alpine, we are going to need to increase Strata Fees.

o   Council:  The discussion was on if council could stand for more than a one year term?  The answer is YES, as long as it is written into the Bylaws for our Strata.  With the way the Council changes now, it is hard to get anything accomplished.  When things are just starting to move, a new council is voted in and the process starts all over again.  This may be worth looking into for the future.

SIDING PROJECT:

·         Glen has a grantee letter for the funding, and contractor’s budgetary quotes for the project.  Glen to crunch the numbers and do a spread sheet to get the figures for a special levy and how many years will be needed to pay the loan off.

September 7, 2017 Council Meeting

Alpine Village Strata PGS 173

Council Meeting

September 7, 2017

Attendance: Anneliese Paasch            Roberta Johnson            Glen Blair

Regrets:                 Gabby Tecson

Guest Speakers:    Latania Thomson - disputing “Breach” for E24

                             Bill Thomason - Maintenance

Call to order:         5:45 pm

Latania Thomson

Lodged a dispute regarding a “Breach of Bylaw” notice she received about her dog barking day and night, everyday.  Latania explained that she does have an anxiety disorder and this is a therapy dog.  When Latania is home, the dog does not bark.  Anneliese had talked to the neighbours on either side of Latania’s unit and they had no complaints regarding the dog.

Roberta will ask the complainant to come to the office or the next council meeting to have a discussion regarding this issue.

Will follow up with Latania with in the next 7 days.

Glen believes that there are Investigation forms for when a complaint comes to the office.  We need to find these forms and use them.

Bill Thomason    

Bill presented council with a list of how much fencing has been finished to date.  It shows that all the back yards in Phase 1 (the A, B, C, D drives) are now complete. 

Fencing between us and Grevman Court is failing and in need of repair.

            Roberta will contact council of Grevman Court and see if they will share the cost in repairing the fence and to include a v shape access to either driveway to prevent      people from climbing the fence.

Budget for the fencing is almost at its limit for this year.  Any more fencing for this           year, is deferred until  Bill gives an estimate on what is left, and while other            maintenance if handled.

Discussion on the exterior lights that are damaged and hanging from the units.  We will need to change these out as they could be a hazard.   Bill asked if we would be doing both the front and back exterior lights, the answer to that is Yes, and the lights would be the same.

            Glen had a quote for a pair of exterior lights for $39.99 at Home Hardware.           Perfect for what we want to budget and they will go well with any exterior siding       project.  The color to be white, the same as the windows and doors.

      Glen to order the lights, enough to fix the current broken ones.  Glen will also see what kind of a deal we can get by ordering bulk.

Asked Bill to check and map out all outside water taps, which ones are original and strata responsibility, and which ones are not.  Do a Budget for more, if needed, water taps.  Do all owners/tenants know how to turn off the water in the winter?

             Suggestion that the strata ensure that tenants know how to turn the faucet on and             off in the winter.

Unfinished Business

G66 - arrears, and Form H

            Unit Sold, Arrears are paid, and Form H is released to the Lawyer

Fencing Budget

            See Bill’s report above

Fence Between A30 and A31

            Bill fixed the fence between these units, better than ever

Email from Dustin @Hardie Interiors

            Deferred until siding project starts and only if Hardie is used

Bed Bugs -

            Gather and distribute the information from a Pest Control Company.

      Because this is a growing epidemic in Prince George and we need to prevent these      critters from spreading quickly,  If informed, Strata will call and deal with getting        the problem treated. This is an owner issue, even though it is no one’s fault as to     why it happens.  The owner will be billed for the treatments of their unit, and any            other units that it may have infested.

Unmovable/Uninsured Vehicles

            All uninsured and unmovable vehicles to receive a 10 day notice to insure or          remove vehicles from parking lot.  Parking insurance is acceptable. Reminder         notices that all vehicles must be in movable condition, especially in the winter           when the snow needs to be cleared, to go to each unit. Any car that remains             unmovable or uninsured after the 10 days, will be towed at the owner’s expense.

Richard and Jay - Stucco Repair

            Who are they and who have they worked for in the Past?

            Is this their Company and what is the name?

            We also need a second estimate on the repair

Arrears

            We have 2 units in arrears enough  to start the lien process.  Roberta to get the       liens done and registered.

Date set for the SGM

            Still waiting for a detailed/itemized list from the Contractor, deferred until then

New Business

With school commitments, Desiree is no longer with the office. 

Trissy and Roberta are working together to keep the office open and productive. 

Meeting Adjourned: 8:45 pm

ALPINE VILLAGE STRATA

PGS173

COUNCIL MEETING

MEETING MINUTES

July 5, 2017

ORDER: 5:34pm

ATTENDANCE

Roberta	Glen	Bill
Gabby	Anneliese	Desiree
GUESTS SPEAKERS
Bob Bingham – F41

GUEST SPEAKERS

·         Bob Bingham, owner and resident of F41 brought forward concerns from himself and several neighbours.

o   Disturbances by tenants of F58 have been ongoing, with multiple complaints issued to the office.

§  Council directs for office to call MaxSave and issue fine to unit.

o   Mopeds parked on walkway and yard of F59

§  Council directs for office to issue first infraction notice

o   Suspicious activity at F59 that looks like drug sales.

§  Council directs for office to contact RCMP and infraction to owner

o   Clutter in many unit’s front yards

§  Council directs for office to issue notice to complex to ensure yards are tidied every evening by 9pm. Example: lawn furniture arranged neatly against building, children’s toys and bikes put away

o   Complaint against maintenance for cutting lawns to short with no rain in the forecast causing the lawns to burn. Many taps not usable for watering lawns.

§  Maintenance to map out usable taps and start watering

§  Raise mower blades to keep grass a bit longer

OLD BUSINESS

1.      Refunds

a.      Send letter to Cora declining her help with siding refunds – Anneliese to write by June 6, 2017

b.      All EFT to be sent for July 7, 2017 – All refunds signed by council

c.       Units that have sold between June 1, 2016 and May 31, 2017 to be delayed until correct amounts can be verified for each owner. Refunds to go to the person who paid the fees.

2.      Set SGM Date – Deferred due to incomplete information regarding siding project

3.      Paint windows that were missed last year

a.      Started, with only 5 left to complete

4.      Waste Management 

a.      Desiree to contact Waste Management to discuss a better refund on over charges

b.      Gabby to look into gated drives to reduce non-complex dumping

5.      Dump Runs: Maintenance is concerned for their health, and their families’ health due to infested furniture.

a.      Get disposable coveralls/suits for maintenance to wear while doing dump runs

6.      Roofing quotes

a.      Aardvark roofing approved to start July 24, 2017 on E row

7.      Compensation for units who are powering lights/cameras

a.      Increase D71 to $23/mth

b.      Contact BC Hydro to get usage while empty for A75

c.       Contact NorCap for quote to rewire lights and cameras to strata

NEW BUSINESS

1.      AC malfunctioned, desk sustained some water damage. AC no longer usable. Office and Maintenance staff request permission to buy new AC unit for office.

APPROVED

2.      Some residents in A row (1 – 8?) have been observed dumping at Grevman Court, by Grevman council, and request that Alpine council inform our residents to stop.
Council suggests sending notice to that row advising them to stop using Grevman Court’s dumpsters.

3.      Change date of August meeting due to statutory holiday on August 7^th – Moved to August 10^th.
Tentatively changed September’s meeting to Thursday, September 7^th due to statutory holiday on September 4^th. – to be confirmed at August meeting

ADJOURNED: 6:40pm

ALPINE VILLAGE STRATA

PGS173

COUNCIL MEETING

MEETING MINUTES

June 5, 2017

ORDER: 5:40pm

ATTENDANCE

Roberta	Glen	Bill
Gabby	Anneliese	Desiree
GUESTS SPEAKERS
Bill Miller, CHOA, via phone

GUEST SPEAKERS

1.      Letter from Sharon Hordy, F57 and Bob Bingham, F41, read by Roberta

a.      Concerns in regard to loud neighbours, apparent lack of enforcement of bylaws, and request for follow up when complaints are submitted.

b.      Infraction to be sent to neighbour, and within 2 weeks follow up with Sharon.

2.      Bill Miller, CHOA – via Phone

a.      Infraction Procedure, per the Strata Act:

                                                              i.      Complaint must be received by office

1.       can be verbal, email, written or via council member,

2.      OR, breach can be noted by strata employee per Sec 135 of the Act.

3.      Complaint cannot be from council member.

4.      Discussion of complaint and decision must be recorded in meeting minutes

                                                            ii.      Infraction letter must quote breached bylaw, date, time and location of breach. Letter can bundle several breaches into one letter, and will still qualify as multiple infractions, but must also offer a chance to defend self in front of council at a meeting. Suggested verbiage: “We look forward to your response by _________.” Without response, minutes must show fine to specific unit owner.

b.      Requirements for resolution to approve siding project

                                                              i.      Per Sec 108 of the Strata Act, Minutes must show tally of yes and no votes as well as whether the resolution was passed. A ¾ vote is necessary for agreement to loan or to apply levy to unit owners. Council must wait a minimum of one week after minutes are published to allow for any absent owners to oppose the decision.

                                                            ii.      Must be only ONE resolution, which should be at least ¾ - 1 page in length detailing all costs that will be associated with the project, including taxes and contingency for unforeseen expenses.

                                                          iii.      Wording of resolutions should include

1.      “will be paid by loan over XX years plus interest,”

2.      dates of first and last payments,

3.      allow for council to borrow from CRF to cover owner’s arrears on levy, and

4.      the colour options

5.      outline how the sale of units will be handled within the time of the loan and the project.

                                                           iv.      All funds must be attained via loan or lump sum from owners, not a combination of both, unless the owners opting to pay a lump sum have that sum calculated to include the interest due on the loan.

                                                             v.      Strata must have the balance available until all payments are paid to the bank.

OLD BUSINESS

1.      Siding Project

a.      Bill Miller – see above

b.      Update on stucco quotes – Held over

2.      Paint windows that were missed last year

a.      Maintenance to paint the missed windows as soon as possible.

3.      Waste Management

a.      Desiree to contact to discuss refund due to Strata

4.      Budget & Balance Sheet

a.      Budget sheet – remove siding completely

b.      Balance sheet – correct assets

5.      Infraction Policy & Procedure – see above

NEW BUSINESS

1.      Campers, motorhomes, tents etc permanently set up

a.      DENIED – per Alpine Village Bylaw 7.12

2.      Cameras

a.      Vandalism – Courtyard 2 – estimate

                                                              i.      Forward estimate with infraction to unit

b.      Offer for old DVRs – cash or trade

                                                              i.      Trade old DVRs for 2 new camera’s installed

3.      Community and Safety Committee

a.      BBQ June 17 to share information and recruit committee members

b.      Order fliers, 100 copies of bylaws

c.       Requested strata supplied funds - $500 APPROVED

d.      Elaine Nothstein, E6 elected treasurer of committee funds

e.      Schedule complex wide yard sale for near end of July

4.      Desiree to be away: – Trissy to cover office

a.      Friday June 16^th and Monday June 19^th

b.      Monday July 24 – Friday July 28

NEXT MEETING: July 5, 2017

ADJOURNED: 7:25pm