Council Meeting Minutes

Call to order:            5:06 PM Wednesday, September 12, 2018

Present:                     Anneliese Paasch, Gabby Tecson, Kelly Prosser

Regrets:                     Sharon Hordy

Location:                   Alpine Village Strata Office, D-80 2131 Upland Street, Prince George

Correspondence

1.     The contract is now completed by our lawyer for Denovo.

Old Business

1. MWatt Electrical
• Michael looked at D71 and is writing a quote to rewire light and a quote to add new light for the D Drive parking.
• Michael is coming to quote Alpine for a motion light at the new garbage bin spot in I Drive.
2. Snow Removal
• Council is reviewing three quotes to rent, least, or buy equipment to do our own snow removal
• Contact smaller independent snow removal companies
3. Gutters
• Quote from VIP Yard Maintenance has been approved
• This will take place in October 
4. Fences
• Back yard fences between G and F Drive has been completed
• G87-G94 is currently being fixed
5. Reports
• All staff at Alpine Village Strata have been reported all duties on a weekly report

New Business

1. Windows
• Council will inspect complex to fix the current leaking windows.
2. Siding
• A105-A113 & A41-A37 needs siding repairs
3. Garbage Bins
• Need to paint lines in I Drive
• Move garbage bins
4. Stucco
• Hired Matthew Bjorge to do stucco repairs
• Holes need to be repaired before winter
5. Pest Control
• Give Orkin one month notice
• Hire Shawn from DeBug’Em Pest Solutions
6. Budget 2018
• Meeting to collect 2017-2018 figures
• Project feature budget
7. Denovo
• Get quote on damaged siding and paint
8. Pace
• Motion was past to have a meeting with Pace

Adjourned:                 6:30 PM

Wednesday, August 29, 2018

Council Meeting Minutes: August 29, 2018
Present: Anneliese Paasch, Gabby Tecson, Sharon Hordy, Kelly Prosser
Meeting Called To Order: 4:37 pm

Correspondence

1. Questions from owners about windows that have already been replaced
• CHOA has been contacted as we are currently awaiting a reply.
2. Questions on doors
• The need to be a six panel door. This is not a maintenance issue at this time owners are free to replace at their own expense
3. CHOA course September 22
• All Council Members are attending

New Business

1. Windows
• All three quotes are in and have been reviewed
• Denovo is the best bid for cost and productivity 
• In the mean time the seal of windows and paint will need to be taken care of as not all units will be finished this year.
2. Siding
• A105-A113 and A41-A37  needs repairing
3. D71
• MWatt Electrical coming this week to look into the matter
• Michael will write up a quote to have the lights rewired to the office hydro bill.
4. Snow Removal
• Get three quotes to rent, least or buy equipment to do our own snow removal.
5. Garbage Bins
• Need to be moved across parking lot
• Rent equipment to do this
• Move dirt beside bins and tool shed
6. Gutters
• Need to be cleaned out during the month of October
• Quote of $2500 from company or have our maintenance workers do the job
• Tabled to next month
7. Fences
• G74-G61 Drive are complete
• Finishing F54-F43
• Repairing other gates and fences as needed before winter
8. Roofs
• F45-F43 Drive and G100-87 Drive are complete
9. Pot Holes
• Majority are done
• More are to be completed this and next week.
10. Stucco
• repairs are being assisted as the holes need to be done before winter.
11. Staff
• Maintenance are to fill in a weekly report
• Office is to fill in a weekly report
12. Motion: meet with PACE to look into hiring them to be the property managers of Alpine.

Meeting adjourned at 5:23 pm

Council Meeting Minutes  1 August 2018
Time 5:30 to 6:30 pm
Present: Gabby, Anneliese, Sharon, Kelly.

1.) We have ordered 3 quotes to install new windows in Alpine.
(Bingham Construction, RC Adams, Denovo Windows)
Once received will made decision that day to get started asap.
Will be starting at E Drive on Strathcona first and work our way
though Alpine as the extra Strata Fees are collected.

2.) We discussed hiring new staff for the grounds and a new Grounds
 Manager. Manager will be starting on Tuesday 7th August and a new
 grounds person on 13 August. We have Dave working on the grass etc.

3.) We decided to look at the cost of either leasing/renting or purchasing
 two bobcats to do our own snow clearing this coming winter. We will
 price out what works best.

Short meeting, adjourned at 6:30 pm

Council Meeting: July 11, 2018
Time 6:30 to  pm
In attendance:  Gabby, Anneliese
Excused: Sharon
Absent : Chris

On the Agenda:

Meeting with MJ Jacobson from Pace Realty Corp./ Property Management/ Strata.
Had a good discussion on Pace taking over our property management for owners that
would like a better experience in having their properties managed at a reduced cost.
We also discussed Pace Strata Management taking over the Strata side of Alpine Village
Pace has a lifetime experience in this field and manages many Stratas all over BC.
The cost of doing this for us is phenomenally affordable and would be an absolute plus
for Alpine Village, for our insurance, for financing and increase in value . This company
has access to all kinds of contractors to assist in the work around Alpine being done efficiently
and timely.
It would still require a Council to be in effect for approving any work to be done etc.
We shall be contacting everyone with this later.
Betty-Anne received a $25 raise (bi-weekly)

Meeting adjourned 8Pm

4 July 2018 Alpine Village Council Meeting 5:20 pm
In attendance;   Gabby, Sharon,Anneliese and Chris

Call to order  5:20 pm

Agenda:   Approved

* Roofing: Have one quote, still waiting for 2 more . Will be doing F and G Drive roofs this month.
*Two interviews for Office Manager on Friday 6th July.
* Meeting with MJ Jacobson from Pace Realty Corp approved by all. for 11 July 2018
* Construction: Hansen and Pedersen opted out overnight. We have spoken to another Contractor
   but they were unable to take the project on. We will keep looking . MJ Jacobson has offered to help
   in this regard, will see Wednesday.
* Will start with repair and paint on the Strathcona side
* Fencing will continue as usual
* Looking to employ a carpenter to fix all the leaky windows this summer
* Lighting will be re-assessed in order to brighten up Alpine at night.
* Holding out on fencing around garbage bins. Want to observe for a while longer.
* One more hole in I drive to be filled
* Purchased a new chainsaw, riding mower for Alpine Village
* Looking to top more trees.


Meeting adjourned at 6:20 pm
Approved and seconded by all members.

6 June 2018 Council Meeting Minutes.

Call to order 5:30

In attendance Gabby, Chris, Sharon, Anneliese

Also in attendance: Gord Rapson

* Gord was asked to give quote on leaking window repairs.
   Gord agreed and left the meeting.

* Discussed to have new roof put on G drive

* approved to send out letter to owners  and approved last minutes.

* Discussed meeting with new applicant office manager on June 7, 2018
   with Anneliese
* Another discussion on what lighting needs to be decided on and implemented

* Gabby has scaffolding and is talking to another two contractors for Alpine
   siding repairs to be done asap. (Hansen and Pedersen opted out overnight)
   Briefly discussed main windows. (depending on what window fits each unit, we
   would like the 3 panel window best) Have colours and other details ready for order.

Meeting adjourned at 6:15 pm

May 30 Council Meeting

Cal to meeting 5:15 pm
In attendance  Sharon, Anneliese, Chris

Also present: Bill, Shawn Stubbs

For discussion:

*Roofs : Most dire is G roof, then H.  D-Drive is good for 1-2 years more.
*Shingles on E1 need to be looked at and repaired.
*Lighting: Bill has angled bulbs on the poles in F-Drive. Angles beams out
more. Still need to look at brightening Alpine up further
* Shawn came to discuss someone vandalizing cars etc. We had lengthy discussion and
agreed to look into starting up a Block Watch again. Will ask RCMP to do more
patrols on week ends, at night.

* Gabby had to work late wo was not present to discuss siding repairs. We will catch up.

Meeting adjourned at approx. 6:30 pm

7 MAY 2018                          TOWN  HALL MEETING

Started 4 pm
Present  Council Members : Gabby, Anneliese and Sharon
Absent:  Chris

Gabby explained once again that we are repairing, not replacing siding on the buildings
In other words we are replacing the rotten wood siding with vinyl and smart trim around
the windows.
The window glass and doors are at the owners' option.
Windows can be your choice of style (sliders at bottom, side or middle, no not) however they have to be white. Doors have to be white, preferably 6 panel. Both windows and doors have to fit into the space precisely.
Strathcona sides is getting vertical siding where you have wood now. Back and front overhangs will be repaired or replaced, topped with shingles. Stucco is to be repaired and painted.
 Colour choices were: rust, greys and light sage green with off white trim.



***************************************************************************

The owners  wanted to talk about having fencing continue.
We are going to carry on fixing and replacing where needed.
Closing the gap at the playground and fence in the D drive entrance.
Very briefly discussed central garbage placement.

Meeting adjourned between 5:30- 6 pm

Alpine Village meeting minutes  9 April 2018

1. Office staff ad. issues getting applicants. Council member Chris suggested he'd take a look at the ad and give some feedback to attract more applicants. ACTION ILTEM
2. 5 th council member discussed and had some options.
3. Tree removal. Council did a walk around at the end of the night to identify trees to be trimmed and trees to be cut down.
3. Strata maintenance update:
   (a) pot holes being filled.
   (b) A Drive flooding being addressed
   (c) only broken fences will be fixed or replaced
   (d) need more and better lighting all over
   (e) parking lot painting discussed
   (f) discussion on moving garbage bins to central location (I-Drive)
        (I) existing camera needs to be redirected
        (II) may need more lighting
   (g) Reviewed financial statement.
        Insurance is high. Council suggested we should try and put in a bylaw that owners insure the inside of their units ie.  plumbing/electrical/flooding etc. justification being that starat would not be responsible for interior damage as this would deplete our income and raise our insurance even higher is nothing changes.

5. New Business was not discussed
6. Meeting adjourned at 7.38 pm

Council Meeting 23 March 2018

 In attendance at 3:30 p.m. : Sharon. Gabby and Anneliese
Unfortunately Chris could not make this meeting.

We addressed the following:
How to handle the bed bug problem when owners are away. It was decided to make our by-law much clearer in necessitates an emergency. The current bylaw was made in the 1960 and is not specific to our current need.
*How to handle unlicensed vehicles better. Came to a good conclusion. Will have the newer cars towed and place fines on older ones. Alpine can not take the liability on our insurance for irresponsible owners that do not at least put storage insurance on their vehicles.
* Will NOT ALLOW ANY NEW LARGER DOGS in the complex as of immediately .  Intend to take an inventory on what we already have. All owners, property managers and realtors are herewith
notified of our restrictive pet bylaws. ( 2 pets allowed per unit, no more than 40 lbs each or 20 inches high) Spay/Neuter/Vaccination proof required to the office.
*Roof repairs and/or replacements. Will have roofers check all roofs to make sure that any protruding stacks are properly sealed before next winter
*Our groundskeeper shall not be on call on week-ends any longer. Emergency calls will come to council members and will be screened as per emergency.
*Looked at colour palette for the siding and some discussion on the cost.
*Discussed hiring of student (subsidised) labour for the summer
*Two problem tenants have been evicted. We discussed ways to stop bad tenants from getting to rent from other owners in the complex and causing more harm. ANY SUGGETIONS ?????
*Supervision of new summer hires. Council will hire/fire and supervise.
*Discussion on how and where we could possibly save on expenditures.
*K forms have to be updated for every tenant . Sharon is doing this .
* Darlene has resigned from the office. Anneliese and Sharon are currently sharing office duties with
Diana doing the financial side of things until a suitable Strata Office Manager is found. We are not going to rush into this. We are waiting to hire the RIGHT person for the job this time. (Council duties
are volunteered but running the office is a paid position and shared between us until a replacement is found.) It does not pay Alpine to hire someone unsuitable and then having to pay to fix all the problems.
Meeting closed 5 pm

9 March 2018 Council Meeting
Present : Gabby, Cris, Sharon and Anneliese

Topics:
*A more central garbage disposal site because non-Apline residents are dumping in our bins, costing us a fortune. We will centralize the bins into the I-Drive and move the bin from the entrance of Alpine to opposite the office where it is more visible and can be monitored. Hopefully this will discourage non residents from dumping.
*this spring we need to sand,paint and seal all leaky windows and replace some of the bottom sills.
*attention to roof replacement in D drive and maybe some in G
*some bathroom fans need to be vented to the outside properly.
*sewer pipe cups to prevent sewer back up from entering basements need to be installed ($20 from Home Depot , Moen Backflow Preventer - 4in)
All owners are advised to install the above or call us to have it done.
*Electrical connections from some units to be separated from outside light usage.. Awaiting thaw of the ground for digging of trench beginning April.
*Pot holes need to be fixed
*Sewer line inspection to be done
*agreed to give Grounds Keeper a small raise in wages.
Looking to hire part time help for the grounds this summer.
*Seeding new grass this year and arranging all lawns to be watered. It should all look really good.
*re-siding project starting in the A block in June.

Meeting adjourned at 6:30 pm

xxx

February 7, 2018

SGM

Alpine Village Strata

Council Meeting

November 8, 2017

Attendance:       Anneliese,          Gabby,                 Roberta

Call to order: 5:35 pm

Determined a quorum, 3 out of 3 council members attended

Old Business:

Roberta, reporting as Office Manager:  2 Liens were placed last month, and the paperwork has returned.   Summer staff has now all been laid off, Bill is our only full time staff and is working on finishing the fencing in “A” drive as well as keeping our common areas clean.   Trissy Singbeil’s part-time hours have been extended.

 AGM Package has gone out to all owners’ that have email in the office, mailed and hand delivered packages has also been delivered.  There were some mistakes in the Package, Roberta will send and information letter to owners, informing them of the mistakes and solutions.

The office has received pictures of Bylaw Breaches that Anneliese took on her drive through every weekend.  The biggest problems are window dressings and uninsured vehicles.  Will continue to monitor and the biggest law breakers will be fined.

New Business:

1.       Notice that there were some mistakes made with the AGM Package.  “Remedial work” and “Special Levy” were not worded as Resolutions, therefore cannot be voted on.  Which could be a good thing as 5 options would require 5 resolutions.  Council suggest that at AGM we poll the owners as to which 2 options they would like us to explore further.  Then set a date for an SGM to vote on those options.  The discussion time at the AGM will be used to explain each option to owners, and any other suggestions that come forward.  Roberta will write an information letter to owners, explaining the missing or mistaken issues.

2.       We received 2 emails from owners asking us to explore the stucco option further with more detailed information going to owners.  We will get as much information together as we can before the AGM and discuss it there.

3.       Lighting in the complex:  certain areas are darker than others.  Council looked at the security Cameras after dark, and isolated the darkest areas.  Gabby will look for 4 lights and we will have them installed.  If they make a difference in the Safety and Concerns of tenants, we will look at more.

4.       Possible mouse infestation:  Complaint from one unit of possible mice in the unit next door.  We will call 1^st Defense and have them check out both units and see if there is an infestation.

5.       Unit A75 noticed back in May that an outside light and the security camera on the end of their unit, was being powered from their fuse box.  This was brought to the attention of council back in August, 2017.  Council offered the owner a discount in strata fees of $23.00 per month (which should be passed on to the tenant for their hydro) from Sept. 2017 onward.  According to LiCar, the strata lot owners are not satisfied with this offer. Council will look into having this issue looked at by an electrician and the cost of moving it to a different strata source.

Next Meeting: AGM November 26, 2017

Next Council Meeting: To Be Announced

Meeting Adjourned: 7:00 pm

                 

Alpine Village Strata

Council Meeting

November 8, 2017

Attendance:       Anneliese,          Gabby,                 Roberta

Call to order: 5:35 pm

Determined a quorum, 3 out of 3 council members attended

Old Business:

Roberta, reporting as Office Manager:  2 Liens were placed last month, and the paperwork has returned.   Summer staff has now all been laid off, Bill is our only full time staff and is working on finishing the fencing in “A” drive as well as keeping our common areas clean.   Trissy Singbeil’s part-time hours have been extended.

 AGM Package has gone out to all owners’ that have email in the office, mailed and hand delivered packages has also been delivered.  There were some mistakes in the Package, Roberta will send and information letter to owners, informing them of the mistakes and solutions.

The office has received pictures of Bylaw Breaches that Anneliese took on her drive through every weekend.  The biggest problems are window dressings and uninsured vehicles.  Will continue to monitor and the biggest law breakers will be fined.

New Business:

1.       Notice that there were some mistakes made with the AGM Package.  “Remedial work” and “Special Levy” were not worded as Resolutions, therefore cannot be voted on.  Which could be a good thing as 5 options would require 5 resolutions.  Council suggest that at AGM we poll the owners as to which 2 options they would like us to explore further.  Then set a date for an SGM to vote on those options.  The discussion time at the AGM will be used to explain each option to owners, and any other suggestions that come forward.  Roberta will write an information letter to owners, explaining the missing or mistaken issues.

2.       We received 2 emails from owners asking us to explore the stucco option further with more detailed information going to owners.  We will get as much information together as we can before the AGM and discuss it there.

3.       Lighting in the complex:  certain areas are darker than others.  Council looked at the security Cameras after dark, and isolated the darkest areas.  Gabby will look for 4 lights and we will have them installed.  If they make a difference in the Safety and Concerns of tenants, we will look at more.

4.       Possible mouse infestation:  Complaint from one unit of possible mice in the unit next door.  We will call 1^st Defense and have them check out both units and see if there is an infestation.

5.       Unit A75 noticed back in May that an outside light and the security camera on the end of their unit, was being powered from their fuse box.  This was brought to the attention of council back in August, 2017.  Council offered the owner a discount in strata fees of $23.00 per month (which should be passed on to the tenant for their hydro) from Sept. 2017 onward.  According to LiCar, the strata lot owners are not satisfied with this offer. Council will look into having this issue looked at by an electrician and the cost of moving it to a different strata source.

Next Meeting: AGM November 26, 2017

Next Council Meeting: To Be Announced

Meeting Adjourned: 7:00 pm

                 

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.