November 14, 2005 AGM

MINUTES OF THE ANNUAL GENERAL MEETING THE OWNERS STRATA PLAN PGS 173 ALPINE VILLAGE

Held on Monday, November 14, 2005
Held at the Days Inn, 600 Quebec Street, Prince George, B.C.

At the request of Council, the meeting was chaired by the council secretary, Jason Morris.

The Chair called the meeting to order at 6:40 pm.

The attendance register was taken at the door. There were 124 Owners represented in person and by proxy. Under these circumstances, a quorum was present and the meeting was, therefore, able to proceed with the business at hand.

Notice of Meeting
It was moved by Dan Veller and seconded by Mike McAdams that the notice dated October 17, 2005 was proper notice as per the requirements of the Strata Property Act.
CARRIED

Approval of the agenda
It was moved by Ralph Case and seconded by Dan Veller to approve the agenda for this evenings meeting.
CARRIED

Adoption of 2004 AGM Minutes
It was moved by Jason Morris and seconded by Mike Campbell to adopt the minutes of the meeting held November 22, 2004 as circulated.
CARRIED

President’s Report
The president’s report was presented by Dan Veller and is attached for the owners’ reference.

Insurance Report
Moved by Jason Morris and seconded by Mike McAdams to accept the insurance policy included in the AGM package as proof of insurance.
CARRIED

Amendment to the Agenda
It was moved by Dan Veller and seconded by Mike McAdams that the agenda be amended to vote the ¾ Vote on Resolution 4 to Terminate Management with Gateway West Property Management before the Vote for the Budget.
CARRIED

RESOLUTION
Whereas the Strata Council of Strata Corporation PGS 173 requires the permission of the Owners to terminate the contract with Gateway West Management effective January 31, 2006
And whereas the Strata Council of the Strata Corporation PGS173 requires a 75% approval of the owners prior to terminating the contract with a 2 months’ notice (as per section 39(1) (a) of the Strata Property Act).
Therefore be it resolved that the Owners of the Strata Corporation PGS 173 authorize the Council to terminate the contract with Gateway West Management to take effect January 31, 2006.

Moved by Navaz Murji, seconded by Dan Veller
In favour > 76 by proxy and 29 in person = 105 Opposed 19 by proxy
CARRIED

APPROVAL OF THE OPERATING BUDGET 2005 – 2006

The Owners were presented with three possible options. Budget A had no increase in monthly maintenance fees. Budget B had an $11 monthly increase in maintenance fees. Budget C had a $20 increase in monthly maintenance fees.
It was noted that if Budget A or B were chosen, it would be made to be a balanced budget with a portion of the $57,505.00 (fifty-seven thousand five hundred and five dollar) surplus from the 2004-2005 operating year going to operations. The remainder of the surplus would go to the contingency fund. If Budget C was chosen, 100% of the surplus from the 2004-2005 operating year would go to the contingency fund.
This vote requires a simple majority to carry.
Moved by Dan Veller, seconded by Mike McAdams

In favour of budget A > 41 by proxy and 3 in person = 44
In favour of budget B> 19 by proxy and 26 in person = 45
In favour of budget C> 3 by proxy and 1 in person = 4
CARRIED > BUDGET B

Maintenance fees will change to the following amounts for the 2005-2006 operating year:
2 bedroom unit = $79 per month
3 bedroom unit = $95 per month
4 bedroom unit = $110 per month

¾ VOTE RESOLUTIONS

Be it resolved as a ¾ vote resolution of the Owners Alpine Village PGS 173, that the owners approve the proposed pet bylaw:

Be it resolved that there be no dog over 40 pounds or dogs of these designated breeds (or crossbreeds of these breeds): Pit Bull Terrier, German Shepherd, Doberman, or 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.
Moved by Mike McAdams and seconded by Ralph Case

In favour>75 by proxy and 29 in person Opposed > 0
CARRIED

Be it resolved as a ¾ vote resolution of the Owners Alpine Village PGS 173, that the owners approve the proposed new bylaw:

Be it resolved that the 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.
Moved by Jason Morris, seconded by Dan Veller

In favour>59 by proxy and 26 in person = 87
Opposed> 16 by proxy and 1 in person = 17
Abstain> = 3
CARRIED

Be it resolved as a ¾ vote resolution of the Owners Alpine Village PGS 173, that the owners approve the proposed amendment to bylaw 11 Maintenance Fees:

Be it resolved that Bylaw 11 MAINTENANCE FEES 11.04 be amended to read: “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 payment is overdue, $10 fine for the 2nd month, and $25 for the 3rd and each subsequent month. After 4 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.
Moved by Navaz Murji and seconded by Jason Morris.

In favour> 44 by proxy and 29 in person = 73
Opposed 28 by proxy = 28
Abstain = 4
CARRIED

Be it resolved as a majority vote resolution of the Owners Alpine Village PGS 173, that the owners approve the proposed action.

Be it resolved that Strata Corporation PGS173 shall no longer be distributing hydro rebates to owners who have common area lighting on their invoices.
Moved by Mike McAdams and seconded by Jason Morris

In favour> 48 by proxy and 16 in person
Opposed> 19 by proxy and 13 in person
Abstain> = 4
CARRIED

Election of Council

The Chair noted that the strata act allows for up to seven individuals on council. Some members of council felt that they would prefer six members on council. We have nominations for eight candidates.

Motion that there be seven members on council during the 2005-2006 year.
Moved by Jason Morris, seconded by Dan Veller
Carried by majority.

There was a secret ballot for council members.

The new council voted in for the 2005 – 2006 year is:

Dan Veller
Marguerite Odendahl
Antoinette Valmonte
Navaz Murji
Jason Morris
Ralph Case
Bruce Charneski

There was a discussion about dispensing council meeting minutes electronically instead of by Canada Post. It was generally agreed that this would be an efficient way to receive minutes for those people who request it. Those owners who would like to receive their minutes by email should contact the resident managers, Sophie and Kevin.

Adjournment
The meeting was adjourned at 9:30pm

President’s Report:

Fellow Owners:

My name is Dan Veller, and I am the president of the strata council.

Over the past year, council has volunteered countless hours and energy towards our complex.
We have two main focuses: first, how Alpine Village is managed and administered; second, day to day concerns, like complex maintenance. We know we have had some issues with maintenance and we think we should look at a resident maintenance person.

As far as how Alpine Village is managed and administered, we have simplified our budget and kept track of spending.

We have continued on with roof replacement, painted fences and made some landscaping improvements.

Our priority for the coming year is building up the contingency fund. (The contingency fund for a complex of our size should be about $360,000, and is currently at $98, 502.) We also need to complete a long term maintenance plan.

I would like to encourage you to participate and help us out. The committees that we set up last year did not work out very well, and we cannot do it all ourselves.

I would like to thank my fellow council members for all their hard work this past year.

Yours truly,

Dan Veller