November 27, 2006
To All Residents of
Alpine Village Strata
Dear Residents
I am sure all of you have realized that 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, every resident is responsible for their own parking stalls and doorsteps. 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 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.
Thank you in advance for your cooperation and happy shovelling.
Sincerely,
Management and Staff of Alpine Village
On behlaf of Strata Council
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Tuesday, November 28, 2006
Notice to Pet Owners
November 20, 2006
To All Occupants (Owners and Tenants)
Of Alpine Village Strata – PGS173
Re: Pet Bylaw enforcement
Dear pet Owner
This letter is to inform you that the Strata Corporation has been experiencing increasing issues concerning the lack of care and responsibilities coming from pet owners.
We remind you that as per Section 2 of Alpine Strata Bylaws, all pet owners are responsible to ensure that their pet(s) is/are not a nuisance for the Strata and for other owners or tenants.
As a reminder, please review your Bylaws and more specifically
- Bylaw 2.05 - To ensure occupied unit is free of odours coming from pet(s);
- Bylaw 2.06 - To clean up after your dog(s) and dispose of the waste in a waste container (not on common property including playground, back alley, etc)
- Bylaw 2.07 - To ensure that your pet(s) is/are kept on lease or secured ;
We also inform you that the Strata will enforce Bylaw #10.01 and will charge a fine to pet owners of $50.00 per week for each bylaw infraction in accordance with said Bylaw.
Your cooperation in this matter will be greatly appreciated.
Thank you,
Strata Council
To All Occupants (Owners and Tenants)
Of Alpine Village Strata – PGS173
Re: Pet Bylaw enforcement
Dear pet Owner
This letter is to inform you that the Strata Corporation has been experiencing increasing issues concerning the lack of care and responsibilities coming from pet owners.
We remind you that as per Section 2 of Alpine Strata Bylaws, all pet owners are responsible to ensure that their pet(s) is/are not a nuisance for the Strata and for other owners or tenants.
As a reminder, please review your Bylaws and more specifically
- Bylaw 2.05 - To ensure occupied unit is free of odours coming from pet(s);
- Bylaw 2.06 - To clean up after your dog(s) and dispose of the waste in a waste container (not on common property including playground, back alley, etc)
- Bylaw 2.07 - To ensure that your pet(s) is/are kept on lease or secured ;
We also inform you that the Strata will enforce Bylaw #10.01 and will charge a fine to pet owners of $50.00 per week for each bylaw infraction in accordance with said Bylaw.
Your cooperation in this matter will be greatly appreciated.
Thank you,
Strata Council
Monday, November 27, 2006
Meeting Minutes November 8, 2006
Alpine Village Strata Council Meeting Minutes
November 8, 2006
In attendance Dan Veller, Maureen Bricker, Mike McAdams, Claude DesRoches and Jacques Gagnon
Call to order 5:35
October minutes not ready yet, will be presented at the next meeting.
Maintenance report - By Jacques Gagnon, continuing with fence repairs and replacement and basic maintenance duties. Everything seems to be flowing rather smoothly. Top soil has been ordered to get ready for spring planting. Members and occupants seem to be happy about the change and we have received good response concerning the improvement on the fence. Snow removal is set up and piling areas have been review with Bench Rental.
Manager’s report – New manager Claude DesRoches is now in place since October 23, 2006. Besides getting more familiar with the strata operations, approx 20 letters were sent to owners of vehicles that were improperly licensed. This was needed due to early snow fall to ensure proper maintenance of the parking areas. Good response from occupants most vehicles have towed away or made road worthy.
There were discussions about changing bank from Nova Scotia to Credit Union due to the number of problem encounter with the Scotia Bank mainly for the monthly prepayment of strata fees.
The Council has discussed and approved that Claude DesRoches, Office Manager, and Mike McAdams will have signing authorities at the bank.
The budget for 2005/2006 was reviewed and discussed.
Council discussed the AGM topics and proposals. We have not been able to set a date yet as the financial information have not been completed. The financial information has been sent to an auditor for review with a report to be presented at the AGM
The Office Manager will review with CHOA the process to delay the AGM until January due to the delay to provide the audited financial statement.
We are still chipping away at the old unpaid strata fees. We continue to make progress on the collections.
The Council intents to submit to the members at the AGM a request to review the cheque signing authority and add the Office Manager and another council member to the actual authorized signatures.
The Council intents to propose at the AGM that the laundry facility remains closed permanently and the site be used by the Council for its meetings and as a common meeting place.
Adjourned - 7:15 PM
November 8, 2006
In attendance Dan Veller, Maureen Bricker, Mike McAdams, Claude DesRoches and Jacques Gagnon
Call to order 5:35
October minutes not ready yet, will be presented at the next meeting.
Maintenance report - By Jacques Gagnon, continuing with fence repairs and replacement and basic maintenance duties. Everything seems to be flowing rather smoothly. Top soil has been ordered to get ready for spring planting. Members and occupants seem to be happy about the change and we have received good response concerning the improvement on the fence. Snow removal is set up and piling areas have been review with Bench Rental.
Manager’s report – New manager Claude DesRoches is now in place since October 23, 2006. Besides getting more familiar with the strata operations, approx 20 letters were sent to owners of vehicles that were improperly licensed. This was needed due to early snow fall to ensure proper maintenance of the parking areas. Good response from occupants most vehicles have towed away or made road worthy.
There were discussions about changing bank from Nova Scotia to Credit Union due to the number of problem encounter with the Scotia Bank mainly for the monthly prepayment of strata fees.
The Council has discussed and approved that Claude DesRoches, Office Manager, and Mike McAdams will have signing authorities at the bank.
The budget for 2005/2006 was reviewed and discussed.
Council discussed the AGM topics and proposals. We have not been able to set a date yet as the financial information have not been completed. The financial information has been sent to an auditor for review with a report to be presented at the AGM
The Office Manager will review with CHOA the process to delay the AGM until January due to the delay to provide the audited financial statement.
We are still chipping away at the old unpaid strata fees. We continue to make progress on the collections.
The Council intents to submit to the members at the AGM a request to review the cheque signing authority and add the Office Manager and another council member to the actual authorized signatures.
The Council intents to propose at the AGM that the laundry facility remains closed permanently and the site be used by the Council for its meetings and as a common meeting place.
Adjourned - 7:15 PM
Meeting Minutes October 10, 2006
Alpine Village Strata Council Meeting Minutes
October 10, 2006
In attendance Dan Veller, Maureen Bricker, Mike McAdams, Antoinette Valmonte and Jacques Gagnon
Call to order 5:35
September minutes approved
Maintenance report - By Jacques Gagnon, continuing with fence repairs and replacement and basic maintenance duties. Everything seems to be flowing rather smoothly. Top soil has been ordered to get ready for spring planting.
Manager’s report - Current position is now empty. We have hired a new manager, Claude Desroches. Claude comes to us with a great deal of experience in this area and we look forward to having him here. Claude will be working 4 hours per day to start and we will see how it goes from there.
Laundry was closed several weeks ago with only two phone calls about the closure. Council found that people outside the complex were using the facility and causing far too much damage. We will keep the laundry closed for now and discuss it at the AGM.
Discussion about engineers report with regards to A-78, 79 & 80. With winter setting in and the current economic situation in PG we are unable to start the repairs until spring. We will put a budget together for the AGM.
There has been a lot of pressure for us to release financial information to sales agents. The council has agreed to bring this up at the AGM and let the owners decide as to how we are to handle this.
Council agreed to let PG Shingles replace the large storage shed roof.
Council discussed the AGM topics and proposals. We have not been able to set a date yet as the financial information have not been completed.
Council is pleased to announce that we are still chipping away at the old unpaid strata fees. We continue to make progress on the collections.
Next meeting we need to appoint more signers for the bank.
Adjourned - 7:25 PM
October 10, 2006
In attendance Dan Veller, Maureen Bricker, Mike McAdams, Antoinette Valmonte and Jacques Gagnon
Call to order 5:35
September minutes approved
Maintenance report - By Jacques Gagnon, continuing with fence repairs and replacement and basic maintenance duties. Everything seems to be flowing rather smoothly. Top soil has been ordered to get ready for spring planting.
Manager’s report - Current position is now empty. We have hired a new manager, Claude Desroches. Claude comes to us with a great deal of experience in this area and we look forward to having him here. Claude will be working 4 hours per day to start and we will see how it goes from there.
Laundry was closed several weeks ago with only two phone calls about the closure. Council found that people outside the complex were using the facility and causing far too much damage. We will keep the laundry closed for now and discuss it at the AGM.
Discussion about engineers report with regards to A-78, 79 & 80. With winter setting in and the current economic situation in PG we are unable to start the repairs until spring. We will put a budget together for the AGM.
There has been a lot of pressure for us to release financial information to sales agents. The council has agreed to bring this up at the AGM and let the owners decide as to how we are to handle this.
Council agreed to let PG Shingles replace the large storage shed roof.
Council discussed the AGM topics and proposals. We have not been able to set a date yet as the financial information have not been completed.
Council is pleased to announce that we are still chipping away at the old unpaid strata fees. We continue to make progress on the collections.
Next meeting we need to appoint more signers for the bank.
Adjourned - 7:25 PM
Thursday, November 23, 2006
Meeting Minutes September 12, 2006
ALPINE VILLAGE STRATA COUNCIL MEETING MINUTES
12 SEPTEMBER 2006
In attendance Dan Veller, Maureen Bricker and Mike McAdams
CALL TO ORDER 6:05 PM
Strata Council meeting minutes from 9 August were previously approved by e-mail.
MAINTENANCE REPORT - Jacques Gagnon reported on fence repairs, landscaping, restoring electrical power to storage shed etc.
MANAGER'S REPORT - Written proposal received from the current Consultant who has been working in the office the last two weeks, for the manager's position.
Council discussed above proposal and agreed to short list 2-3 candidates from the job applications received to date. Interviews will be arranged.
NOTE OF CLARIFICATION FROM COUNCIL
With regards to the letter re strata fees in arrears sent by council last month: We wish to apologize if we have offended anyone. Our purpose was only meant to dutifully inform those who were in arrears. To date $20, 0084.01 has been collected. Thanks to all who responded. We hope to be able to report next month that all arrears have been paid!
The engineer's report regarding repairs to foundation to "A" drive received and discussed. Many thanks for a very professional, detailed report complete with instructional drawings. Council will start the tendering process immediately and keep everyone informed of outcome. For the record an engineer's report for the same problem was reviewed in 1993. Very little change in the structure has changed since then. There is no cause for concern or alarm.
Speed bumps will be dealt with in the spring. Installation now would not provide a sturdy structure.
Missing signage re parking and 10 KPM speed will be noted and referred to manager for action.
Quotes for electrical repairs to the maintenance shed were reviewed and discussed. Notes and questions referred to the manager.
In response to an owner's query, we have confirmed that it is in fact strata's responsibility to repair the large pothole in Row I. Our maintenance crew will fix as soon as possible.
Adjourned 8:05 PM
12 SEPTEMBER 2006
In attendance Dan Veller, Maureen Bricker and Mike McAdams
CALL TO ORDER 6:05 PM
Strata Council meeting minutes from 9 August were previously approved by e-mail.
MAINTENANCE REPORT - Jacques Gagnon reported on fence repairs, landscaping, restoring electrical power to storage shed etc.
MANAGER'S REPORT - Written proposal received from the current Consultant who has been working in the office the last two weeks, for the manager's position.
Council discussed above proposal and agreed to short list 2-3 candidates from the job applications received to date. Interviews will be arranged.
NOTE OF CLARIFICATION FROM COUNCIL
With regards to the letter re strata fees in arrears sent by council last month: We wish to apologize if we have offended anyone. Our purpose was only meant to dutifully inform those who were in arrears. To date $20, 0084.01 has been collected. Thanks to all who responded. We hope to be able to report next month that all arrears have been paid!
The engineer's report regarding repairs to foundation to "A" drive received and discussed. Many thanks for a very professional, detailed report complete with instructional drawings. Council will start the tendering process immediately and keep everyone informed of outcome. For the record an engineer's report for the same problem was reviewed in 1993. Very little change in the structure has changed since then. There is no cause for concern or alarm.
Speed bumps will be dealt with in the spring. Installation now would not provide a sturdy structure.
Missing signage re parking and 10 KPM speed will be noted and referred to manager for action.
Quotes for electrical repairs to the maintenance shed were reviewed and discussed. Notes and questions referred to the manager.
In response to an owner's query, we have confirmed that it is in fact strata's responsibility to repair the large pothole in Row I. Our maintenance crew will fix as soon as possible.
Adjourned 8:05 PM
Meeting Minutes August 9, 2006
Meeting Minutes
Alpine Village Strata Council
August 9, 2006
In attendance: Dan Veller; Antoinette Valmonte; Maureen Bricker
Bruce Charneski, Strata Manager
Guests: Karen Snodgrass; Sharon Hordy; Bob Bingham; Yvonne
Mahoney; Mike McAdams
Call to Order: 5:40
Approval of Agenda: Veller moved, Bricker 2nd: Approved
Approval of July 12th minutes: Approved
Manager’s Report: Accepted: Bricker/Valmonte
Old Business
Financials: Financial statements are updated and current to June 30th, 2006.
Copies are available at a fee of $0.40 per page
Roofing: Units D55 – D59 require patch repairs: Bruce to look into receiving quotes from roofing companies
Bylaws policy restated regarding bylaw infractions:
Day of breach: First letter warning of breach and warning of impending fine to Tenant and Manager (if applicable)
Eighth (8th) day: Letter, again to Tenant and Manager
Fifteenth (15th) day: Letter to Tenant, Manager And Owner (if applicable)
Twenty-second (22nd) day: A final letter is issued to all three (3) parties
Twenty-third day: Fine begins at $50.00 per every seven (7) days of further breach
New Business
E6: Tap and electrical charge: A small electrical charge (10-12 volts) was detected from the garden tap outside the unit: an electrician was called; Bruce to follow up.
Electric heaters in the garage were disconnected: Bruce will look into the cost of getting them reconnected so the maintenance staff is able to work in the garage over winter.
The garage also requires repairs to its roof: Bruce to get estimates from roofing companies along quotes for other roofing.
Head groundskeeper wage review: Council agreed to a wage raise of $1.00 per hour effective immediately.
Bruce to look into hiring some casual workers landscaping and maintenance work around the complex. This will help grounds keeping staff concentrate on current projects around the common areas. The students will do work such as landscaping, painting, weeding, and moving plants. Or, work as needed. Three students will be hired and paid $8.00 per hour.
Concerns were brought forward regarding the locks on backyard gates supposedly put there by Terasen gas to allow access to meter reading. Owners see this as a safety hazard, not being able to use as an exit in case of emergency. Bruce will investigate whether the locks can be removed allowing owners to use their own locks.
Council requests owners and tenants wishing to attend monthly strata meetings to give intention of attendance and a copy of their concerns, in writing, a MINIMUM of seven (7) days before the meeting.
Adjournment: 7:20
Next meeting scheduled for September 13, 2006 at 5:30.
(Meetings moved to second Wednesday of month to improve financial reporting)
Alpine Village Strata Council
August 9, 2006
In attendance: Dan Veller; Antoinette Valmonte; Maureen Bricker
Bruce Charneski, Strata Manager
Guests: Karen Snodgrass; Sharon Hordy; Bob Bingham; Yvonne
Mahoney; Mike McAdams
Call to Order: 5:40
Approval of Agenda: Veller moved, Bricker 2nd: Approved
Approval of July 12th minutes: Approved
Manager’s Report: Accepted: Bricker/Valmonte
Old Business
Financials: Financial statements are updated and current to June 30th, 2006.
Copies are available at a fee of $0.40 per page
Roofing: Units D55 – D59 require patch repairs: Bruce to look into receiving quotes from roofing companies
Bylaws policy restated regarding bylaw infractions:
Day of breach: First letter warning of breach and warning of impending fine to Tenant and Manager (if applicable)
Eighth (8th) day: Letter, again to Tenant and Manager
Fifteenth (15th) day: Letter to Tenant, Manager And Owner (if applicable)
Twenty-second (22nd) day: A final letter is issued to all three (3) parties
Twenty-third day: Fine begins at $50.00 per every seven (7) days of further breach
New Business
E6: Tap and electrical charge: A small electrical charge (10-12 volts) was detected from the garden tap outside the unit: an electrician was called; Bruce to follow up.
Electric heaters in the garage were disconnected: Bruce will look into the cost of getting them reconnected so the maintenance staff is able to work in the garage over winter.
The garage also requires repairs to its roof: Bruce to get estimates from roofing companies along quotes for other roofing.
Head groundskeeper wage review: Council agreed to a wage raise of $1.00 per hour effective immediately.
Bruce to look into hiring some casual workers landscaping and maintenance work around the complex. This will help grounds keeping staff concentrate on current projects around the common areas. The students will do work such as landscaping, painting, weeding, and moving plants. Or, work as needed. Three students will be hired and paid $8.00 per hour.
Concerns were brought forward regarding the locks on backyard gates supposedly put there by Terasen gas to allow access to meter reading. Owners see this as a safety hazard, not being able to use as an exit in case of emergency. Bruce will investigate whether the locks can be removed allowing owners to use their own locks.
Council requests owners and tenants wishing to attend monthly strata meetings to give intention of attendance and a copy of their concerns, in writing, a MINIMUM of seven (7) days before the meeting.
Adjournment: 7:20
Next meeting scheduled for September 13, 2006 at 5:30.
(Meetings moved to second Wednesday of month to improve financial reporting)