MINUTES
OF THE ANNUAL GENERAL MEETING of 2005-2006
THE OWNERS STRATA PLAN PGS 173
ALPINE VILLAGE

Held on Wednesday, February 7, 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 5:40 pm.

Certify Proxies and Corporate Representatives

The attendance register was taken at the door. There were 99 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.

The AGM originally planned for January 31, 2007, was moved to February 7, 2007, because there was no quorum as per requirements of the Property Strata Act. Proper notice was served to owners, in January 2007 as per the requirements of the Strata Property Act.

Approval of the agenda

It was moved by Dave Henderson and seconded by Betty Andrews to approve the agenda for this evening’s meeting.

CARRIED

Adoption of November 14, 2005 Minutes

It was moved by Mike McAdams and seconded by Margaret Anderson to adopt the minutes of the meeting held November 14, 2005 as circulated.

CARRIED

Unfinished Business

No unfinished business

President’s Report

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

Moved by:
Seconded by:

Unanimous

CARRIED

Amendments 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 Review and Approval of the Operating Budget 2006-2007

Unanimous

CARRIED

It was moved by Dan Veller and seconded by Mike McAdams to remove the Resolution #5 because the resolution is not conformed to the requirements set by the Real Estate Council of British Columbia

Unanimous

CARRIED

RESOLUTIONS

Be it resolved by the Owners Alpine Village PGS 173 to have the overhang roof of each unit (above entry doors) to be replaced at a cost not exceeding $15,000.00. The cost will be paid by the Contingency reserve.

Moves by: Dave Henderson
Seconded by: Bruce Charneski

Unanimous

CARRIED

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 and to modify the current bylaw 2.13 as follows:

- 2.13 There shall be no dog over 40 cm (18 inches) in height and/ or over 18 (40 lbs) in weight or dogs of these designated breeds…….(rest remains the same).

Moved by: Pat Nyeste
Seconded by: Lee Gardiner

Unanimous

CARRIED

Be it resolved as a ¾ vote resolution of the Owners Alpine Village PGS 173 to modify Section 11 (Maintenance Fees) of the current bylaws in accordance with the Strata Property Act section 107 (1) and with Strata Property Regulations section 6.8 and section 117 as follows:

- 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, will have the right to initiate court action and force the sale of the property to collect money owing.


Moved by: Dan Veller
Seconded by: Bruce Charneski

In favour: 55 by proxy and 22 in person = 77
Opposed 22 by proxy =22

CARRIED

Be it resolved as a ¾ vote resolution of the Owners Alpine Village PGS 173 to review the eligibility of members to Council and modify Section 17 of Alpine Village Bylaws as follows:

- 17.12 - Eligibility to Council. 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.

Moved by: Tim Veeken
Seconded by: Dave Henderson

In favour: 55 by proxy and 22 in person = 77
Opposed 22 by proxy =22

CARRIED

Be it resolved by the Owners Alpine Village PGS 173 that the Laundry Room be closed permanently.

Moved by: Heather Bennett
Seconded by: Betty Andrews

In favour: Unanimous

CARRIED

Be it resolved by the Owners Alpine Village PGS 173 that if the Laundry Room closed, to sell the appliances and use the proceeds to modify the old laundry room into a multi purpose room facility.

Moved by: Heather Bennett
Seconded by: Mike McAdams

In favour: Unanimous

Insurance Report

It was confirmed by the Strata Office Manager that Barton Insurance is the agent for ICG Insurance, that the complex was inspected by the insurance representative in December 2006 and that the complex is adequately protected for damages, liability, Directors Error & Omission and that the insurance coverage will be review in May 2007 further to a Market Appraisal to ensure adequate protection for the Owners.

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 seven individuals on council and that five individuals would constitute a good working council.

For the purpose of election, the previous council was dissolved and nominations were requested. There was nomination for six candidates.

The new council voted in for the 2006 – 2007 year is:

Dan Veller
Mike McAdams
Maureen Bricker
Dave Henderson
Heather Bennett
Patricia Nyeste

APPROVAL OF THE OPERATING BUDGET for 2006 – 2007

The Owners were presented with two possible options. Budget A had no increase in monthly maintenance fees. Budget B (recommended by Council) had approximately 10% increase in maintenance fees.
It was noted that if Budget A was selected, it would made a deficit budget of $20,693.00 with the difference being covered by the accumulated surplus from 2005-2006. The recommended budget presented a small surplus of $1,292.00. The surplus at year end would go to the contingency fund. If the recommended budget is approved 100% of the surplus from the 2005-2006 operating year would go to the contingency fund.
This vote requires a simple majority to carry.

Moved by Tim Veeken, seconded by Maureen Bricker to accept the recommended budget as proposed by the Council.

In favour: 47 by proxy and 17 in person = 64
Opposed: 30 by proxy and 5 in person = 35

CARRIED

Maintenance fees will change to the following amounts for the 2006-2007 operating year:
2 bedroom unit = $84.00 per month
3 bedroom unit = $105.00 per month
4 bedroom unit = $123.00 per month


Adjournment
The meeting was adjourned at 7:40pm
________________________________________________________________

President’s Report for 2005-2006


Fellow Owners:

My name is Dan Veller and I am the president of the strata council. This past year we have enjoyed our first year of self management. We have experienced some growing pains with managers, maintenance and bookkeeping. I am confident that it is mostly behind us now. We as your current council have volunteered many hours and large amounts of energy getting through this tough first year.
We have accomplished many things this past year. We continue to replace roofing as required; we have also started replacing the fencing in the complex. We have top soil in place for the spring and are looking forward to planting flowers to brighten up the complex. We have repaired the workshop roof and electrical providing a great area for our maintenance people to work.
Property values have increased in the complex to a point of almost doubling. We need to spend some money to keep our investments up. The long term maintenance plan that we are using must be kept up or we will fall too far behind and special assessments will be required to catch up.
Our focus for the new-year is as follows:

There will be no special assessments for this year.
Repairs to the roofs above the rear doors in the complex. We are looking at the most economical way to get this done.
Shingle replacement will continue as required.
Installing a drainage ditch for run off water from the complex in front of A-78, 79 & 80. We have an engineers report on these units with the recommended repairs. With the current activity level for trades in the area it was just not possible to get it done this past fall. We are hoping to use one half of the funds from the contingency reserve and the balance from the maintenance budget.
We are looking at starting to repaint the complex and will do so as time and funds permit. This is going to be a long term plan as we will only be able to do a row at a time.
Build the contingency reserve and get it to $ 1,500.00 per unit. This is where CHOA has stated it should be for a complex of this size and age.
Get more community support from within the complex to build committees to help with landscaping, block watch and continuing to lobby the city about the park and lighting improvements.

We have a great team heading into this year and we all look forward to keeping the property values increasing and staying on top of the maintenance issues.

Yours truly,


Dan Veller



ALPINE VILLAGE STRATA - PGS 173


BUDGET - 2006, 2007

Revenues

2160 - Condominium Contributions
$296,460.00

Total Revenue

296,460.00



Payroll Expense


5410 - Wages Manager

$28,000.00


5415 - Wages Maintenance

$42,000.00


5417 - Casual Labour


$1,000.00


5418 - Wages vacation

$ -


5420 - EI Expense


$2,500.00


5430 - CPP Expense


$2,500.00


5440 - WCB Expense

$815.00

Total Payroll Expense

$76,815.00


Operating Expenses

5503 - Advertising


$520.00


5505 - Bank Charges


$808.00


5510 - Insurance


$35,000.00


5525 - Membership Dues

$550.00


5535 - Office Supplies

$2,000.00


5540 - Strata Expense

$3,600.00


Total Operating Expense
$42,478.00



Professional Fees


5655 - Accounting


$2,000.00


5658 - Bookkeeping


$6,500.00


5665 - Legal Fees


$2,000.00



Total Professional Fees

$10,500.00

Repairs & Maintenance


5805 - Common Areas

$30,000.00


5810 - Electrical


$2,000.00


5815 - Fire Service


$500.00


5820 - Gardening


$1,500.00


5825 - Landscaping


$1,500.00


5832 - Mileage


$300.00


5833 - Painting Supplies

$3,000.00


5835 - Painting Labour

$1,500.00


5840 - Parking Walks & Drive

$1,500.00


5845 - Pest Control


$1,500.00


5850 - Plumbing


$3,000.00


5865 - Roof Replacement Shingles
$20,000.00


5870 - Security Contract

$1,700.00


5880 - Snow Removal

$14,500.00

Total Repairs & Maintenance
$82,500.00


Utilities

5915 - Electricity


$3,500.00


5920 - Gas


$2,500.00


5925 - Telephone/Fax

$4,000.00


5930 - Waste Removal

$43,000.00


5994 - Contingency Reserve

$29,875.00


Total Utilities


$82,875.00

Summary


Payroll

$76,815.00


Operating

$42,478.00

Professional

$10,500.00

Repairs & Maintenance

$82,500.00

Utilities


$82,875.00

TOTAL Expense

$295,168.00


TOTAL Revenue

$296,460.00


NET @ Year End

$1,292.00

Meeting Minutes February 13, 2007

Alpine Village Strata Council Meeting Minutes

Of February 13, 2007

In attendance Dan Veller, Maureen Bricker, Mike McAdams, Heather Bennett, Dave Henderson, Claude DesRoches and Jacques Gagnon

Call to order 5:35 PM

January Minutes were approved.

Old Business

Nothing to discuss at this time

New Business

Members of the Council have appointed the Council positions as follows:

President: Dan Veller
Vice-President: Mike McAdams
Secretary: Dave Henderson

Maintenance Report

- Due to the last power surge, there has been several GIFs (exterior plug-ins) that needed to be re-set properly. At this time there are only a few left to check across the complex.

- Trees have been trimmed on Upland and some trees will have to be trimmed or cut on Strathcona to prevent damages to the common property

- Signs on building and on the complex are being repainted

- The main entrance sign (Alpine Village) need some attention. Roof needs some repairs and paint. The council approved a budget of $300.00 for lights, roof and paint.

- We are searching for fence boards at a decent price. The last shipment received from our supplier was inadequate in quality and more expensive than our budget permit.

- There is a plan in place to clean up the driveway of gravel in spring.

- We need to purchase some tools and upgrade some equipment in order to do all the maintenance work required, including batteries for power tools. Some tools have been missing for quite some time and have not been replaced. Maintenance people are using their own tools at this time. Council agrees to review the list of tools needed.

Manager’s Report

- Manager states that the AGM went fine and that the report will be ready in the next few days. The bylaws will be corrected and ready to be registered by the 16th of February.

- The increase in strata maintenance fees will be ready for posting by next week, retroactive to October 1, 2006. Notification to owners will be out by February 23, 2007.

- The manager and the accountant will be working together to prepare a budget review format for the council that will allow them to have a clear view of the current financial situation Expenditures Vs Budget monthly and annually.

- Barton Insurance informed us that they have received the report from the insurance inspector and that a copy has been forwarded to us for review and comments.

The Council discussed the matter of wage review for the maintenance crew. It was agree to increase their hourly wages by $0.75 per hour for Ralph and by $1.00 per hour for Jacques.

The Council asked the manager to look at some kid of benefit package for employees and investigate with the Chamber of Commerce what kind of package they are offering to their members.
Meeting was adjourned at 6:30 PM