Strata Meeting Minutes - July 17, 2008

STRATA COUNCIL MEEITNG

MINUTES OF July 17, 2008

Meeting called to order 5:39 PM

Attendees: Dan Veller, Mike McAdams, David Henderson, Maureen Bricker,

Guests: Claude DesRoches (Office Manager); Shawn Stubbs (Owner D70)

• Shawn Stubbs has some concerns about bylaw enforcement and feels that it should be enforced with no tolerance. He also would like to see a Block Watch program started. Council mentioned that we have tried to get the program started for the past 4 years. We need volunteers to step forward to run a program like this and we have not had any volunteers wanting to take this on. If any of you reading this are interested, please contact Claude at the office.

• Maureen Bricker has been asked to tender her resignation for continuing to interfere with maintenance workers and also stating that she is above our bylaws. Maureen refused to resign and council voted unanimous by all four councilors that she should no longer be able to sit on council. NOTE - Lorna Bihori voted by e-mail as she was unable to attend in person.

• Maintenance report. Most things are finally taking shape and the complex looks better than it has for a long time now. It has been great to get positive feed back from owners and tenants. Jacques is no longer on the maintenance team and at this point we are not replacing him. We will use part time help when needed and try to keep our costs down.

• Last, your council and also Claude, our manager, have been receiving some letters and e-mails about the complex and how it is run. I would like to state that if anyone has something to say about the complex, our manager or council; please attend a meeting or submit your thoughts in writing to us. We are very approachable and always have been. We ask that if you have something to say, please let us know who you are so we can respond to you.

Dan Veller

Strata Meeting Minutes - June 19, 2008

Alpine Village Strata – PGS 173

Strata Council Meeting

Minutes of June 19, 2008

In Attendance: Dan Veller, Mike McAdams, Lorna Bihori, Dave Hendrickson, Maureen Bricker

Meeting called to order at 5:31 pm

Claude DesRoches gave the Manager’s Report:
Ø Parking Lots have been all swept
Ø The fencing along the Hwy is now completed
Ø The lawns have been fertilized and reseeded
Ø The flower beds are now ready for planting
Ø Summer Hiring is now complete – hired from Blade Runner 2 part time people have been hired for the summer
Ø D80 letter has been sent out to lawyers for both sides
Ø PG1 fence – get a machine I to dig post holes down deep and cement posts in
Ø Budget is on target but spent lots for landscaping in June
Ø A43 letter of demand issued for removal of tenant
Ø Maintenance crew – Jacque Gagnon is no longer with us

The flowers and shrubs from Uncle John’s Greenhouse will be delivered and planted
Gathering quotes for some trees to be planted in the fall.

Council members are not to give any kind of direction or concerns to maintenance or other staff – directions and concerns are to be directed in writing to the Manager and the Manager will deal with the staff.

Memo to occupants is still in the works – needs some fine tuning before being approved

Equipment belonging to Strata is not to leave strata property unless for repair.

Next meeting at 5:30 pm on July 17, 2008

Meeting ended at 8:03 pm

Strata Meeting Minutes - May 15, 2008

ALPINE VILLAGE STRATA - PGS 173

STRATA COUNCIL MEETING

MINUTES OF MAY 15, 2008



Meeting called to order at 5:30pm

Attendees: Dan Veller, Mike McAdams, David Henderson, Maureen Bricker, Lorna Bihori

Guests: Claude DesRoches, Heather Bennett

Heather Bennett presented a plan to put in a horseshoe pit (contractor to do it) by E25 on common property. She said there is a tenant who is also a contractor and is willing to do it. This would eliminate the weeds and they would put gravel in pits rather than sand to eliminate cat feces problem. They would look at a removable pin in order to eliminate any liability issues. She estimated $900 for labor and materials. Council decided to look at putting a pit in a fenced enclosure in D drive's entrance area.

Claude DesRoches submitted his manager’s report which included:
WR Ventures submitted a quote for siding but it is too highly priced - Decided to ask WR Ventures to re-quote with only replacing the wood with vinyl and leave the stucco untouched. Council also decided to search through CHOA for alternatives to siding
Insurance - Property, Fire & Liability - looked into cost factors and feasibility re such extras as earthquake and flood endorsements. Will look into further
Decided not to build a fence between us and Strata #1 at this time.
Researching construction options to redo the doorway overhangs in a costly and feasible manner prior to siding
updates on the continued bylaw infractions
Landscaping - topsoil on order, fertilizer and seed on standby awaiting soil conditions for the bobcat to work without sinking.
Summer help - PG Native Center, Job action, Multicultural
Front fences along A75-80 to become uniform, keep all the gates straight no design on some and not on others
Lawns to mowed and trimmed immediately and then maintained Wednesdays and Thursdays weekly thereafter
Ensure hoses and taps are ready for the season
Council decided the month’s priorities should be:
1) Lawn Care
2) Landscaping
3) Summer help hired
4) Projects i.e. roofs, fences
5) Bylaws such as the broken window in A 103 and window coverings throughout the complex. Council is looking at constructing a letter to have the managers and owners clean up their properties and ensure they are meeting bylaw standards to aid Claude in this huge ongoing task

Landscaping - do the lime to kill the moss, aerate, top sand, seed and fertilize then water, water, water and mow. After meeting with the landscape companies we realize we are too late to kill the moss for this year!
Maureen will call contractors to get quotes so that the landscaping can be put into effect immediately. Lorna to email Claude with a couple companies willing to do labor tryouts for 2 hours at $8-$10/hr so that we can get the flower beds cleaned up and try out this summer help agencies to see who is worth hiring for the summer.

Janitor - Maureen to offer Janitor contract to the person council agreed with, along with the guidelines agreed upon.

Mike and Dan will talk with the owner of D80 to see if a final agreement can be hashed out so that the common property attached with this unit can be properly dealt with prior to the sale.

Meeting ended after council did a walk around of some of the landscaping problem areas.
Next meeting June 19, 2008 at 5:30pm

Strata Meeting Minutes - April 17, 2008

ALPINE VILLAGE STRATA – PGS 173

STRATA COUNCIL MEETING

MINUTES OF APRIL 17, 2008


In attendance: Dan Veller, Mike McAdams, Dave Henderson, Lorna Bihori, Maureen Bricker

Called to order at 5:33pm

Managers Report given by Claude Desroches:
Ø Budget: Currently under budget (Insurance higher, snow removal higher)
Ø Bylaw Letters: Bylaw infractions noticed by anyone should be provided in writing to Claude.
Ø Spring Newsletter: Good response!
Ø Trees: 112 trees were dealt with (trimmed, removed)
Ø Roofs: 4 more to be done this year (a23-30, 31-36, 37-43, 44-48); 2 to be done next year (e/f drive) Request to have utility buildings done with the leftovers. Buildings do not have enough ventilation in them. Perhaps enlarge the vents in the gable ends. Clean gutters!
Ø Siding: WR Ventures to quote us on the siding
Ø Insurance: Comparing Barton (current) with Fournier
Ø Sensor Lights: To be installed, only good quality ones in vulnerable areas
Ø Floor in Utility Buildings: Get cement prices in June
Ø Summer Hiring: Currently looking at prospects – should look at Multicultural Society
Ø Road cleaning: Currently getting quotes to have drives cleaned
Ø Lawns: Get quotes on lawn aeration, fertilizing/reseeding. Top sand after aeration. Would like this work completed ASAP as the time is now.

D80 Sale: continue with planning to separate electrical, heating, stairway etc from the common property.

Landscaping: Lawn mowing to start soon – set up schedule and notify occupants. Still waiting to do walk around with Josh (Art Knapp’s) to plan landscaping and then get quotes on getting the landscaping done. Snow is almost completely gone now.

Siding: WR Ventures to provide quote on siding. Doorway roofs need to be dealt with prior to siding. Suggest removing roofs from backyard doorways and all front doorways to be uniform (Strathcona and Upland sides) Need immediate paint repair to some areas of the complex (cannot wait for siding). Front doors throughout complex need to be a uniform color and done properly.

Next meeting to be held May 15, 2008 at 5:30 pm at the Strata Office.

Meeting adjourned 8:03 pm

Strata Meeting Minutes - March 20, 2008

ALPINE VILLAGE STRATA – PGS 173

STRATA COUNCIL MEETING

MINUTES OF MARCH 20, 2008



In attendance: Mike McAdams, Lorna Bihori, Dave Henderson, Maureen Bricker

Meeting called to order at 5:30 pm

Managers Report presented by Claude DesRoches:
Ø Developing visitor parking signs, continued snow removal, progress on tree falling were all discussed.

Landscaping: Josh @ Art Knapps wants to wait until the snow is gone before commencing with the walk around.

G62 request was disallowed due to not being able to alter common property

Shaw Cable Request for installation of gate behind units D71/D72 was denied due to security and safety issues.

D80 Sale: Proceed with laundry room at this time and getting the electrical disconnected. Look at getting an engineers report for the staircase.

E7 Request for a gate on her fence was denied.

Blue Cross proposal for employees has been denied at this time as this would be considered a raise.

Bird Feeder Complaint: Snow removal damaged a bird feeder, pay the owner for the bird feeder – receipt was provided and was not unreasonable.

Insurance quotes still in the works

A Drive needs paint repair immediately as we can not wait for a siding decision.

Next meeting April 17, 2008 at 5:30 pm

Meeting adjourned 7:59 pm

Strata Meeting Minutes - February 21, 2008

ALPINE VILLAGE STRATA PGS 173

MONTHLY STRATA MEETING

MEETING MINUTES OF February 21, 2008

Attendees: Lorna Bihori, Dan Veller, Mike McAdams, Maureen Bricker, Dave Henderson

Resource Person: Claude DesRoches

Agenda: Landscaping

Manager’s report

Meeting called to order @ 5:32 pm

Maintenance Report was given by Claude

– lots of snow removal

– continued repairs to electrical plug ins

– Gate @ C76 will no longer be repaired as it was repaired 4x in the last month

– provided council with a list of letters to occupants

– confirmed 5 will be attending upcoming CHOA meeting

– Siding – only one PG contractor wanting to quote

– D80 for sale discussed common property infringements that will need to be looked at.

– Discussed upcoming workshops for crime free environment (RCMP putting it on for landlords).

– Laundry Room on hold pending D80 issues.

– Trees – 68 trees affected (hazardous ones only at this time) Maureen motioned to accept bid, Dan 2^nd, vote = unanimous.

– Shaw cable requesting gates for their access – agreed this was not a necessity

– Visitor Parking Signs – have our maintenance work on making these and mounting them on wooden posts (2ft underground, 4ft above ground).

– A44 requesting permission for a gazebo in backyard – permanent not allowed but non permanent allowed.

– Claude is looking into Blue Cross for medical for employees.

Hydro rooms – ask Claude to check into getting a cement truck to do floors.

Landscaping – ask Claude to make a list of all outside taps to see if they are working or not.

- Josh from Art Knapps to do a walk around with all council members to come up with a 3yr landscaping plan, hopefully do walk around by mid March

- Occupants to be advised of lawn mowing and watering days

- Letter asking which occupants will be caring for their own area

- Alpine Village sign to be upgraded

- Once plan is agreed upon then look at getting quotes from contractors to do the initial landscaping and then our maintenance team to do the upkeep.

- Come up with some kind of marker to identify which areas will be maintained by occupants, if occupants do not maintain then marker will be removed and maintenance will look after it

- Perhaps look at ¾ resolution to remove fenced front yards (bottom of A drive) for maintenance issues

- Ask Claude to do up a Spring Clean up letter to go out in March – include a reminder re: bylaws

Next Meeting March 20/08 @ 5:30 pm

Meeting ended @ 7:35 pm

Meeting Minutes - January 20, 2008

Strata Council Meeting

24/01/2008 5:30 PM Strata Office

Type of meeting: Monthly Strata Council Meeting

Attendees: Dan Veller, Mike McAdams, Dave Henderson, Maureen Bricker, Lorna Bihori

Agenda topics Guest Attendees: Strata PGS #1 Bruce Dixon
Maintenance Report: Jacques Gagnon
Manager's Report: Claude DesRoches

Landscaping

Electrical Rooms

CHOA Seminar

Dog request

Siding

Laundry Room

Budget

Strata Council Meeting

24/01/2008 5:30 PM Strata Office

Meeting Called to order at: 5:38 pm

Agenda topics

Strata PGS #1 - Bruce Dixon
Discussion:

Good Neighbor Fence between our 2 properties: A new fence will be constructed in the Spring (soon as weather permits).

A new Cost Sharing proposal will be made up for acceptance prior to proceeding!

Conclusions:

Both parties would like the fence – weather and proposal acceptance are the outstanding factors.

Action items: A new cost sharing proposal will be drawn up by us

Person responsible: Claude DesRoches


Deadline: ASAP

Maintenance Report: Jacques Gagnon
Discussion:

Concern for Spring Planning to be organized now. Suggestion for 2 summer hirees ( 1 perm, 1 part-time)


Conclusions: Suggestions appreciated

Action items: Coucil will meet Feb 21 – agenda Landscaping, organize Spring/Summer plans/schedules

Person responsible: Council

Deadline: Feb 21-08

Manager's Report - Claude DesRoches
Discussion:

Houle Electric has brought Electrical Rooms up to par. It is also noted that 80% of the flooring is rotten

Snow Removal working great. Bylaw letters were sent regarding Garbage Problems. Hazard has been noted that people are throwing propane bottles into the dumpsters. Some fence posts need replacing. Council has reviewed the protocol for illegal activity, and a no tolerance policy will be maintained. Getting Estimates for Tree Removal, cleanup and stump removal. Roof – There are still 4-6 roofs to be completed. Starting to collect quotes for Siding the complex A decision on the porch roofs must be decided to get accurate quotes. Residents are requesting Visitor Parking Signage. Letter provided by D56 requesting permission to keep a restricted pet.

Conclusions:

Propane Bottles in dumpsters will be addressed in the next newsletter to residents. D56’s request was denied (vote was 4 no and 1 abstained). Electrical Sheds floors to be dealt with at a later date.

Action items: Good response to bylaw letters that went out re: uninsured vehicles (4 currently outstanding), pets, and garbage. Maintenance to create Visitor Parking Signage for the complex.


Person responsible: Claude DesRoches
Deadline: Ongoing

Landscaping

Discussion: Art Knapps to come (weather permitting) and do up a landscaping plan for the complex

Once landscaping plan established get quotes from contractors to due the large jobs and leave the upkeep to our maintenance crew. Outside water taps all need to be functioning. Letter to residents advising of lawn and garden care schedules.

Conclusions: Need more time to discuss watering, mowing etc plans for spring

Action items: Dedicate next meeting Feb 21 to planning landscaping
Person responsible: Council

Deadline: Feb 21-08

CHOA Seminar

Discussion: There is an upcoming CHOA Seminar May 10/08 – everyone would like to attend

Conclusions: It is beneficial for everyone – Dave is unable to attend on that date.

Action items: Book seminar for Dan, Mike, Maureen, Lorna and Claude
Person responsible: Claude DesRoches

Deadline: ASAP

Laundry Room

Discussion: Would like to get this room renovated and ready to use.

Conclusions: Get quotes on completing the renovations

Action items: Same as above
Person responsible: Claude DesRoches
Deadline: ASAP

Budget

Discussion: Revenue is up, Expenses are down, Operating Expenses are up due to repairs, Professional Fees are down, Repairs/ Maintenance are up due to Fencing,


Conclusions: Budget was balanced for entire year, therefore monthly is not a true showing. The most expensive time of the year is upcoming.


Action items:
Person responsible:
Deadline:

Special notes:

A list of Owners, Managers, and Tenants for Strata Council Members was discussed and left for review at a later date.

Maintenance requested a raise: Jacques’ request will be reviewed. Alan’s request was denied at this time.

Council would like Claude to keep track of : # of bylaw infractions, # of bylaw letters sent out, # of responses, and fines collected. Claude will focus on the following bylaw infractions ( pets, vehicles, window coverings). We would like Claude to try knocking on the residents’ door and giving verbal notice prior to submitting a letter of infraction to the resident. Claude is to hand out letters etc (not maintenance personnel).

Next council Meeting Feb. 21, 2008 at 5:30 pm
Meeting adjourned at 7:45 pm.

Meeting Minutes - December 13, 2007

Alpine Village Strata Council Meeting Minutes

Of December 13, 2007

In attendance Dan Veller, Mike McAdams, Maureen Bricker, Dave Henderson, Lorna Bihori,

Call to order at 5:40

First business election of officers, President - Dan Veller, Vice President - Mike McAdams, Secretary - Lorna Bihori

New office hours - 10:00 to 2:00, this leaves Claude one half hour everyday for walk a about and also banking and legal stuff

Priorities for bylaw infractions are - Pets and vehicles

Kilometer charges for the staff are to be paid with regular pay cheques

Maintenance people are to focus on snow removal, sanding and garbage pick up. If there is time left over they are to work on the fencing project.

Call and get quotes to have trees removed that are a safety issue.

Next meeting January 17th at 5:30.