ALPINE VILLAGE STRATA – PGS 173

D80-2131Upland Street, Prince George BC.  V2L 2V8 Tel: (250) 561-1926 Fax: (250) 562-1122

Blog: alpine-village.blogspot.com E-mail: alpinevillagestrata@telus.net

 

November Newsletter

 

Halloween has come and gone. Thank you for all of the creative decorations. The winners were very hard to pick.            First place-    A108      $100.00

                                Second Place-    H121      $75.00

                                Third Place-        G61        $50.00

I will be contacting the winners with their winnings later this week.

• Now that all of the decorations are coming down, we are finding most of the pumpkins thrown into the alley ways. It has been a big job to clean this up. Please use the dumpsters for any garbage.
• We are still asking that you clean your back yards before the snow flies.
• We are down to one maintenance personal for the winter, so anything you can do to help him would be greatly appreciated.
• There are still uninsured vehicles parked in the complex. You must have at least parking insurance and your vehicle must be movable (for snow removal) I will be towing any uninsured or not drivable vehicles in the next week.
• For the winter, we request that you do not back your vehicle into your parking spot. The fresh air returns are on the front of the buildings and the exhaust gets drawn into the units. I will be sending out violation if your vehicle is backed in.
• Parking seems to be a big problem. Each unit only has one parking stall. If you have 2 vehicles, you will have to use a visitors spot and it must be moved every day.
• If there is a snow fall over 4” you should move your vehicle out to the street so the removal company can clean your spot.
• There has been some discussion regarding the color and quality of window coverings. According to the strata bylaws, the window covering facing out to the complex must be of a neutral color. I am sorry if you were given the wrong information preciously. If you have brown or dark curtains, just put white shears behind them. That way we are both happy. As for the ratty blinds, it would be great if the home owner could change these out for nicer window coverings.
  The blue dumpsters will finally be moved later this week. I thank you all for your patients while we were getting this resolved.
   
  Phyllis Thorkelson
  Office Manager
  Alpine Village Strata PGS173

 

SEPTEMBER NEWS LETTER

As you have probably noticed, there are numerous projects happening in the Complex. Right now we are racing the clock trying to get some of the projects finished before winter.

 

1-     The fence is complete from unit A105-A113. We had to put gates in so Fortis can get into the back your to read the meters.  If you have your gate locked from the inside, contact Fortis to find out approximately when they will be reading the meter. Then make sure the gate is unlocked.

 

2-     The fences that were completed earlier in the season will be getting gates. Hopefully this will be completed before winter.

3-     The maintenance crew are working on putting new caulking around the windows. Some of the window casings need to be replaced. Most of them just need caulking and painting. This should help with some of the condensation in the winter. They are also painting the window and door frames in as many units as they can before winter.

4-     All of the lawns (even the good ones) are being aerated. This should help with the growth next year.

5-     There have been lots of questions regarding the full garbage bins belonging to All Points Waste sitting in I drive. Last year the previous council broke the contract with Waste Management and hired All Points Waste. Earlier this year we renewed our contract with Waste Management to avoid litigation but now we have a dispute with All Points Waste.

 We have finally been given permission by All points Waste to have the bins emptied and will have that completed shortly.

6-     The new roofing will be starting on September 8. All of the units in the courtyard will be getting a new roof within the next month. Hopefully this won’t disturb too many residents.

 

Phyllis Thorkelson

Office Manager

Alpine Village Strata PSG173

Council Meeting September 1, 2015

Present: Dave, Glen, Shaun, Dan and Peter (telephone)

New Business:

• A1-16. Roots in the sewer pipes. They need to be cleaned out.
• 2 new Liens. SL 043 and SL 210.
   
  Maintenance:
           Report for Office Manager

• Fence A105-A113 is completed. A bit more expensive because of the gates.$20.92 a foot.
• A1-A16. Scraping, caulking and painting are complete.
• E1-E12. Scraping and caulking of the windows and doors complete, front and back.
  Still need to paint upper front and all the back windows and doors.
• H115-H126. Scraping and caulking complete front and back. They just need painting.
• H101-H114. Scraping and caulking complete front and back. They just need painting.
• Still having trouble with the security cameras. A different company is looking into the problem.
• E13-E14. The divider between the 2 units is starting to sink. Maintenance will have a look at
  it to see what needs to be done to repair it.
   
  Insurance claims:

• SL 094, SL 095 and SL 096 have been completed.
• SL 029 is still under construction.
   
  Council Notes:

• It was decided to install fans (110 CFM, code compliant, with built in humidistat) in all the units getting new roofs. The install of fans will continue year to year until all units have them. This is to alleviate the chronic mold and humidity problems we encounter. It is an expensive project, but one that will save money and time in the long run.
• Staffing requirements for the winter were discussed; we hope to have one full time and one part time casual maintenance staff. Will is to be full time and hopefully Bill will be able to help wot as part time. (He does not want full time as he wishes to go to school). Consequently their wages were reviewed and they each received raises as per their 3 month reviews.
• The office manager and maintenance staff are working together to create a smoother work schedule and work expectation. Hopefully this will help in job planning and less frustration for everyone involved.
   
  Next Council meeting to be held: October 6^th, 2015
   
  Meeting Adjourned: 6:45 PM.

 

Alpine Village Strata Meeting

 

August 4, 2015

 

 

Meeting called to order 5:30 PM

Attending: Dan, Sean, Dave & Peter (on telephone)

Absent: Glen (on summer vacation)

 

 

Removal of waste bins left by All Points Waste continues to be a problem; Dan is continuing his efforts to get it declared a health hazard.

 

We are awaiting a 3rd quote for repairs to E27 for old water damage from flat roof.

 

Council approved having roofs on 5 buildings in courtyard replaced in the amount of $56,000   A17-A22, A49-A53, A83-A88, A99-A104 and A105-A113. Work to be done this season... Dan to supply quote for fans to be installed possibly at the same time,

 

Two new maintenance staff are to be hired to replace those who quit. Lots of work still to be done.

 

Fence repairs are going well. Currently costing about $17.50 per foot compared to last year’s cost of about $31.00 per foot.

 

Normal noise complaints were heard and discussed

 

Report of Thermal Shadowing was received in E drive... To be discussed more in future.

 

There is a report of the outside water tap leaking at A113. To be looked at and repaired if accurate.

 

D55 may have rear window separation to be checked and repaired as required

 

Meeting adjourned 7:50 PM

Meeting - July 07/2015 - 5:30 PM

 

Present, Shawn, Glen, Dave and Dan

 

Absent – Peter

 

For April, May and June 2015, there was nothing discussed by council at the meetings that the owners needed to be made aware of.

 

 

1. Letter from All Points Waste Disposal - There are so many untruths, that we will not even comment. We are saying that their account has been paid in full to date. Your council is also quite shocked as to how All Points got all of your email addresses and we assure you all that we are looking into where that information came from.
2. SL192 - Request to have strata make repairs to this unit. It was purchased in this condition and it is up to the owner to make his own repairs.
3. SL140 - Owner is dropping off a key and strata is getting ready to start the repairs.
4. Request to purchase ladder jacks - approved
5. Request to continue with fencing A-105 to A-113 - approved

 

Adjourned - 6:15 PM

 

June Newsletter

June Newsletter

Another month has gone by and there has been lots of activity in the complex with most of it has been good.  It has been great to see people out working in their flower beds beautifying our complex.

 

1.     The lightning has created some chaos but we have it rectified. It hit one of the cameras and blew 5 circuits in the DVR for the security system so this has been replaced.  I have been working with A-Tech to move the cameras where they will give us better coverage in the complex.

2.    Some of the new fences have already been installed and the maintenance crew has finished fences at F43-F46 and are now working on the fences for A93-A98 and A99-A104. This should be completed by the end of next week.

3.    The maintenance personal have started painting the window and door casings. They are all going to be painted white to blend in with the new windows that owners have put into the complex.

4.    The new lighting has been replaced in D and E drives. New lighting also went up in the courtyard.  This is a long process and we will get to your block some time this summer.

5.    Some of the owners and tenants have been helping with the cat problem. We are trying to keep the cats out of the flower beds and if your cat runs loose, it could find itself in a cat trap. These traps will not harm to the cat and your cat is then taken to the SPCA, so if you have lost a pet please contact the SPCA.

6.   We have hired 3 more maintenance personnel for the summer to help maintain the complex. Their names are Bill, David, and Devon.    

 

A couple of issues or things to be aware of:

 

1.    We are still having trouble with tenants filling the dumpsters with furniture. If you have big furniture that you need to get rid of PLEASE LEAVE IT OVER BESIDE THE FAR LEFT DUMPSTER AT THE END OF H-DRIVE. Please, NOT INFRONT the dumpsters either.

2.    We are still having trouble keeping the children out of the trees and off the top of the fences. Too many branches are getting broken off of the trees. As for the fences, new ones will be built but probably not this year.

3.     We would like to see an active Block Watch Program in Alpine Village for each block.  If

        anyone is interested in becoming involved in Block Watch please contact the office?   We

        need a captain for each block.

4.   If you are a tenant and wish to have a kiddie’s pool in the back yard, we, at the office, need conformation from the owner that it is okay to have it there. There are certain liabilities involved regarding the amount of water in the pool.

5.     Finally, if you are not aware, cigarette butts are classified as garbage. Please ensure you use a butt can and fill it with water to stop individuals from dumping the can all over your yard. Infractions will be sent out the next time the grounds keeper has to clean up your yard of cigarette butts.

 

Thanks,

 

Phyllis Thorkelson

Office manager

May 2015

 

MAY NEWSLETTER

Welcome Alpine Village Strata (AVS) to our first monthly newsletter and now that spring is finally here and the purpose of the newsletter is to create a way to let the residents of AVS to be aware of what is happening in your complex.  

Some of the projects we have started in April include the following:

1. The lawns have already been mowed once. When your grass is getting longer make sure your chairs and ornaments are moved to make it easier for the mowing and weed whacking.
2. Replacing the backyard fence behind F drive and G drive. We will be working on the worst sections first.
3. We have started working on putting new driveway lighting in the complex starting with D block.
4. Scraping and caulking of the window casings and doorframes in A Drive and E Drive, so they are ready for painting.
5. We have hired two maintenance personnel to help maintain the complex and their names are Will and Calvin, so please introduce yourself to them and make them feel welcome.

A couple of issues or things to be aware of:

 

1. Garbage removal is one of our largest expense, which affects all of us directly by an increase in strata fees.  Some residents of the complex have been filling the dumpsters with furniture, and very large items filling the bins quickly.  If you have no way to take these items to the proper dumping station, please leave them beside the dumpsters at the end of H drive. That way the garbage dumpsters will not be over full, and all over the ground every morning adding additional dumps.
2. Children have been seen climbing on the peak over the door in D drive, and then going in the upstairs window. This is very dangerous and unsafe behaviour.  Please let your children know this is not acceptable and I will be notifying the parents regarding this matter.
3. There seems to be a problem with some of the units having too many vehicles. There is allotted space for 1 vehicle per unit. The visitor parking stalls are for just that. Visitors. If your unit takes up 4 parking spaces that leaves no parking for other units guests. Please share the limited parking.
4. As most homeowners already know there was a Strata Fee increase for the 1^st of May 2015 and are not retroactive. The new monthly Strata Fee increases are:
   2bd-$16.04
   3bd-$20.05
   4bd-$23.48
   5bd-$29.60

      5.     Just a reminder that we do have a speed limit and designated no parking spots in the complex.  I will be sending out fines for vehicles caught speeding and parking in the Fire Lanes.

 

I am looking for suggestions as to the garbage around the complex. It takes one of the employees half a day to clean this up. And this is every day. If each person could make a point of picking up a candy wrapper or pop cup, there wouldn’t be so much garbage lying around and this would free up the employee to do other more important things like maintenance of the buildings, etc.

 

We the Alpine Village Council would like to invite you to an OPEN House to meet the members of the new council and to have a discussion on what YOU the residents of the complex, see as your concerns that need to be addressed.

D80 Alpine Meeting Room
May 21^st.
7PM

Please come and voice your idea and input so we can all work together and get involved to make this place better we know it can be!

Please do not hesitate to call the office if you have any concerns or question regarding this complex.

 

Thank you,

Phyllis Thorkelson

Office Manager

Alpine Village Strata PGS173

 

Alpine Village Strata Meeting

 

February 03, 2015

 

 

 

Meeting called to order 5:15 PM

 

Attending: Dan, Dave, Glen, Shaun, Peter (on phone)

 

1)  Resident owner seeking approval to enlarge basement window

      Approval given on condition of work being done by a licensed contractor and they must assume full responsibility for all work done.  Plans must be shown to council before proceeding.

 

2) Maintenance man submitted a request for some tools before summer season

     Requested were; mitre compound saw 10"

                                   Hand held vibrating sander

                                   Impact drill

                                   Lawn Tractor seats ... new or reupholstered

 

3)  The  front living room window  at E27  needs to be replaced by owner ... at that time  strata  will examine any  water damage caused  by leaking roof  and make appropriate repairs

 

4) Fire damage at B95 was approved for repair.  Insurance coverage will be figured out by the respective companies

 

5) Owner in H drive requesting that some of the taller trees be topped. Council will look at this in the spring.

 

Meeting adjourned   7:00 PM

 

 

Alpine Village Strata Meeting

 

January 20, 2015

 

 

Meeting called to order 5:15 PM

Attending: Dan, Glen, Dave, Peter (on phone)

Missing:  Shaun (working)

 

1. Garbage contracts are not yet handled. Waiting for more legal opinion on validity of contracts and penalties we may face for cancellations. We hope to have legal opinions complete within two weeks and then make our final decision on what to do. Hopefully will be able to make that decision at the next meeting.

 

2. Dan has drawn up a workable budget for the rest of 2015. He will finalize the details and have it ready for next council meeting.

 

3 . We discussed the much needed siding issue once again.  Waiting for an engineering report on it ...also discussed what problems could arise from a improved outer envelope, such as humidity issues and what could be done to minimize those concerns.  Discussion will continue until final plans are in place.

 

4. Human rights complaint from unit was discussed... all agreed that we will do everything in our  ability to satisfy  the requirements  ( they are actually  quite minimal  , reassign parking stall and post signage )  Remedy will be put in place if accepted by tribunal .

 

5. Hoping to fix date for SGM in March. Will be confirmed in February. 

 

6.  The resident of E27 reminded council that water damage from a couple of years ago (when the flat roofs were leaking. and hadn't been repaired yet) had not been repaired. It was reaffirmed that the damage would be repaired as per strata requirements. Resident needs to give access before anything can be done.

 

Meeting adjourned 6:25 PM

 

 

Alpine Village Strata Council meeting December 15, 2014

 

Present Dave, Dan, Glen, Peter (on telephone)

Absent Shaun

 

Meeting called to order at 7 PM by Dave 2nd by Dan

 

1)  Resident is to  talk with  council about  concerns regarding  neighbours  behaviour... council discussed  information  from  letters on complaint  and thought  that  an arbitration meeting   between all parties could be proposed. Resident never appeared for meeting, so it was decided that residents have resolved their differences. Matter was shelved

 

2)  It was noted that our new maintenance man Russell started on this date.  Glen proposed we should send out an information letter to residents and owners to introduce him to the complex. In the same letter we should inform everyone on how to inform strata of work that is strata responsibility. This should be presented to the office so it can be put in the jobs to be done list. We will instruct Laurie to create a letter when she is back from Vacation.

Dan seconded.

 

3) Discussion of how to approach the much needed siding repair / replacement proposal. It was decided that we need to know the condition of the siding and underlay in order to best make a decision.  It was proposed  by Dan that  we  look into hiring  an  engineer to  do  a  survey on the  siding  and underlay  so we  will know  what  needs to be done .

Peter seconded

 

4) Garbage removal contract is a complete mess.. Council has no idea how situation occurred and what steps can be taken to resolve the issue.  Dave proposed that we seek legal counsel as to legitimacy of contracts and threatened fines and how best to cope with the situation.

Glen seconded

 

5) Glen proposed that we have office manager concentrate more resources on updating Owner / tenant/resident/property manager list so we can contact the correct people when needed  and know who  is living in complex

Dave seconded

 

6)  Invoices submitted for payment by an owner for repairs done to units was discussed. Owners feel past council ignored requests for repairs to be made... so conducted repairs on their own. Council has requested to see E Mails and other written evidence of these claims in order to make an informed decision.  

 

Meeting adjourned at 9:30 PM