Alpine Village PGS173
Council Meeting
March 16, 2017

Attendees:       Glen Blair        Roberta Johnson         Anneleise Paasch

Absentee:        Gabby Tescon

Others:            Walter Babicz – Bylaw Committee

Meeting Convened: 5:50pm

Discussion on Bylaws: Walter
We went over the New Bylaw wording with Walter. We compared the New and Old Bylaws for wording and content. Walter will rework the wording for the benefit of all. Once done and approved by council, copies to be sent to owners prior to SGM, for a vote at SGM.

Walter informed us that fines that were previously $50.00 per infraction but could be, at the discretion of council, up to $200.00. Discussion was to implement a procedure for infractions and failure to provide Form Ks with an escalating fine system. The Office Manager is to implement and inform owners of Form K procedures and Bylaw infraction procedures and new fine levels.

Discussion on the Siding Project: Glen
We are still waiting on quotes from 2 companies on the siding project. The problem being that most have previously given quotes and feel that by doing it again, they may not get the bid.... again.

The Council is divided on the collection of the Siding Project money.  Are the collections to continue until the SGM has been called and a vote to be established as to where this project is going?  Yes, until the vote at the SGM.

Discussion on Owner/Property Co. meeting: All
This meeting to be held in the near future to have open discussions with owners, caretakers, and property management companies on how to better serve tenants and owners in Alpine.  This is to talk to owners about Tenants, Leases, Consent and Cultures.   We would like to explain the complexity of the Insurance, the communication between owners and the office as an important tool and how to use the Office and Council as a support system. 

Maintenance:

Bill is looking for summer help and has collected some resumes. David Solmundson has worked for us in the past and did the gardening work. Council has approved David Solmundson to be hired in May for the gardening work at $15.00 per hour until the end of the season. His hours per week are to be determined.

Bill to hire is own casual helper for the season at a rate of $15.00 per hour, not to exceed 30 hours per week.

Office & Maintenance Job Descriptions: Roberta

Roberta had a list of duties and responsibilities for paid staff and will make 4 Job Descriptions, one each for Office Manager, Maintenance Personnel, Gardener, and Casual Helper.  To be done by March 24^th, 2017.

Meeting Adjourned: 7:30 pm

ALPINE VILLAGE STRATA

PGS173

COUNCIL MEETING

MEETING MINUTES

March 7, 2017

CALL TO ORDER: 5:36pm

ATTENDANCE:

Roberta	Glen	Bill
Gabby	Anneliese	Desiree
GUESTS
Elaine – E6	Rick @ RC Adams Glass	Gene @ RC Adams
ABSENT:

GUEST SPEAKER

·         Elaine Nothstein – E6

o   What is the reason for the delay on calling the SGM?

§  Council has to get all information together for siding (quotes etc)

o   Suggested one property manager for all rental units to cut down on undesirable tenants rotating through several units

o   Voiced concerns with specific unit drug activity

·         Rick Adams from RC Adams Glass – specifics needed to quote (6PM)

o   Discussed storage options for windows and doors when project starts

o   Who rents roll-off bin? Who covers tipping fees at dump for refuse?

o   3 man crew should be able to do a unit every 1.5 days

OLD BUSINESS

1.      Siding

a.      Awaiting quotes from 2 siding contractors

2.      Collection of siding fees

a.      Walter is reviewing voting process

b.      Bill @ CHOA says vote was illegal

c.       Deferred to next meeting

3.      Arrears

a.      Arrears letters to go out within a week

b.      Interest to be charged at 10% per annum as per bylaws

4.      Set date for SGM

a.      May 7, 2017 @ 2pm

b.      Official notice to be sent out no later than first week of April.

NEW BUSINESS

1.      Roberta’s letter to owners for approval

a.      Amendments noted

2.      Confirm consistent date of council meetings

a.      Regular council meetings will be the first Monday of each month at
5:30pm in the Strata Office

3.      Desiree’s summer schedule:

a.      Classes done April 7

b.      Can be full time as of April 10^th, with exception of final exams

                                         i.      2 exams, dates TBA

c.       Away April 14 – 20. (Apr 14 Stat – Easter)

d.      Full time hours to be Monday – Friday, 9am – 5pm Starting April 10, 2017

4.      Video surveillance signage - APPROVED

5.      Bill – maintenance hiring for summer season

a.      Resumes

                                         i.      Deferred to next regular meeting

NEXT REGULAR COUNCIL MEETING: April 3, 2017 @ 5:30pm

MEETING ADJOURNED: 8:00 pm

ALPINE VILLAGE STRATA

PGS173

COUNCIL MEETING

MEETING MINUTES

February 7, 2017

CALL TO ORDER: 5:32pm

ATTENDANCE:

Roberta	Glen	Bill
Gabby	Anneliese	Desiree
Walter	Laura, Hub Insurance
ABSENT:

GUEST SPEAKER

·         Laura Langley from Hub International

o   Current policy covers everything ORIGINAL up to $36million

o   Insurance can choose to sue other party for losses

o   Suggest ways to reword bylaws in order to limit this liability

§  Amend bylaws to $15,000 claimable before minimum claim

§  Amend bylaws to include clause regarding leaving units empty during winter months

§  Amend bylaws to enforce licensed property management companies

o   Council is covered with $2million liability

OLD BUSINESS

1.      Siding

a.      Responses to options laid out in last letter to owners

                                          i.      Majority of responses received are in favour of continuing collection as is

b.      Scope is needed including

                                          i.      Siding with three options previously discussed (vinyl, Hardy, or combination)

                                          ii.      Windows

1.      Bedroom to be horizontal sliders

2.      Picture windows to have vertical sliders

                                           iii.      Doors to be 6 panel metal, painted to match trim

c.       Get quote to change all cover above doors to matching peaks

2.      Banking authorizations

a.      Council to sign documents

3.      Arrears – Not complete due to insurance and damage related priority issues

a.      To be complete no later than February 17/17

4.      Financials – not complete for same reason as Arrears

a.      To be complete no later than February 17/17

5.      AGM Minutes to be sent Wednesday morning

a.      Council meetings to date to be complete no later than February 17/17

6.      Discuss Bylaw Amendments

a.      Meeting February 23 @ 5:30pm specifically for bylaw discussions

b.      Desiree to send current bylaws and past amendments created but never approved to council

7.      RCMP Camera recommendations

a.      License plate level cameras at entrance to each drive

b.      Higher resolution cameras throughout

c.       More lighting throughout

NEW BUSINESS

1.      Set date for SGM

a.      Tabled to next meeting

2.      Maintenance computer now operational

a.      Maintenance email:               avrepair@telus.net

3.      Temp office worker hired

a.      To sort thru 15+ years of Strata documents.

b.      Organize documents to be kept

c.       Scan documents to create digital file

ADJOURNED: 7:10pm

ALPINE VILLAGE STRATA

PGS173

COUNCIL MEETING 

AGENDA 

JANUARY 25, 2017

CALL TO ORDER: 5:37pm

ATTENDANCE:

Roberta	Glen	Bill
Gabby (via phone)	Desiree
ABSENT:
Anneliese

OLD BUSINESS

1.      Meet with 5^th member nominees

a.      Walter Babicz

                              i.      Has lived in Prince George for over 20 years, is renting his unit to a relative

                              ii.      Sees complex improvements as key to attracting more owner occupants and increased value of property

                              iii.      Would like to see more 1^st time and senior homeowners

                             iv.      Experience in real estate law and currently does rules of order on City Council

b.      Richard Kunka

                              i.      Has lived in the complex for three years

                              ii.      Has concerns about the complex and feels he could help

                              iii.      Over 25 years’ experience in real estate

                              iv.      Is good at analyzing group conversations and making group decisions

c.       Council Decision: Walter is the 5^th council member, with Richard to head a committee

d.      Council to look into amending bylaws to allow up to 7 council members

2.      Siding

a.      Financing

                              i.      Glen has been in discussion with several lenders:

1.       BMO, they state that having some monies collected already will help in securing financing. BMO requests reports on how many owners’ accounts are in arrears

2.      Integris

3.      CWB Financial, private lender that Glen hasn’t yet met with

                              ii.      Discussion regarding looking into the availability of grants to the complex

b.      Contractors

                              i.      There will be separate contractors for siding and windows/doors

                              ii.      Look at possibility of insulated siding

1.      Could cause mold issues

2.      Roberta to research insulated siding

                              iii.      Gabby and Bill to look at current soffits to estimate need for repair/replace

                              iv.      Desiree to create spreadsheet with window and door sizes per unit

3.      AGM Minutes for approval

a.      APPROVED

NEW BUSINESS

1.      Security cameras

a.      Recommendation from RCMP to add cameras at lower levels to catch license plates and faces, add higher quality cameras throughout, add more lighting

2.      Bill

a.      Propose solution for draining issues around complex

                              i.      Tabled to later date

b.      Dumpster lockup 10pm – 7am

                              i.      Approved for trial run. Send notice to complex, dumpsters will be locked over night for one month

3.      Desiree – proposals to catch up office

a.      Casual p/t employee

                               i.      Approved on condition

1.      Max of 40 hours @ $15/hr

4.      Set date for SGM

a.      Tabled to mid-February

5.      Water leak at D80-office and D81

a.      Break underground has been repaired

b.      Water lines between D80-office and D81 have been separated

c.       New hot water installed in D80

6.      Form K listing out of date

a.      Request updated forms from owners of rental units

ADJOURNED:  7:10pm

ALPINE VILLAGE STRATA

PGS173

COUNCIL MEETING 

MEETING MINUTES 

JANUARY 4, 2017

CALL TO ORDER: 5:33pm

ATTENDANCE:

Roberta	Glen	Bill
Anneliese	Gabby (via phone)	Desiree
Dan	Walter

GUEST SPEAKERS

      ·         Walter Babicz

o   Wanted to be brought up to date on issues, siding in particular

o   Only bought here because he was aware of the siding project, and urges for the project to go ahead for several reasons

§  Increased value

§  Easier to purchase

§  Research shows that minor kitchen repairs and siding are the leading reasons homeowners renovate

o   Would like to help the council and strata in any way possible

o   Put his name forward as 5^th council member

·         Dan Veller

o   Showed council emails proving legality of the strata fee increase for the siding.

o   Put his name forward as 5^th council member

OLD BUSINESS

1.      Elect positions

a.      President:                   Anneliese Paasch       

b.      Vice President:            Roberta Johnson        

c.       Secretary:                    Gabriel Tecson           

d.      Director:                      Glen Blair                   

e.                                                                             

2.      Discuss/Elect 5^th member

a.      Nominated

                               i.      Walter Babicz – E29 – to be interviewed by council

                               ii.      Richard Kunka – A79 – to be interviewed by council

3.      Why are ballot counts secret?

a.      Counts to be made available

4.      Siding – contractor

a.      We will get new quotes from three contractors with each of the following layouts:

                               i.      All vinyl

                               ii.      All Hardy plank

                               iii.      Vinyl siding with Hardy trim

b.      Contractors must have adequate WCB coverage and employee base to be efficient.

c.       Council discussed the merit of doing the siding in small sections as opposed to the whole complex at once. This would allow for small loans which could be paid off before the next section was started

d.      Also discussed, getting a line of credit instead of a loan, as we could get a smaller amount and pay it off with each section completed.

e.      Suggested to look into how to and the cost of changing the complex name and numbering

5.      Siding – Return fees or get new plan in place asap

a.      Letter to be sent to owners as a non-official poll

6.      Credit Card for office expenses

a.      Request limit increase

b.      As a name must be on the card, Desiree’s name as office manager will be on the card.

7.      Office needs new Computer

a.      New computer to be purchased from Premiere Computer Care

8.      Snow removal

a.      RockTech to be awarded the snow removal contract for this season

NEW BUSINESS

A.      Raise for Desiree

a.      Council to contact Desiree after they’ve discussed

B.      Ideas for other ways to clean up complex

a.      tabled

C.      Anneliese – discuss rentals in complex

a.      Will write letter to owners in regards to ways to ensure better type of tenants

D.      Updated council contact list

E.      Bill Thomason – introduce self to new council members

a.      Request table saw – Canadian tire, on sale $150 (reg $250)

                              i.      Approved for purchase