Present: Dan Veller, Mike McAdams, Jason Morris, By Phone Navaz Murji & Ralph Case Resident Managers Kevin Creamore & Sophie Samyica, and Gateway Property Manager Margaret Anderson.
Presentation: An owner asked to attend the October meeting to voice some concerns they had about council and a bylaw infraction that didn’t seem to be getting resolved. The issues that were brought up are Bylaw infraction leniency towards a council member Oil spill in front of F58
Cat feces in the walkways around the complex. Council listened to the presentation and talked about the issues. Kevin & Sophie assured that there was no leniency towards any owner or manager for any bylaw infractions. Council agree to have the other 2 issues resolved A.S.A.P.
Motion to approve minutes of August 9th, 2005 Meeting
Motion> Jason 2nd> Dan Carried
OLD BUSINESS
Roofing: The roofing is done. Kevin had Jeff from PG Shingles Only give him 3 more quotes for 3 more buildings these quotes are good until June of 2006. Council has agreed to continue with 3 roofs a year until all necessary roofs are done.
Asbestos: There was asbestos reported in a unit. It was deemed an owner issue and not a strata issue. The owner asked if Insurance would cover the cost of removal & it does not cover the removal of asbestos. Mike McAdams is going to follow up with the owner.
Lighting: The lighting around the complex is almost complete. There are 6 or 7 lights that need to be finished off and will need to be looked at by Mike McAdams and Kevin Creamore. The Hydro Credit will be paid out at $5 a month one last time only because the lights were only changed over in the last month. Council will bring up the hydro credit issue at the AGM.
Landscaping: The rockeries in D drive are 90% complete and will be done by mid October.
AGM: The date for the AGM is going to be November 14 at 5:30pm at the Days Inn in Prince George. Council talked more about the budget and Bylaw amendments to bring up at the AGM. The AGM package will be sent out soon.
NEW BUSINESS
Managers Report: There were 38 bylaw violations for the month of September. Two vehicles were towed from the complex for not having proper storage insurance. An 8 ft fence was built between A100 and C89 to keep children out of that back alley and from destroying tenant’s backyards. The Fire Hydrants were checked to make sure they are in working order by the Fire Marshall. An owner has asked council if they could put an access hatch to the attic into there unit so that they can install a bathroom fan in the unit. Council has agreed to this as long as it is done by a professional.
Fences: The Fences have been sprayed with a stain and are 90% complete. This project will be finished by Mid October.
Committees: There is nothing to report from the committees
Next Strata Council Meeting: Wednesday, November 2nd, 2005, 5:30pm
Wednesday, October 05, 2005
Tuesday, September 06, 2005
Meeting Minutes September 6th, 2005
Present: Dan Veller, Mike McAdams, Jason Morris, Navaz Murji, Resident Managers Kevin Creamore & Sophie Samyica, and Gateway Property Manager Margaret Anderson.
Motion to approve minutes of August 9th, 2005 Meeting
Motion> Mike 2nd> Dan Carried
OLD BUSINESS
Arrears update: Amanda emailed council a detailed account of the state of collections for arrears. Amanda has started appling fines to owners that are in arrears. Council is satisfied with her work to date.
Roofing: The roofing will be started September 12th 2005 and will take about 1 week to complete. A memo will be sent out September 8th 2005 for the tenants in that area.
Lighting: Chito has gotten 75% of the lighting switched over to the new light bulbs. The rest should be done by mid September. There have been a few complaints about the lights being on 24 hours a day. A memo will be going out to all residents about the new lighting.
Landscaping: The rockeries in D drive did not get done due to a concern from one resident in that drive. This resident made a 5 minute presentation before the meeting to council about her concerns. Council explained there plans for the drive to her. Council is moving the rocks from one side to the other for the spring. Come early spring new dirt will be laid down on both sides and shrubs and flowers will be planted.
NEW BUSINESS
Strata Fees: There is a dispute about some strata fees missing. Kevin says he delivered the strata fees to the Gateway office and Gateway says that they never got them. Kevin has created a log sheet that gateway must sign every time Kevin or Sophie drop anything off at the office. This will prevent this problem from happening again.
Managers Report: There were 32 bylaw violations for the month of August. 5 Units were sprayed for ants. The plumbing problem in A31 turned out to be nothing major. The sewer pipe for that row is fine. The problem is the basement drain of A31. It has collapsed and is not letting water drain. The water that was in the drain was from the washing machine not being hooked up right. Mike McAdams and Kevin fixed the washing machine problem and will be fixing the problem with the drain. A letter was sent to Lodgewood Enterprises about one of there semi truck parking on the street and block residents view when exiting the complex. Chito is being kept busy fixing rotten window sills and redirecting Rain gutters around the complex. There have been 2 complaints about big dogs in the complex.
Committees: Nothing to report from the committees
Budget: Council will be looking at 3 different budgets for next year at the October Council meeting.
AGM: Everything for the AGM will be finalized in the October Council meeting. The time Council is looking at to hold the AGM is in the first 2 week of November. Any Owner that would like to put forth bylaw changes is encouraged to do so by e-mailing Kevin before the October council meeting. This will help the AGM run faster and smoother.
Gateway Environmental Management Plan: Gateway Property Management has been asked by WCB to have a WHIMS book on hand at all of the properties that they manage. Council has agreed to make sure that all staff is trained in WHIMS.
Next Strata Council Meeting: Wednesday, October 5th, 2005, 5:30pm
Motion to approve minutes of August 9th, 2005 Meeting
Motion> Mike 2nd> Dan Carried
OLD BUSINESS
Arrears update: Amanda emailed council a detailed account of the state of collections for arrears. Amanda has started appling fines to owners that are in arrears. Council is satisfied with her work to date.
Roofing: The roofing will be started September 12th 2005 and will take about 1 week to complete. A memo will be sent out September 8th 2005 for the tenants in that area.
Lighting: Chito has gotten 75% of the lighting switched over to the new light bulbs. The rest should be done by mid September. There have been a few complaints about the lights being on 24 hours a day. A memo will be going out to all residents about the new lighting.
Landscaping: The rockeries in D drive did not get done due to a concern from one resident in that drive. This resident made a 5 minute presentation before the meeting to council about her concerns. Council explained there plans for the drive to her. Council is moving the rocks from one side to the other for the spring. Come early spring new dirt will be laid down on both sides and shrubs and flowers will be planted.
NEW BUSINESS
Strata Fees: There is a dispute about some strata fees missing. Kevin says he delivered the strata fees to the Gateway office and Gateway says that they never got them. Kevin has created a log sheet that gateway must sign every time Kevin or Sophie drop anything off at the office. This will prevent this problem from happening again.
Managers Report: There were 32 bylaw violations for the month of August. 5 Units were sprayed for ants. The plumbing problem in A31 turned out to be nothing major. The sewer pipe for that row is fine. The problem is the basement drain of A31. It has collapsed and is not letting water drain. The water that was in the drain was from the washing machine not being hooked up right. Mike McAdams and Kevin fixed the washing machine problem and will be fixing the problem with the drain. A letter was sent to Lodgewood Enterprises about one of there semi truck parking on the street and block residents view when exiting the complex. Chito is being kept busy fixing rotten window sills and redirecting Rain gutters around the complex. There have been 2 complaints about big dogs in the complex.
Committees: Nothing to report from the committees
Budget: Council will be looking at 3 different budgets for next year at the October Council meeting.
AGM: Everything for the AGM will be finalized in the October Council meeting. The time Council is looking at to hold the AGM is in the first 2 week of November. Any Owner that would like to put forth bylaw changes is encouraged to do so by e-mailing Kevin before the October council meeting. This will help the AGM run faster and smoother.
Gateway Environmental Management Plan: Gateway Property Management has been asked by WCB to have a WHIMS book on hand at all of the properties that they manage. Council has agreed to make sure that all staff is trained in WHIMS.
Next Strata Council Meeting: Wednesday, October 5th, 2005, 5:30pm
Tuesday, August 09, 2005
Meeting Minutes August 9th , 2005
Present: Dan Veller, Mike McAdams, Jason Morris, Resident Managers Kevin Creamore & Sophie Samyica, and Property Manager Margaret Anderson.
Motion to approve minutes of July 11th, 2005 Meeting
Motion> Jason 2nd> Dan Carried
OLD BUSINESS
Arrears update: Amanda emailed council a detailed account of the state of collections for arrears. Council is pleased with the work she has done to date.
Roofing: We are just waiting for an invoice from PG Shingles so that we can cut a cheque for Materials. The roof will be started in August.
Lighting: Kevin is waiting for a cheque from Gateway to do the lighting. Margaret said she would get one cut right away.
Landscaping: The rockeries in D drive did not get done due to a concern from one resident in that drive. This resident want to keep the rocks on there side. Council voted 2 to 1 that the rocks be moved so that it is easier to weed and new plants can be planted in that area. The pavement in A Drive was cut 3 feet away from the fence down along the entire drive. Council is going to remove the pavement next spring due to it being to late in the summer to plant anything there and a shortage of manpower to do the job.
NEW BUSINESS
Managers Report: There were 35 bylaw violations for the month of July. Kevin has talked to Message replay centre about why the plumbing company wasn’t called when there was a back up in D drive and Kevin couldn’t be reached. Message Replay Centre had the plumbing company’s phone number and said that they had dropped the ball and were sorry about the miscommunication. All fences around the complex have been pressure washed and will be painted in the coming weeks. Dan is going to get paint via his account at General Paints because he can get a better deal than Alpine Village can. The Sewer drain by A31 has come away from the sewer man hole and is causing the basements in that block to back up frequently. Mike and Dan looked at the situation and came to the conclusion that Mike will investigate this further to come up with a cost effective solution. Mike and Kevin will have this problem solved done by August 20th 2005. Children have been caught playing and making a mess of the laundry room. The children’s parents have been talked to.
Fences: As stated in the Managers report the fences facing the outside of the complex are going to be painted. This will make the complex look nicer and the fences look cleaner. On the Strathcona side the fences will be painted the same colour as the buildings and on the Upland side the fences will be painted the same colour as those buildings. Dan will be getting the paint because he can get a better deal than Alpine Village can at General Paints.
Committees: The Civic Pride committee hasn’t heard back from the city yet about the letters they wrote. Nothing to report from the other 2 committees
Petty Cash: The Petty cash for Kevin is being increased. It was found that the initial sum was not enough to cover all the small maintenance costs of the complex.
Motion> Dan 2nd> Mike Carried
Budget: Margaret supplied a detail run down of the budget so far for this year. Council has started discussing the new budget for next year and more work on it will be done at the next meeting when Navaz will be in attendance.
Next Strata Council Meeting: Tuesday, September 6th, 2005, 5:30pm
Motion to approve minutes of July 11th, 2005 Meeting
Motion> Jason 2nd> Dan Carried
OLD BUSINESS
Arrears update: Amanda emailed council a detailed account of the state of collections for arrears. Council is pleased with the work she has done to date.
Roofing: We are just waiting for an invoice from PG Shingles so that we can cut a cheque for Materials. The roof will be started in August.
Lighting: Kevin is waiting for a cheque from Gateway to do the lighting. Margaret said she would get one cut right away.
Landscaping: The rockeries in D drive did not get done due to a concern from one resident in that drive. This resident want to keep the rocks on there side. Council voted 2 to 1 that the rocks be moved so that it is easier to weed and new plants can be planted in that area. The pavement in A Drive was cut 3 feet away from the fence down along the entire drive. Council is going to remove the pavement next spring due to it being to late in the summer to plant anything there and a shortage of manpower to do the job.
NEW BUSINESS
Managers Report: There were 35 bylaw violations for the month of July. Kevin has talked to Message replay centre about why the plumbing company wasn’t called when there was a back up in D drive and Kevin couldn’t be reached. Message Replay Centre had the plumbing company’s phone number and said that they had dropped the ball and were sorry about the miscommunication. All fences around the complex have been pressure washed and will be painted in the coming weeks. Dan is going to get paint via his account at General Paints because he can get a better deal than Alpine Village can. The Sewer drain by A31 has come away from the sewer man hole and is causing the basements in that block to back up frequently. Mike and Dan looked at the situation and came to the conclusion that Mike will investigate this further to come up with a cost effective solution. Mike and Kevin will have this problem solved done by August 20th 2005. Children have been caught playing and making a mess of the laundry room. The children’s parents have been talked to.
Fences: As stated in the Managers report the fences facing the outside of the complex are going to be painted. This will make the complex look nicer and the fences look cleaner. On the Strathcona side the fences will be painted the same colour as the buildings and on the Upland side the fences will be painted the same colour as those buildings. Dan will be getting the paint because he can get a better deal than Alpine Village can at General Paints.
Committees: The Civic Pride committee hasn’t heard back from the city yet about the letters they wrote. Nothing to report from the other 2 committees
Petty Cash: The Petty cash for Kevin is being increased. It was found that the initial sum was not enough to cover all the small maintenance costs of the complex.
Motion> Dan 2nd> Mike Carried
Budget: Margaret supplied a detail run down of the budget so far for this year. Council has started discussing the new budget for next year and more work on it will be done at the next meeting when Navaz will be in attendance.
Next Strata Council Meeting: Tuesday, September 6th, 2005, 5:30pm
Monday, July 11, 2005
Meeting Minutes July 11, 2005
Present: Dan Veller, Mike McAdams, Jason Morris, Navaz Murji, and Property Manager Margaret Anderson.
Motion to approve minutes of June 7, 2005 Meeting
Moved by Dan, 2nd by Mike CARRIED
OLD BUSINESS
Courier costs: Margaret supplied council with a detailed list of courier costs for the past three years. In 2005 the costs from January to April 30 were $34.00. Navaz notes that if Alpine hired a local property management firm, there would probably be no costs.
Investments: Margaret supplied Council with a letter outlining the agreement with the Asset Management company. Navaz is is concerned with the long term bonds, and the risk associated with investments in bonds of private companies, such as Ford.. Margaret will pass along his comments to the Gateway controller.
Arrears update: Amanda emailed a detailed account to council members of the actions taken to collect strata fees in arrears. One lien was placed this month. Council asks Amanda to continue with the collections, begin levying fines on delinquent accounts as of August 1 and report back.
Lighting: Mike reports that he and Kevin have converted E drive to low energy fixtures at a cost of only $50 for materials to cover the entire drive. This lighting will be on 24 hours with energy costs of only $1 per month per fixture. Motion that council authorize up to $750 for bulbs and equipment required to convert the entire complex to this energy efficient lighting. This money will also cover clean up and painting of lenses and fixtures. Each fixture will be refurbished as the wiring is modified. Moved by Dan. 2nd by Mike. CARRIED.
Roofing: Kevin received quotes from PG Shingles ($14,980) and Arctic Roofing ($17,124) to complete the roofing of our priority list. Council discussed this and decided to go with PG Shingles because of the better price, and because they were pleased with the quality of the work they did for us last year and have good references from some larger building companies in town.. There was a small problem with clean up, and this will be addressed before work begins this year.
D-drive rockeries: Council instructs maintenance to begin work on the requested landscaping in D-drive.
A-drive: Kevin got prices for Bench rentals to cut the asphalt on A Drive. Council discussed this and instructs Kevin to have the asphalt cut. Once this is done, council will discuss over email how they want the asphalt removed, and plantings of cedars and/or junipers done.
NEW BUSINESS
Committees: Jason reports that the Civic Price committee sent a letter to Councillors Dezell & Skakun about Strathcona park.
Resident Manager Report: Kevin reports that he sent out 44 bylaw breach letters. No fines were imposed this month. Kevin has cancelled service with PCO pest control and started monthly service with Interior Pest Control. Seven units were sprayed for ants.
There was a report of a leak in a basement . Mike and Kevin investigated, and found it was not a strata problem.
Budget: Margaret will email council with a draft budget to use in beginning plans for the new budget this fall.
Minutes: As requested by Navaz, minutes will be taken by Kevin at council meetings beginning next month. Council feels that the recent minutes have been slanted. Margaret disputes this. Council will now have only Navaz proofing and approving the minutes before they are sent out.
NEXT MEETING: TUESDAY, AUGUST 9, 2005
Motion to approve minutes of June 7, 2005 Meeting
Moved by Dan, 2nd by Mike CARRIED
OLD BUSINESS
Courier costs: Margaret supplied council with a detailed list of courier costs for the past three years. In 2005 the costs from January to April 30 were $34.00. Navaz notes that if Alpine hired a local property management firm, there would probably be no costs.
Investments: Margaret supplied Council with a letter outlining the agreement with the Asset Management company. Navaz is is concerned with the long term bonds, and the risk associated with investments in bonds of private companies, such as Ford.. Margaret will pass along his comments to the Gateway controller.
Arrears update: Amanda emailed a detailed account to council members of the actions taken to collect strata fees in arrears. One lien was placed this month. Council asks Amanda to continue with the collections, begin levying fines on delinquent accounts as of August 1 and report back.
Lighting: Mike reports that he and Kevin have converted E drive to low energy fixtures at a cost of only $50 for materials to cover the entire drive. This lighting will be on 24 hours with energy costs of only $1 per month per fixture. Motion that council authorize up to $750 for bulbs and equipment required to convert the entire complex to this energy efficient lighting. This money will also cover clean up and painting of lenses and fixtures. Each fixture will be refurbished as the wiring is modified. Moved by Dan. 2nd by Mike. CARRIED.
Roofing: Kevin received quotes from PG Shingles ($14,980) and Arctic Roofing ($17,124) to complete the roofing of our priority list. Council discussed this and decided to go with PG Shingles because of the better price, and because they were pleased with the quality of the work they did for us last year and have good references from some larger building companies in town.. There was a small problem with clean up, and this will be addressed before work begins this year.
D-drive rockeries: Council instructs maintenance to begin work on the requested landscaping in D-drive.
A-drive: Kevin got prices for Bench rentals to cut the asphalt on A Drive. Council discussed this and instructs Kevin to have the asphalt cut. Once this is done, council will discuss over email how they want the asphalt removed, and plantings of cedars and/or junipers done.
NEW BUSINESS
Committees: Jason reports that the Civic Price committee sent a letter to Councillors Dezell & Skakun about Strathcona park.
Resident Manager Report: Kevin reports that he sent out 44 bylaw breach letters. No fines were imposed this month. Kevin has cancelled service with PCO pest control and started monthly service with Interior Pest Control. Seven units were sprayed for ants.
There was a report of a leak in a basement . Mike and Kevin investigated, and found it was not a strata problem.
Budget: Margaret will email council with a draft budget to use in beginning plans for the new budget this fall.
Minutes: As requested by Navaz, minutes will be taken by Kevin at council meetings beginning next month. Council feels that the recent minutes have been slanted. Margaret disputes this. Council will now have only Navaz proofing and approving the minutes before they are sent out.
NEXT MEETING: TUESDAY, AUGUST 9, 2005
Tuesday, June 07, 2005
Meeting Minutes June 7, 2005
Present: Dan Veller, Mike McAdams, Jason Morris, Resident Manager Kevin Creamore, and Property Manager Margaret Anderson.
Motion to approve minutes of May 3, 2005 Meeting
Correction to minutes of May 3, 2005: Under new business – form Ks – Margaret said that she would look into the matter of missing form Ks. She only stated that she disputes this after the meeting had ended.
Approval of the minutes of May 3, 2005. Moved by Dan, 2nd by Mike CARRIED
OLD BUSINESS
Courier costs: Details of the courier costs for the past two years were emailed to council. Council will table this subject until next meeting when Navaz can attend.
Investments: Margaret supplied Council with a letter outlining the agreement with the Asset Management company. Margaret will scan this and email to council.
Arrears update: Amanda emailed a detailed account of state of collections for arrears mid month. She supplied council with an update to today by email and hard copy to this meeting.
Council would like to remind all owners that at their April 5, 2005 meeting they instructed Gateway to be aggressive in collecting arrears.
Manager’s wages: Margaret spoke to the accounting department at Gateway and the accountant adjusted the way the manager’s wages is represented on the financial statements to remove the confusion.
Driveway Sweeping: There was very little sweeping left to do after last meeting, so Kevin decided to instruct Chito to continue instead of hiring a company. There is still some sweeping to be done, but it will be completed by the end of June.
Lighting: Mike and Kevin are working on ways to physically change the existing fixtures to accommodate new lighting.
Form K’s: Kevin reports that almost all form Ks are now received.
Attics: Two professionals have now inspected sample attics and report that we do not need further insulation at this time. Margaret will supply Kevin with a copy of the report that Chito did last year.
Roofing: Mike has spoken with PG Shingles. Due to increase in the price of materials, they will be submitting a new quote to complete the work needed. Kevin will get two more quotes for this work. Margaret will return the cheque we have been holding for PG Shingles, and we will start fresh.
Insurance: We have renewed our insurance with Cooperator’s. The new costs come in at just over our budgeted $28,000 with all included.
Committees: Dan regrets to inform us that due to scheduling he must step down as liaison to the Beautification Committee. If anyone can volunteer to take his place, please contact Kevin, Gateway, or any council member. The Civic Pride committee has a report about the Strathcona Park Playground – much of the equipment must be replaced. There has been a request for a BBQ within the complex this summer. This will be passed along to the Civic Pride committee.
Newsletters: Newsletters did go out to owners, but did not get delivered to residents. Due to the material being dated, Kevin will put out a new summer newsletter. Council will consider some alternative delivery methods.
NEW BUSINESS
Lawns and Landscaping: Most of the lawn work has been caught up. Johnnie George has been hired to assist for the summer months. One weed & feed has been done for the lawns with a liquid product. Council suggests that we use a pellet form of weed & feed because it is easier to control distribution, and the strata owns a spreader. Kevin is considering changing the work schedules of Chito and Johnnie to take advantage of the evening hours due to water restrictions.
The rockery in D drive is a source of complaints. Council instructs that the rocks from the one side be added to the other side where more rock is needed. On the emptied side, hardy ground cover plants such as chamomile would be planted. Kevin will get some costs for this and report to council by email. A drive looks neglected now that the trees are gone. Kevin will get prices for Bench rentals to cut a line in the pavement close to the tree trunks. This will be done with the intention of removing the asphalt and creating a nice garden area along the fence line, while still leaving a large driveway area. Council has approved Kevin to go buy some cedar plants and annuals to begin plantings. More direction will come at the next meeting.
Bylaw violations: Kevin has had one car towed, and received proof of insurance for some others. Council would like owners to consider additions to our auto bylaws to come to the AGM. Some topics were: time allowed to store a vehicle (with storage insurance) on strata property, the mess caused by muddy 4X4s, resident’s responsibility for keeping their parking spots clean.
There have been some complaints and comments about pets. Kevin will be giving one out at least one letter due to complaints about a dog. There has been at least one owner who did not have the correct information about pet bylaws and the tenant rented elsewhere. All owners must be certain that the information they are giving to tenants about pet bylaws is current and correct. Council also suggests considerations about updating pet bylaws at the next AGM. Topics included: breed restrictions, size restrictions.
Power Room Keys: Kevin will supply Mike with Keys this weekend.
Doors: Some doors in the complex are looking shabby. Council would like some suggestions for a solution from owners. Please email gateway or a council member.
Bathroom Fan: There was another request for information about installing bathroom fans. Mike has contacted the contractor.
Broken and Missing Windows: Kevin has spoken with some owners about repairing windows. Council wished to inform owners that it is possible to get glass coverage on their contents insurance.
Sewer Anti back-up plugs: Council wished to inform owners that there are floor drain plugs with back up protection available from the hardware store for under $15.
Satellite Dishes: There have been some problems with loose wires from satellite dishes. This is unsightly and dangerous. Please attend to your satellite and if you have any questions or problems contact Kevin in E5.
Owner Education: Margaret emailed the CMHC list to Dan and Mike. They will have an educational checklist for owners ready to go soon. They may coordinate with the newsletter.
Pest Control: Kevin has been having very slow response from our Pest Control company. He is investigating alternatives.
Gate in H drive: This lock is broken and Kevin will have a new lock re-keyed to fit existing keys.
Next Strata Council Meeting: Tuesday, July 5, 2005, 5:30pm
Motion to approve minutes of May 3, 2005 Meeting
Correction to minutes of May 3, 2005: Under new business – form Ks – Margaret said that she would look into the matter of missing form Ks. She only stated that she disputes this after the meeting had ended.
Approval of the minutes of May 3, 2005. Moved by Dan, 2nd by Mike CARRIED
OLD BUSINESS
Courier costs: Details of the courier costs for the past two years were emailed to council. Council will table this subject until next meeting when Navaz can attend.
Investments: Margaret supplied Council with a letter outlining the agreement with the Asset Management company. Margaret will scan this and email to council.
Arrears update: Amanda emailed a detailed account of state of collections for arrears mid month. She supplied council with an update to today by email and hard copy to this meeting.
Council would like to remind all owners that at their April 5, 2005 meeting they instructed Gateway to be aggressive in collecting arrears.
Manager’s wages: Margaret spoke to the accounting department at Gateway and the accountant adjusted the way the manager’s wages is represented on the financial statements to remove the confusion.
Driveway Sweeping: There was very little sweeping left to do after last meeting, so Kevin decided to instruct Chito to continue instead of hiring a company. There is still some sweeping to be done, but it will be completed by the end of June.
Lighting: Mike and Kevin are working on ways to physically change the existing fixtures to accommodate new lighting.
Form K’s: Kevin reports that almost all form Ks are now received.
Attics: Two professionals have now inspected sample attics and report that we do not need further insulation at this time. Margaret will supply Kevin with a copy of the report that Chito did last year.
Roofing: Mike has spoken with PG Shingles. Due to increase in the price of materials, they will be submitting a new quote to complete the work needed. Kevin will get two more quotes for this work. Margaret will return the cheque we have been holding for PG Shingles, and we will start fresh.
Insurance: We have renewed our insurance with Cooperator’s. The new costs come in at just over our budgeted $28,000 with all included.
Committees: Dan regrets to inform us that due to scheduling he must step down as liaison to the Beautification Committee. If anyone can volunteer to take his place, please contact Kevin, Gateway, or any council member. The Civic Pride committee has a report about the Strathcona Park Playground – much of the equipment must be replaced. There has been a request for a BBQ within the complex this summer. This will be passed along to the Civic Pride committee.
Newsletters: Newsletters did go out to owners, but did not get delivered to residents. Due to the material being dated, Kevin will put out a new summer newsletter. Council will consider some alternative delivery methods.
NEW BUSINESS
Lawns and Landscaping: Most of the lawn work has been caught up. Johnnie George has been hired to assist for the summer months. One weed & feed has been done for the lawns with a liquid product. Council suggests that we use a pellet form of weed & feed because it is easier to control distribution, and the strata owns a spreader. Kevin is considering changing the work schedules of Chito and Johnnie to take advantage of the evening hours due to water restrictions.
The rockery in D drive is a source of complaints. Council instructs that the rocks from the one side be added to the other side where more rock is needed. On the emptied side, hardy ground cover plants such as chamomile would be planted. Kevin will get some costs for this and report to council by email. A drive looks neglected now that the trees are gone. Kevin will get prices for Bench rentals to cut a line in the pavement close to the tree trunks. This will be done with the intention of removing the asphalt and creating a nice garden area along the fence line, while still leaving a large driveway area. Council has approved Kevin to go buy some cedar plants and annuals to begin plantings. More direction will come at the next meeting.
Bylaw violations: Kevin has had one car towed, and received proof of insurance for some others. Council would like owners to consider additions to our auto bylaws to come to the AGM. Some topics were: time allowed to store a vehicle (with storage insurance) on strata property, the mess caused by muddy 4X4s, resident’s responsibility for keeping their parking spots clean.
There have been some complaints and comments about pets. Kevin will be giving one out at least one letter due to complaints about a dog. There has been at least one owner who did not have the correct information about pet bylaws and the tenant rented elsewhere. All owners must be certain that the information they are giving to tenants about pet bylaws is current and correct. Council also suggests considerations about updating pet bylaws at the next AGM. Topics included: breed restrictions, size restrictions.
Power Room Keys: Kevin will supply Mike with Keys this weekend.
Doors: Some doors in the complex are looking shabby. Council would like some suggestions for a solution from owners. Please email gateway or a council member.
Bathroom Fan: There was another request for information about installing bathroom fans. Mike has contacted the contractor.
Broken and Missing Windows: Kevin has spoken with some owners about repairing windows. Council wished to inform owners that it is possible to get glass coverage on their contents insurance.
Sewer Anti back-up plugs: Council wished to inform owners that there are floor drain plugs with back up protection available from the hardware store for under $15.
Satellite Dishes: There have been some problems with loose wires from satellite dishes. This is unsightly and dangerous. Please attend to your satellite and if you have any questions or problems contact Kevin in E5.
Owner Education: Margaret emailed the CMHC list to Dan and Mike. They will have an educational checklist for owners ready to go soon. They may coordinate with the newsletter.
Pest Control: Kevin has been having very slow response from our Pest Control company. He is investigating alternatives.
Gate in H drive: This lock is broken and Kevin will have a new lock re-keyed to fit existing keys.
Next Strata Council Meeting: Tuesday, July 5, 2005, 5:30pm
Tuesday, May 03, 2005
Meeting Minutes May 3, 2005
Meeting was called to order at 5:40pm
Present: Dan Veller, Mike McAdams, Navaz Murji, Resident Manager;s Kevin & Sophie, and Property Manager Margaret Anderson. Jason Morris could not attend but supplied the agenda.
Motion to approve minutes of April 5, 2005 Meeting
Motion> Dan 2nd> Navaz Carried
Treasurer’s Report: Navaz requests that Gateway review previous month’s minutes, prepare and distribute a draft agenda by email before the last week of each month. Council members will add to it. Navaz also stated that Gateway should respond to questions and requests sooner. Navaz stated his requests for information about the investments, courier, and photocopying costs should have been dealt with over email instead of Margaret waiting for the council meetings.
Courier and Photocopying costs: Gateway replied to a request for refund of courier and photocopying costs that these are standard industry costs and will not be refunded.
Council requests a summary of these costs paid over the past 3 years with intention of taking these costs to collection. Council feels that if Gateway was a local company they would not be paying courier costs. Margaret will supply the summary.
There is an error in the way the new resident manager’s wages are represented in the financial statement. Margaret will see it is corrected.
Investments: Margaret reports that the operating fund is invested at a rate of about 1.5% interest. This is comparable to a short term GIC. The contingency fund is invested in a portfolio with Dixon * Mitchell * Rae. Council has requested a copy of our agreement with this investment company. Margaret will supply.
Arrears update: Margaret will email council on May 4 with update on collections.
Manager’s Report: We have rec’d a complaint of paint peeling. Council discussed this and it leads back to a paint job by Tran Paint in 1999. There are not sufficient grounds to ask for a callback by the painters at this point.
We have rec’d a request to cut grass in fenced front yards. Council discussed this and will comply where there is access to the front fenced yards.
There was a request for tire repair due to nails from an owner. This will be forwarded to the roofing company.
There have been complaints of inadequate lawn care. Chito has been very busy with driveways and the early spring weather has the lawns growing very fast. Council has decided to get help for lawn care. Kevin will investigate options for hiring someone. Also, we shall hire a sweeping company to assist in finishing the driveways and parking lots. Margaret will supply Kevin with number for the sweeping company that gave us the lowest bid.
Bylaw violations: Kevin and Sophie have been following up on parking bylaw violations.
Sophie and Kevin have bought the parts and upgraded the strata computer.
There is a portion of fence kicked out on 20th Ave. Kevin will speak with Chito about repair.
Margaret requested approval from Council to submit expense for criminal record check for new managers. Council approved.
OLD BUSINESS
Attics: Dan reports that he has spoken with several professionals and the best option is to get a professional inspection done. Kevin will arrange this.
Roofs: PG Shingles did not complete the work requested. Mike will contact them and follow up.
Lighting: Kevin reports that new fixtures will run $186 from Brandt Electric (including installation). To replace existing fixtures ourselves would cost around $70 per fixture. Council would also like Kevin to investigate the possibility of changing types of bulbs to a more energy efficient, brighter light on existing fixtures.
Foundations: Inspections have found some cracks. Some were due to tree roots and council has requested the removal of a few trees. Others were due to water problems. Council will deal with these on a unit-by-unit basis. Maintenance staff are requested to check all splash pads to ensure water is draining away from foundations and those doing lawn work should check each system as they are working around it.
Education: Kevin attended a seminar about foundations and crawlspaces. He found it informative. Kevin and Sophie will attend a seminar on strata admin this week.
Committees and Beautification: The civic pride committee has been meeting by email. They are setting a priority list. Civic Pride committee reports that the community gardens are $10 per plot. The number for the gardens is 564-3859. The Maintenance and Beautification committees are requesting more members and will meet soon.
Sophie met with Josh from Art Knapps and did a walk around of the property. Art Knapps will give us a good deal on supplies as soon as we are ready to order.
Insurance: Margaret is getting some quotes for Insurance. Dan requests we get a quote from Fournier Insurance as suggested to him by CHOA. Margaret noted that we may be required to get an independent appraisal and the local appraiser, Jorgensen Co. will charge $300. An independent appraisal company is covered by Errors and Ommissions Insurance. Margaret will email council with quotes as they come in. She supplied council with list of claims over the past 6 years. There have been no claims since 2001.
Navaz would like strata to do some education for owners along the lines of maintenance checklists to keep up their units and avoid future problems. Mike and Dan will put together a list and Margaret will email the CMHC list to them.
NEW BUSINESS
Bathroom Fan Request: There was a request to install bathroom fans in some units. Council agrees so long as it is done professionally through the roof. Kevin will respond to owner.
Power Room fuses: We need to get in a supply of 60 amp fuses for the power rooms. Another set of keys will be made and Mike will keep as a back up if Kevin and Sophie are not available when power goes out.
Laundry Coin Counters: Coin counters are not available in Prince George and quite expensive. Kevin will have a witness with him while collecting coins.
Appliances in Shed: No stores are interested in buying the old appliances in the shed. Kevin will see to their disposal.
Maintenance Manager Wages: Chito has requested a raise. This was discussed and denied.
Form Ks: Kevin, Sophie and Amanda have been corresponding about the form Ks.
Kevin stated that there are 41 form Ks missing. Gateway disputes this and says that the form Ks were all in the file cabinet when Kevin took the files. The Gateway rental manager will supply Kevin and Sophie with copies of the Gateway forms that are missing. Navaz’s caretaker sent in files that are among the missing. He has supplied Kevin with copies. Council stated that any owner who has not turned in their form Ks for a rental unit by June 1, 2005 will be fined $50.
Meeting Adjourned 7:10pm
Next Strata Council Meeting: Tuesday June 7, 2005, 5:30PM
Present: Dan Veller, Mike McAdams, Navaz Murji, Resident Manager;s Kevin & Sophie, and Property Manager Margaret Anderson. Jason Morris could not attend but supplied the agenda.
Motion to approve minutes of April 5, 2005 Meeting
Motion> Dan 2nd> Navaz Carried
Treasurer’s Report: Navaz requests that Gateway review previous month’s minutes, prepare and distribute a draft agenda by email before the last week of each month. Council members will add to it. Navaz also stated that Gateway should respond to questions and requests sooner. Navaz stated his requests for information about the investments, courier, and photocopying costs should have been dealt with over email instead of Margaret waiting for the council meetings.
Courier and Photocopying costs: Gateway replied to a request for refund of courier and photocopying costs that these are standard industry costs and will not be refunded.
Council requests a summary of these costs paid over the past 3 years with intention of taking these costs to collection. Council feels that if Gateway was a local company they would not be paying courier costs. Margaret will supply the summary.
There is an error in the way the new resident manager’s wages are represented in the financial statement. Margaret will see it is corrected.
Investments: Margaret reports that the operating fund is invested at a rate of about 1.5% interest. This is comparable to a short term GIC. The contingency fund is invested in a portfolio with Dixon * Mitchell * Rae. Council has requested a copy of our agreement with this investment company. Margaret will supply.
Arrears update: Margaret will email council on May 4 with update on collections.
Manager’s Report: We have rec’d a complaint of paint peeling. Council discussed this and it leads back to a paint job by Tran Paint in 1999. There are not sufficient grounds to ask for a callback by the painters at this point.
We have rec’d a request to cut grass in fenced front yards. Council discussed this and will comply where there is access to the front fenced yards.
There was a request for tire repair due to nails from an owner. This will be forwarded to the roofing company.
There have been complaints of inadequate lawn care. Chito has been very busy with driveways and the early spring weather has the lawns growing very fast. Council has decided to get help for lawn care. Kevin will investigate options for hiring someone. Also, we shall hire a sweeping company to assist in finishing the driveways and parking lots. Margaret will supply Kevin with number for the sweeping company that gave us the lowest bid.
Bylaw violations: Kevin and Sophie have been following up on parking bylaw violations.
Sophie and Kevin have bought the parts and upgraded the strata computer.
There is a portion of fence kicked out on 20th Ave. Kevin will speak with Chito about repair.
Margaret requested approval from Council to submit expense for criminal record check for new managers. Council approved.
OLD BUSINESS
Attics: Dan reports that he has spoken with several professionals and the best option is to get a professional inspection done. Kevin will arrange this.
Roofs: PG Shingles did not complete the work requested. Mike will contact them and follow up.
Lighting: Kevin reports that new fixtures will run $186 from Brandt Electric (including installation). To replace existing fixtures ourselves would cost around $70 per fixture. Council would also like Kevin to investigate the possibility of changing types of bulbs to a more energy efficient, brighter light on existing fixtures.
Foundations: Inspections have found some cracks. Some were due to tree roots and council has requested the removal of a few trees. Others were due to water problems. Council will deal with these on a unit-by-unit basis. Maintenance staff are requested to check all splash pads to ensure water is draining away from foundations and those doing lawn work should check each system as they are working around it.
Education: Kevin attended a seminar about foundations and crawlspaces. He found it informative. Kevin and Sophie will attend a seminar on strata admin this week.
Committees and Beautification: The civic pride committee has been meeting by email. They are setting a priority list. Civic Pride committee reports that the community gardens are $10 per plot. The number for the gardens is 564-3859. The Maintenance and Beautification committees are requesting more members and will meet soon.
Sophie met with Josh from Art Knapps and did a walk around of the property. Art Knapps will give us a good deal on supplies as soon as we are ready to order.
Insurance: Margaret is getting some quotes for Insurance. Dan requests we get a quote from Fournier Insurance as suggested to him by CHOA. Margaret noted that we may be required to get an independent appraisal and the local appraiser, Jorgensen Co. will charge $300. An independent appraisal company is covered by Errors and Ommissions Insurance. Margaret will email council with quotes as they come in. She supplied council with list of claims over the past 6 years. There have been no claims since 2001.
Navaz would like strata to do some education for owners along the lines of maintenance checklists to keep up their units and avoid future problems. Mike and Dan will put together a list and Margaret will email the CMHC list to them.
NEW BUSINESS
Bathroom Fan Request: There was a request to install bathroom fans in some units. Council agrees so long as it is done professionally through the roof. Kevin will respond to owner.
Power Room fuses: We need to get in a supply of 60 amp fuses for the power rooms. Another set of keys will be made and Mike will keep as a back up if Kevin and Sophie are not available when power goes out.
Laundry Coin Counters: Coin counters are not available in Prince George and quite expensive. Kevin will have a witness with him while collecting coins.
Appliances in Shed: No stores are interested in buying the old appliances in the shed. Kevin will see to their disposal.
Maintenance Manager Wages: Chito has requested a raise. This was discussed and denied.
Form Ks: Kevin, Sophie and Amanda have been corresponding about the form Ks.
Kevin stated that there are 41 form Ks missing. Gateway disputes this and says that the form Ks were all in the file cabinet when Kevin took the files. The Gateway rental manager will supply Kevin and Sophie with copies of the Gateway forms that are missing. Navaz’s caretaker sent in files that are among the missing. He has supplied Kevin with copies. Council stated that any owner who has not turned in their form Ks for a rental unit by June 1, 2005 will be fined $50.
Meeting Adjourned 7:10pm
Next Strata Council Meeting: Tuesday June 7, 2005, 5:30PM
Tuesday, April 05, 2005
Meeting Minutes April 5, 2005
Present: Dan Veller, Jason Morris, Resident Manager’s Kevin and Sophie, and Margaret Anderson from Gateway Property Management. Navaz Murji Attended by phone.
Motion to approve minutes of March 1, 2005 Meeting
Motion> Navaz 2nd> Dan Carried
OLD BUSINESS
The topics of Courier and Photo copy charges as well as Roofing were missed and will be added to the agenda for the next meeting.
Variance in the strata fee line on statement: Margaret investigated and found that the correct amount was being stated on statement, but the budgeted amount was entered wrongly. This has been corrected. Margaret will fax a copy of corrected statement to Navaz.
Attic Insulation: Dan reports that we can no longer rent machines to blow the insulation in ourselves. He has some quotes, and will be getting more. Dan will discuss with council what materials we wish to use, to what R factor we wish to go to, and report to council over email in the next week.
Foundations: Chito reports that he has submitted all reports to Amanda. She will email these to all of council. Amanda will forward any information she has on the foundations to Kevin.
In camera discussion about a unit on G drive.
Investments: Margaret has supplied Navaz with a detailed report on the contingency fund (where it is invested and its performance). Navaz requests the information on where the operating budget monies are invested and who is making the decisions about where and how they shall be invested. Margaret will supply these answers.
Photocopy machine: Gateway will take over leasing costs of the photocopy machine effective May 1.
NEW BUSINESS
Newsletter: Margaret has supplied Kevin and Sophie with a partially completed spring newsletter, and software. Sophie will complete the newsletter with current topics, and if time permits Gateway will send out with these minutes. Sophie will take over the responsibility of the newsletter, and Jason will proof. Newsletters will be delivered by hand to all residents.
Education: Dan and Kevin will attend a seminar on April 11, 2005 on basement foundations and crawlspaces at a cost of $25 each. Margaret will register them. There may be a CHOA seminar in early May on administrative topics. If so, Sophie will attend. Margaret will register her.
Motion to have Sophie attend this meeting.- Dan 2nd Jason Carried
Strata Fee Arrears: Amanda supplied council with details on her collection duties of all strata amounts owing. She supplied updated information to April 5, 2005. Council wishes to state that they believe there is an inordinate amount of arrears and they are directing Gateway to be more aggressive in collections. They wish to announce to all members with strata fee arrears, that the fines noted in the bylaws will be applied uniformly beginning August 1, 2005.
Council requests all members get welcome packages for all units, even if they already own several units, and packages are followed up with telephone calls. Gateway currently sends out Welcome packages to all purchasers, whether they own at Alpine already or not and will continue to do so. All Welcome packages include pre-authorized payment forms and instructions on strata fee payment options and guidelines, as well as other forms and details regarding Alpine Village. Gateway will continue to do all strata fee collection. Navaz states that he did not receive welcome packages for units bought recently. Gateway disputes this, and says that welcome packages were sent out. Kevin will forward any fees he receives to Gateway. Kevin has forwarded some pre-authorized payment forms to owners and will continue to do so. Navaz, treasurer, would like to bring a motion to the next AGM to amend our bylaws to decrease late fees fines so that they will be more reasonable to apply.
Manager’s Report: Kevin and Sophie have moved the desk etc. and set up their office in E5. The telephone line will remain in the old office and be forwarded to their new cell number. The fax line account has been closed. The alarm account has been closed. Motion to upgrade the strata computer at a price of approximately $350 Motion> Dan 2nd> Jason Carried
Lighting: Kevin has one proposal coming, and several others in progress. There are 43 poles with 80 to 85 lights involved.
Email list: Kevin and Sophie have received the email addresses from Gateway. Together with the email addresses they have received, about 70% of the owners are represented.
Motion to supply Kevin and Sophie with a petty cash of $100.
Motion> Navaz 2nd> Dan Carried. Margaret will have cheque prepared.
Kevin reports that he and Chito have organized the maintenance and garden sheds and updated the inventories. He would like to see the garbage centralized and the recycling expanded. He will investigate prices etc. There are some old appliances that must be cleared out. Council directs Kevin to call a local used dealer to see if they might be sold. Motion to buy a new pressure washer at a cost of approx $650. Motion> Navaz 2nd > Dan Carried
Chito has requested power be installed in the back garden shed. After discussion it was decided it is not necessary at this time.
Kevin and Sophie will begin supervising and signing off Chito’s timesheets effective immediately.
Kevin notes that the eavestroughs drain very close to the foundations. He will investigate if there are ways to connect to storm drains in some situations.
Insurance: Our new insurance will be due in May. Margaret asked if council wishes to have an independent appraisal done. Council decided to ask Dan to speak with his contacts and have an appraisal done for free.
Long Term Maintenance Program: Council requests that Gateway supply a long term maintenance plan as discussed at the last AGM.
Blockwatch: Amanda supplied council with details of members in Blockwatch. Several members have moved since out initial meeting. One of our co-captains may be moving away soon, and we are looking for a replacement. Sophie and Kevin will be recruiting members and encouraging everyone to be co-captains. The goal is to have one in each drive. Sophie will add that topic to the newsletter.
Financials: Navaz requests copies of the February financials. They were sent to him on March 10, 2005, but will be resent right away. Council should expect to receive financials around this time each month, and if they are not received by the 15th, they are asked to call Amanda at Gateway for an explanation.
Spring: Margaret noted that it is time for some spring inspections: playground equipment, hoses, signs, fences. Trees must be inspected for pruning, and plans must be made to order flowers and shrubs. Dan recommended that Kevin and Sophie speak with Josh at Art Knapps, and see if they will send a representative to give us advice on plantings. This report could go to the Beautification committee for their ideas.
Driveway Sweeping: This year we will have our maintenance personnel do the driveway clean ups with the new power washer.
Form Ks: Council gives Kevin permission to purge the strata files of old form Ks concerning previous tenants. Council reminds all members that there are fines for not having current form Ks on file with the strata.
Next Strata Council Meeting: Tuesday May 3, 2005, 5:30PM
Motion to approve minutes of March 1, 2005 Meeting
Motion> Navaz 2nd> Dan Carried
OLD BUSINESS
The topics of Courier and Photo copy charges as well as Roofing were missed and will be added to the agenda for the next meeting.
Variance in the strata fee line on statement: Margaret investigated and found that the correct amount was being stated on statement, but the budgeted amount was entered wrongly. This has been corrected. Margaret will fax a copy of corrected statement to Navaz.
Attic Insulation: Dan reports that we can no longer rent machines to blow the insulation in ourselves. He has some quotes, and will be getting more. Dan will discuss with council what materials we wish to use, to what R factor we wish to go to, and report to council over email in the next week.
Foundations: Chito reports that he has submitted all reports to Amanda. She will email these to all of council. Amanda will forward any information she has on the foundations to Kevin.
In camera discussion about a unit on G drive.
Investments: Margaret has supplied Navaz with a detailed report on the contingency fund (where it is invested and its performance). Navaz requests the information on where the operating budget monies are invested and who is making the decisions about where and how they shall be invested. Margaret will supply these answers.
Photocopy machine: Gateway will take over leasing costs of the photocopy machine effective May 1.
NEW BUSINESS
Newsletter: Margaret has supplied Kevin and Sophie with a partially completed spring newsletter, and software. Sophie will complete the newsletter with current topics, and if time permits Gateway will send out with these minutes. Sophie will take over the responsibility of the newsletter, and Jason will proof. Newsletters will be delivered by hand to all residents.
Education: Dan and Kevin will attend a seminar on April 11, 2005 on basement foundations and crawlspaces at a cost of $25 each. Margaret will register them. There may be a CHOA seminar in early May on administrative topics. If so, Sophie will attend. Margaret will register her.
Motion to have Sophie attend this meeting.- Dan 2nd Jason Carried
Strata Fee Arrears: Amanda supplied council with details on her collection duties of all strata amounts owing. She supplied updated information to April 5, 2005. Council wishes to state that they believe there is an inordinate amount of arrears and they are directing Gateway to be more aggressive in collections. They wish to announce to all members with strata fee arrears, that the fines noted in the bylaws will be applied uniformly beginning August 1, 2005.
Council requests all members get welcome packages for all units, even if they already own several units, and packages are followed up with telephone calls. Gateway currently sends out Welcome packages to all purchasers, whether they own at Alpine already or not and will continue to do so. All Welcome packages include pre-authorized payment forms and instructions on strata fee payment options and guidelines, as well as other forms and details regarding Alpine Village. Gateway will continue to do all strata fee collection. Navaz states that he did not receive welcome packages for units bought recently. Gateway disputes this, and says that welcome packages were sent out. Kevin will forward any fees he receives to Gateway. Kevin has forwarded some pre-authorized payment forms to owners and will continue to do so. Navaz, treasurer, would like to bring a motion to the next AGM to amend our bylaws to decrease late fees fines so that they will be more reasonable to apply.
Manager’s Report: Kevin and Sophie have moved the desk etc. and set up their office in E5. The telephone line will remain in the old office and be forwarded to their new cell number. The fax line account has been closed. The alarm account has been closed. Motion to upgrade the strata computer at a price of approximately $350 Motion> Dan 2nd> Jason Carried
Lighting: Kevin has one proposal coming, and several others in progress. There are 43 poles with 80 to 85 lights involved.
Email list: Kevin and Sophie have received the email addresses from Gateway. Together with the email addresses they have received, about 70% of the owners are represented.
Motion to supply Kevin and Sophie with a petty cash of $100.
Motion> Navaz 2nd> Dan Carried. Margaret will have cheque prepared.
Kevin reports that he and Chito have organized the maintenance and garden sheds and updated the inventories. He would like to see the garbage centralized and the recycling expanded. He will investigate prices etc. There are some old appliances that must be cleared out. Council directs Kevin to call a local used dealer to see if they might be sold. Motion to buy a new pressure washer at a cost of approx $650. Motion> Navaz 2nd > Dan Carried
Chito has requested power be installed in the back garden shed. After discussion it was decided it is not necessary at this time.
Kevin and Sophie will begin supervising and signing off Chito’s timesheets effective immediately.
Kevin notes that the eavestroughs drain very close to the foundations. He will investigate if there are ways to connect to storm drains in some situations.
Insurance: Our new insurance will be due in May. Margaret asked if council wishes to have an independent appraisal done. Council decided to ask Dan to speak with his contacts and have an appraisal done for free.
Long Term Maintenance Program: Council requests that Gateway supply a long term maintenance plan as discussed at the last AGM.
Blockwatch: Amanda supplied council with details of members in Blockwatch. Several members have moved since out initial meeting. One of our co-captains may be moving away soon, and we are looking for a replacement. Sophie and Kevin will be recruiting members and encouraging everyone to be co-captains. The goal is to have one in each drive. Sophie will add that topic to the newsletter.
Financials: Navaz requests copies of the February financials. They were sent to him on March 10, 2005, but will be resent right away. Council should expect to receive financials around this time each month, and if they are not received by the 15th, they are asked to call Amanda at Gateway for an explanation.
Spring: Margaret noted that it is time for some spring inspections: playground equipment, hoses, signs, fences. Trees must be inspected for pruning, and plans must be made to order flowers and shrubs. Dan recommended that Kevin and Sophie speak with Josh at Art Knapps, and see if they will send a representative to give us advice on plantings. This report could go to the Beautification committee for their ideas.
Driveway Sweeping: This year we will have our maintenance personnel do the driveway clean ups with the new power washer.
Form Ks: Council gives Kevin permission to purge the strata files of old form Ks concerning previous tenants. Council reminds all members that there are fines for not having current form Ks on file with the strata.
Next Strata Council Meeting: Tuesday May 3, 2005, 5:30PM
Tuesday, March 01, 2005
Meeting Minutes March 1, 2005
Present: Dan Veller, Mike McAdams, Jason Morris, Navaz Murji, Margaret Anderson and new managers Kevin and Sophie. By phone: Ralph Case.
Motion to approve minutes of February 8, 2005 council meeting.
Moved > Jason Second> Dan Carried
Council requests that in future minutes are approved by 3 council members before being distributed. Council states that no response is not to be considered authorization. Please use ALPINE VILLAGE in the subject line of all emails.
Treasurer’s report: Navaz examined financials for January, 2005 and requests response from Gateway about courier expenses and long distance expenses. He had some questions about the variance in revenue. Margaret will look into this and get back to council at the next meeting.
OLD BUSINESS
Wages: Margaret supplied complete details of wages paid to date this year.
Telus Directory: We are currently paying $8 per month for our listing in the white pages. If we wish to cancel for 2006, we must have our notice in writing before October 6, 2005. Margaret suggests that this is a reasonable expense for owners to find Alpine’s strata number easily whether in town or not.
Water: Bottled water has been cancelled.
Photo copy machine: Currently has a one year lease, at less than the amount paid last year. Strata has been paying ¼ of costs (sharing with the rental pools). Council says they do not wish to use machine anymore. This lease may not be cancelled. Margaret will look into any possible alternatives to the continuation of Strata’s use of this service as well as the expiry date of the lease.
Sump pump and Wet Vac: Strata already owns these items.
Attic Insulation: Dan will email report to council by the end of this week about progress on installing insulation where needed.
Door Frame: Mike has investigated and finds the price quoted to be fair. We will reimburse Mr. Troy for his expenses. Kevin will get prices on multiple installations of frames.
Lighting Report: Amanda supplied us with a report containing prices for various lighting products for use in post lighting around the complex. Margaret will give list to Kevin to use. Kevin will prepare a report with suggestions for improving outside lighting to council.
Basement Foundations: Dan will meet with Chito and Kevin to discuss completing foundation inspections. Margaret had been told the inspections had stopped due to the freezing weather. Dan does not believe the freezing weather will affect inspections.
Email List: We have received a few email addresses from owners interested in receiving emails from council. Margaret will forward these to Kevin who will create the official email list. We are asking all owners to provide us with e-mail address in an effort to keep in touch with them regarding issues that need their input as well as reducing postage costs
NEW BUSINESS
Resident Manager: Sophie Samycia and Kevin Creamore have been hired as our new strata manager couple. They were already tenants in Alpine Village, so council decided not to move their housing, as Kevin and Sophie felt this would be disruptive and Council agreed. This unit is owned by a council member. Council noted that they are situated in a good area for supervision, and asks that any objections about housing be sent to council immediately. The Council member who owns this unit abstained from discussions and voting.
Motion that managers will remain in their current housing and Alpine Village will pay $510 per month for housing as part of salary.
Moved > Jason Second > Dan Carried Abstained > Navaz
Dan and Mike will be the contact people for new managers to council. Margaret will supply them with a maintenance calendar for the year for an overview. They will be bringing the computer, desk, fax machine etc to their home office and Margaret will order business cards for them.
Telephone: The office telephone will be forwarded to the new manager’s home office for now. The costs for this phone and fax were previously being shared with the rental pools with council paying ¼. The rental pools will no longer be paying for these lines. The fax line will be cancelled as soon as a decision is made about the alarm system.
Inventory: Margaret will be meeting with Kevin, Sophie and Chito on March 2 and they will receive inventory lists of office supplies and tools to inspect and sign.
Signage: Office signs will be removed at the old office site and in driveway. Notices will be posted about how to contact Sophie and Kevin by phone, writing and in person.
Pavement and Roads: Reminders of bylaws concerning oil on our pavements will be sent out with newsletter. Barriers of rock will be put back in place for summer months after the powersweeping is completed.
Community Clean Up: April 24th is the Neighbourhood Clean up day. It will be noted in our newsletter. Alpine Village is once again adopting 2100 Upland Block and 1900 Strathcona Block as its caretakers.
Resident requests: We had requests about parking at H108, Satellite placement at G91, and mould problems at C90. Kevin will investigate and report back to council.
Roofing Debris: We had a complaint about debris from the roofing last fall in back yards. Due to the problem accessing the back yards, we request owners to put debris over the fences into the lane, where maintenance can access it.
Telephone: Mike requests that Gateway Property Management, managing Alpine Rental Pools refrain from answering the telephone as Alpine Village because some people might assume that they are speaking with the Strata Council Office. Gateway Property Management rental pools telephone will be answered identifying themselves as the rental pools.
Meeting adjourned 6:55pm
Next Meeting: Tuesday, April 5 at 5:30pm
Motion to approve minutes of February 8, 2005 council meeting.
Moved > Jason Second> Dan Carried
Council requests that in future minutes are approved by 3 council members before being distributed. Council states that no response is not to be considered authorization. Please use ALPINE VILLAGE in the subject line of all emails.
Treasurer’s report: Navaz examined financials for January, 2005 and requests response from Gateway about courier expenses and long distance expenses. He had some questions about the variance in revenue. Margaret will look into this and get back to council at the next meeting.
OLD BUSINESS
Wages: Margaret supplied complete details of wages paid to date this year.
Telus Directory: We are currently paying $8 per month for our listing in the white pages. If we wish to cancel for 2006, we must have our notice in writing before October 6, 2005. Margaret suggests that this is a reasonable expense for owners to find Alpine’s strata number easily whether in town or not.
Water: Bottled water has been cancelled.
Photo copy machine: Currently has a one year lease, at less than the amount paid last year. Strata has been paying ¼ of costs (sharing with the rental pools). Council says they do not wish to use machine anymore. This lease may not be cancelled. Margaret will look into any possible alternatives to the continuation of Strata’s use of this service as well as the expiry date of the lease.
Sump pump and Wet Vac: Strata already owns these items.
Attic Insulation: Dan will email report to council by the end of this week about progress on installing insulation where needed.
Door Frame: Mike has investigated and finds the price quoted to be fair. We will reimburse Mr. Troy for his expenses. Kevin will get prices on multiple installations of frames.
Lighting Report: Amanda supplied us with a report containing prices for various lighting products for use in post lighting around the complex. Margaret will give list to Kevin to use. Kevin will prepare a report with suggestions for improving outside lighting to council.
Basement Foundations: Dan will meet with Chito and Kevin to discuss completing foundation inspections. Margaret had been told the inspections had stopped due to the freezing weather. Dan does not believe the freezing weather will affect inspections.
Email List: We have received a few email addresses from owners interested in receiving emails from council. Margaret will forward these to Kevin who will create the official email list. We are asking all owners to provide us with e-mail address in an effort to keep in touch with them regarding issues that need their input as well as reducing postage costs
NEW BUSINESS
Resident Manager: Sophie Samycia and Kevin Creamore have been hired as our new strata manager couple. They were already tenants in Alpine Village, so council decided not to move their housing, as Kevin and Sophie felt this would be disruptive and Council agreed. This unit is owned by a council member. Council noted that they are situated in a good area for supervision, and asks that any objections about housing be sent to council immediately. The Council member who owns this unit abstained from discussions and voting.
Motion that managers will remain in their current housing and Alpine Village will pay $510 per month for housing as part of salary.
Moved > Jason Second > Dan Carried Abstained > Navaz
Dan and Mike will be the contact people for new managers to council. Margaret will supply them with a maintenance calendar for the year for an overview. They will be bringing the computer, desk, fax machine etc to their home office and Margaret will order business cards for them.
Telephone: The office telephone will be forwarded to the new manager’s home office for now. The costs for this phone and fax were previously being shared with the rental pools with council paying ¼. The rental pools will no longer be paying for these lines. The fax line will be cancelled as soon as a decision is made about the alarm system.
Inventory: Margaret will be meeting with Kevin, Sophie and Chito on March 2 and they will receive inventory lists of office supplies and tools to inspect and sign.
Signage: Office signs will be removed at the old office site and in driveway. Notices will be posted about how to contact Sophie and Kevin by phone, writing and in person.
Pavement and Roads: Reminders of bylaws concerning oil on our pavements will be sent out with newsletter. Barriers of rock will be put back in place for summer months after the powersweeping is completed.
Community Clean Up: April 24th is the Neighbourhood Clean up day. It will be noted in our newsletter. Alpine Village is once again adopting 2100 Upland Block and 1900 Strathcona Block as its caretakers.
Resident requests: We had requests about parking at H108, Satellite placement at G91, and mould problems at C90. Kevin will investigate and report back to council.
Roofing Debris: We had a complaint about debris from the roofing last fall in back yards. Due to the problem accessing the back yards, we request owners to put debris over the fences into the lane, where maintenance can access it.
Telephone: Mike requests that Gateway Property Management, managing Alpine Rental Pools refrain from answering the telephone as Alpine Village because some people might assume that they are speaking with the Strata Council Office. Gateway Property Management rental pools telephone will be answered identifying themselves as the rental pools.
Meeting adjourned 6:55pm
Next Meeting: Tuesday, April 5 at 5:30pm
Tuesday, February 08, 2005
Meeting Minutes February 8, 2005
Present: Dan Veller, Mike McAdams, Jason Morris, Navaz Murji and Margaret Anderson.
Motion for Approval of the minutes of January 10, 2005 Moved> Dan 2nd> Mike Carried
Alpine Village is now a member of CHOA, the Condominium Home Owners’ Association of British Columbia and has the benefit of all the related resources. A list of services was distributed to all the council members.
Treasurer’s report: Navaz has been receiving financial information by email. He requests that these statements be sent to all council members and that the balance sheet be included. He also requested further detailed information on all wages paid out since November 1, 2004. Hard copies of all invoices will be available to Navaz whenever he comes to town.
Council has made the following requests from Gateway about expenses: If possible, remove Alpine from the Telus directory. Cancel Canadian Springs account (water delivery). Report back on lease arrangements for photocopier. Buy a sump pump for drain problems (Dan Veller will do this). Check into buying a wet-vac and report back to next meeting.
OLD BUSINESS
Attic Insulation: All inspections are complete. There is money in this year’s budget for upgrading required. Margaret will send a detailed list of affected units and their requirements to Dan.
New committees: The new committees all met for coffee on January 17th. They will form three committees with a council member heading up each one. The committees and their council liaisons are: Civic Pride – Jason, Beautification – Dan, and Maintenance – Mike. They will work on creating and organising policies and plans in their respective areas. Each committee leader has a list of their members and will meet sometime in February. Action plan: Committee leaders will report back to next council meeting. Beautification: Committee will discuss policies for improving back yards.
Council requests all residents to report any trees growing or starting to sprout up in backyards. Action plan: This request will go into next newsletter. It will be going to all owners in these minutes.
Resident Manager Search: Interviews have been held for a strata resident manager. The wages to be offered are $2000 plus rent (as a taxable benefit) for the successful candidate. A request for closed bids on offering housing to the new resident manager will be sent out to all owners. The housing must be minimum 3 bedrooms because one room will be used for strata purposes. Council will conduct reference checks etc. on candidates without input from Gateway, and make a decision shortly. Action plan: Closed bid requests will be sent out to all owners immediately. Action plan: Margaret will supply Navaz and Dan with an example of Gateway’s Employment package to be completed by applicants.
Navaz requests a list of admin duties to be performed by Gateway.
Replacement Reserve Fund: Gateway and council agree that it is in everyone’s interests to increase our contributions to the replacement reserve fund. This year we are contributing 10%. Council will plan a campaign to owners to increase that percentage for next year. Action plan: We will start an email mailing list of owners, with the goal being having most owners on the list by summer.
NEW BUSINESS
Bylaw Amendments: Margaret suggests that we bring the following amendment to the next AGM or special meeting: 1.Rentals 1.06 Owners who have vacant units during the winter months (November to March) must inspect these units for frozen pipes and / or damage due to the weather a minimum of every 2 days during these months. Action plan: Council requests that Margaret check with local insurance agencies for timelines. Mike suggests that we bring the following amendment to the next AGM or special meeting: It is mandatory that all units have at least one working fire extinguisher onsite.
Gateway reports that approximately 25 warning letters were sent out to residents in January about bylaw infractions. Most of these were concerning trash etc in yards. All owners/residents are responsible for maintaining their own back yards.
Doorframe Expense: We had a request for reimbursement for a warped doorframe from E26. Council will respond within a week. Action plan: Mike will investigate prices and report to council by email. Action plan: Margaret will solicit estimates from local carpenters on their rates per hour for typical carpentry jobs. Dan will assist.
Satellite dish request: A51 requests that they be allowed to erect a pole some inches over allowed limit. Council grants permission considering the location is not in a visible place.
Margaret reports that we have had two reports of minor fires in January. Both fires report damages below our deductible amount for insurance. The owners concerned were informed of Alpine’s policy of owners being responsible for amounts under the deductible in the 3rd week of January. Please note it is very important for all owners/residents to have proper insurance and practice fire safe procedures. Margaret will ask for report on outdoor lighting from Amanda and bring to next meeting.
Meeting adjourned at 7:00pm.
Monday, January 10, 2005
Meeting Minutes January 10, 2005
Present: Dan Veller, Mike McAdams, Jason Morris, Margaret Anderson. By phone: Navaz Murji and Ralph Case.
Minutes: December 6th meeting minutes approved. Unanimous.
Insurance: Margaret brought documentation that the council is covered for Director’s Liability Insurance. A copy will stay in the Alpine Village office with the full insurance policy. Margaret also brought up discussion on recent human rights decisions and the imperative for sensitive response to any human rights requests.
Margaret supplied the council with written information about mould – its effects and remediation guidelines. Although Prince George is not known for severe mould problems, in an effort to be proactive the council is bringing forth a motion to put a policy into place if we should ever need to deal with it. CMHC gives advice on when it is an appropriate time to call in professionals based on the actual size of a mould occurrence. Moved that Alpine Village adopt the policy of following the guidelines in CMHC’s guide “Fighting Mould – The Homeowner’s Guide” (CE08). The Guide will be in the Alpine Village office and any maintenance persons responding to a mould complaint will check the guide and call in a professional if necessary.
Moved by Navaz. Seconded by Jason – carried.
Discussion that there should be a bylaw or policy regarding inspection of vacant units during the winter months. Council instructs Gateway to discuss with council before any dealings with insurance companies, claims, etc. Margaret will bring a draft policy to the next meeting.
Foundation Inspections: Inspections have been suspended until warmer weather.
Resident Manager: The position was posted in the newsletter that went out in early December to all residents and owners, and it was also posted in the Help Wanted of the Citizen paper for two weeks. Dan, Jason and Mike will take resumes received and perform interviews etc. The job description and benefits are agreed upon in camera.
Committees: The all-committee meeting is scheduled for next Monday, January 17th at 6:30pm in the Coast Hotel Coffee Shop. Chito will deliver flyers to remind residents, and Gateway will call those who volunteered at the AGM.
Next council meeting: Tuesday, February 8, 2005 at 5:30pm.
Minutes: December 6th meeting minutes approved. Unanimous.
Insurance: Margaret brought documentation that the council is covered for Director’s Liability Insurance. A copy will stay in the Alpine Village office with the full insurance policy. Margaret also brought up discussion on recent human rights decisions and the imperative for sensitive response to any human rights requests.
Margaret supplied the council with written information about mould – its effects and remediation guidelines. Although Prince George is not known for severe mould problems, in an effort to be proactive the council is bringing forth a motion to put a policy into place if we should ever need to deal with it. CMHC gives advice on when it is an appropriate time to call in professionals based on the actual size of a mould occurrence. Moved that Alpine Village adopt the policy of following the guidelines in CMHC’s guide “Fighting Mould – The Homeowner’s Guide” (CE08). The Guide will be in the Alpine Village office and any maintenance persons responding to a mould complaint will check the guide and call in a professional if necessary.
Moved by Navaz. Seconded by Jason – carried.
Discussion that there should be a bylaw or policy regarding inspection of vacant units during the winter months. Council instructs Gateway to discuss with council before any dealings with insurance companies, claims, etc. Margaret will bring a draft policy to the next meeting.
Foundation Inspections: Inspections have been suspended until warmer weather.
Resident Manager: The position was posted in the newsletter that went out in early December to all residents and owners, and it was also posted in the Help Wanted of the Citizen paper for two weeks. Dan, Jason and Mike will take resumes received and perform interviews etc. The job description and benefits are agreed upon in camera.
Committees: The all-committee meeting is scheduled for next Monday, January 17th at 6:30pm in the Coast Hotel Coffee Shop. Chito will deliver flyers to remind residents, and Gateway will call those who volunteered at the AGM.
Next council meeting: Tuesday, February 8, 2005 at 5:30pm.
Monday, December 06, 2004
Meeting Minutes December 6, 2004
Present: Dan Veller, Mike McAdams, Jason Morris, Margaret Anderson. By phone: Navaz Murji and Ralph Case.
This is the first meeting of the new strata council for the year 2004 / 2005.
We have the same committee members as last year, and they will be taking the positions of:
President: Dan Veller
Treasurer: Navaz Murji
Secretary: Jason Morris
Member at Large: Ralph Case
Member at Large: Mike McAdams
OLD BUSINESS
Roofs: Dan Veller reports that one section has been completed and paid for. Due to the cold weather, work has slowed. The quality of the work completed is very good.
Block Watch: We are actively recruiting more Blockwatch members. We have a new captain who signed up after the AGM. Her paperwork is being processed. Margaret is also going to check out if we have Citizen Patrol groups in Prince George. If so, this is something the Civic Pride committee may be interested in.
Insurance: Margaret supplied excerpts from our insurance policy to council members. A complete copy of the policy will be available in the Alpine office. We reviewed major points of the policy. An important item of note was fungi and mould is not covered. Navaz suggested we ask Scott Ullrich (president of Gateway) for his advice in dealing with mould issues. Margaret will do so.
Answering Service: The answering service has been reinstated. There have been problems with Telus, but it should be in service soon.
NEW BUSINESS
Committees: Three new committees consisting of owners and residents will be formed. They are the Beautification, Civic Pride, and Maintenance committees. Several residents signed up at the AGM. The first meeting for all committees combined will be at the Coast Hotel coffee shop, January 17th, 6:30pm. Council will attend. This will be noted in the newsletter to go out in December.
After the AGM there was discussion of beginning an owner-investor group. This group will include owner residents and local offsite owners. The first meeting of this group will be Wednesday, February 16, at the Coast Hotel coffee shop, 6:30pm. Everyone is welcome. This will also be noted in the December newsletter.
Agenda Calendar: Margaret has prepared a calendar to assist in agendas for the entire year and a notebook for preparing agendas and minutes. A copy of this calendar overview was distributed to council members. It is hoped that there will be additions all year, and next years calendar will be even more comprehensive. (attached)
Community Planning Meeting: Margaret reported that she attended the Community Planning meeting on Dec 2 at Carney Hill School. It mostly consisted of a presentation by an UNBC environmental Planning class who used our neighbourhood as a class project this past semester. They had some very good ideas, and a copy of their report is in the Alpine office. After the presentation there was discussion about ways to foster civic pride and spirit. The class did find that there is lots of funding available for work in the neighbourhood; we just need some concrete plans and committed citizens to implement them. The Carney Hill Neighbourhood group will be meeting again, and we will be notified about the next meeting.
Foundation Inspections: The inspections are continuing. Most vacant units have been inspected and Chito is continuing his investigations. A summary should be available for next council meeting.
Correspondence: We had a request for glass replacement. Mike informed an owner that a bylaw was passed a few years back to have glass deemed the responsibility of individual owners.
We had a report to council that our Security Patrol was patrolling too quickly. Margaret will call the company.
CHOA: Mike McAdams reported on the benefits to the strata on joining the Condominium Home Owners Association, including an insurance review.
Motion: That Alpine Village Strata corp. shall join CHOA, at a cost of $550.00
Moved by Dan Veller
Second by Mike McAdams
Unanimous
Margaret will make the arrangements.
Resident Manager: Council has decided to hire a resident manager to begin in the early New Year. Chito will remain as maintenance person. Council will work on defining the job description over the next few weeks. Margaret will ask for resumes and proposals in the newsletter, and a newspaper ad. She will forward these to council and they will do their own interviews etc.
All short listed applicants will undergo rigorous reference checks and a criminal record check.
Waste Removal: Margaret has limited the number of trash pickups after monitoring showed that the bins were not full.
Next council meeting: Monday, January 10th 5:30 in the Alpine office.
This is the first meeting of the new strata council for the year 2004 / 2005.
We have the same committee members as last year, and they will be taking the positions of:
President: Dan Veller
Treasurer: Navaz Murji
Secretary: Jason Morris
Member at Large: Ralph Case
Member at Large: Mike McAdams
OLD BUSINESS
Roofs: Dan Veller reports that one section has been completed and paid for. Due to the cold weather, work has slowed. The quality of the work completed is very good.
Block Watch: We are actively recruiting more Blockwatch members. We have a new captain who signed up after the AGM. Her paperwork is being processed. Margaret is also going to check out if we have Citizen Patrol groups in Prince George. If so, this is something the Civic Pride committee may be interested in.
Insurance: Margaret supplied excerpts from our insurance policy to council members. A complete copy of the policy will be available in the Alpine office. We reviewed major points of the policy. An important item of note was fungi and mould is not covered. Navaz suggested we ask Scott Ullrich (president of Gateway) for his advice in dealing with mould issues. Margaret will do so.
Answering Service: The answering service has been reinstated. There have been problems with Telus, but it should be in service soon.
NEW BUSINESS
Committees: Three new committees consisting of owners and residents will be formed. They are the Beautification, Civic Pride, and Maintenance committees. Several residents signed up at the AGM. The first meeting for all committees combined will be at the Coast Hotel coffee shop, January 17th, 6:30pm. Council will attend. This will be noted in the newsletter to go out in December.
After the AGM there was discussion of beginning an owner-investor group. This group will include owner residents and local offsite owners. The first meeting of this group will be Wednesday, February 16, at the Coast Hotel coffee shop, 6:30pm. Everyone is welcome. This will also be noted in the December newsletter.
Agenda Calendar: Margaret has prepared a calendar to assist in agendas for the entire year and a notebook for preparing agendas and minutes. A copy of this calendar overview was distributed to council members. It is hoped that there will be additions all year, and next years calendar will be even more comprehensive. (attached)
Community Planning Meeting: Margaret reported that she attended the Community Planning meeting on Dec 2 at Carney Hill School. It mostly consisted of a presentation by an UNBC environmental Planning class who used our neighbourhood as a class project this past semester. They had some very good ideas, and a copy of their report is in the Alpine office. After the presentation there was discussion about ways to foster civic pride and spirit. The class did find that there is lots of funding available for work in the neighbourhood; we just need some concrete plans and committed citizens to implement them. The Carney Hill Neighbourhood group will be meeting again, and we will be notified about the next meeting.
Foundation Inspections: The inspections are continuing. Most vacant units have been inspected and Chito is continuing his investigations. A summary should be available for next council meeting.
Correspondence: We had a request for glass replacement. Mike informed an owner that a bylaw was passed a few years back to have glass deemed the responsibility of individual owners.
We had a report to council that our Security Patrol was patrolling too quickly. Margaret will call the company.
CHOA: Mike McAdams reported on the benefits to the strata on joining the Condominium Home Owners Association, including an insurance review.
Motion: That Alpine Village Strata corp. shall join CHOA, at a cost of $550.00
Moved by Dan Veller
Second by Mike McAdams
Unanimous
Margaret will make the arrangements.
Resident Manager: Council has decided to hire a resident manager to begin in the early New Year. Chito will remain as maintenance person. Council will work on defining the job description over the next few weeks. Margaret will ask for resumes and proposals in the newsletter, and a newspaper ad. She will forward these to council and they will do their own interviews etc.
All short listed applicants will undergo rigorous reference checks and a criminal record check.
Waste Removal: Margaret has limited the number of trash pickups after monitoring showed that the bins were not full.
Next council meeting: Monday, January 10th 5:30 in the Alpine office.
Monday, November 22, 2004
AGM Minutes November 22, 2004
Held on Monday, November 22, 2004
Held at Days Inn, 600 Quebec Street, Prince George, British Columbia
At the request of Council, the meeting was chaired by Scott Ullrich from Gateway West Management Corporation.
The Chair called the meeting to order at 7:20 p.m.
The attendance register was taken at the door. There were 155 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.
NOTICE OF MEETING
It was moved by Strata Lot 133 and seconded by Strata Lot 172 that the notice dated October 29, 2004 was proper notice as per the requirements of the Strata Property Act. CARRIED.
ADOPTION OF AGENDA
It was moved by Strata Lot 133 seconded by Strata Lot 172 to adopt the agenda for the evenings meeting. CARRIED.
GENERAL MEETING MINUTES
It was moved by Strata Lot 54 and seconded by Strata Lot 134 to approve the Minutes of the Annual General Meeting held November 26, 2003 as circulated. CARRIED.
PRESIDENT’S REPORT
The President’s report was presented by Dan Veller and is attached for the owner’s reference.
RATIFICATION OF RULES
None
APPROVAL OPERATING BUDGET 2004 - 2005
The Owners were presented with two possible budget options. Budget “A” which resulted in no increase in maintenance fees and Budget “B” which resulted in an approximate 11% increase in maintenance fees. The difference between the two budgets being that the extra funds received under Budget “B” would go to increasing the Contingency Reserve Fund.
There was a motion by Strata Lot 54, seconded by Strata Lot 109, to approve the Operating Budget 2004 - 2005. It was noted there is no increase in maintenance fees. Last year surplus of $31,197.51 being carried forward to the new budget. .
A discussion ensued regarding the two budgets and following the discussion the vote was taken to approve Budget “A”.
In favour: 155 Opposed: 0 Abstentions: 0 THE MOTION CARRIED.
¾ VOTE RESOLUTIONS #1
BE IT RESOLVED as a ¾ Vote Resolution of the Owners Alpine Village PGS 173, that the owners approve the proposed amendment to bylaw 2.02.
An Owner, Tenant or Occupant that keeps a pet in a Strata Lot, either permanently or temporarily, shall register that pet with the Strata Council by providing to the office a written notice, signed by the Owner, Tenant, or Occupant setting out the name, breed and colour of the pet, the Strata Lot number of the Strata Lot in which the pet is to be kept, the name and telephone number of the Owner of the pet and the license number of the pet (when the pet is required to be licensed), as well as a picture and any ID tattoo or other identification.
The Following motion to approve the ¾ Vote Resolution by moved by Strata Lot 133 and seconded by Strata Lot 210.
In favour: 108 Opposed: 7 Abstentions: 40 THE MOTION CARRIED.
¾ VOTE RESOLUTIONS #2
BE IT RESOLVED as a ¾ Vote Resolution of the Owners Alpine Village PGS 173, that the owners approve the proposed amendment to bylaw 2.10.
Pets [previously “Dogs”] must not be left unattended for a period exceeding 23 hours.
The Following motion to approve the ¾ Vote Resolution by moved by Strata Lot 133 and seconded by Strata Lot 134.
In favour: 114 Opposed: 1 Abstentions: 40 THE MOTION CARRIED.
¾ VOTE RESOLUTIONS #3
BE IT RESOLVED as a ¾ Vote Resolution of the Owners Alpine Village PGS 173, that the Owners of the Strata Corporation authorize the Council to terminate the contract with Gateway West Management Corporation to take effect January 31, 2005.
The Following motion to approve the ¾ Vote Resolution by moved by Strata Lot 136 and seconded by Strata Lot 159.
There was a extensive discussion regarding this resolution and the vote was called.
In favour: 98 Opposed: 54 Abstentions: 3 THE MOTION DEFEATD.
INSURANCE
A copy of the insurance certificate for Alpine Village was included in the meeting package for owner’s reference.
ELECTION OF COUNCIL
The Chair noted the Alpine Village bylaws allow for 5 individuals to serve on Council. The floor was open for nominations. The existing Council was again nominated and there being no additional nominations, were elected by acclamation.
STRATA COUNCIL 2004/2005
Dan Veller
Jason Morris
Navaz Murgi
Ralph Case
Mike McAdams
GENERAL DISCUSSION
The floor was open for general discussion.
Council requested volunteers to serve on three new committees, and the following individuals accepted
Civic Pride Committee - Antonette Valmonte/Karen Snodgrass/Maureen Bricker
Beautification Committee - Laurna Bihori/Maureen Briker/Betty Andrews
Maintenance Committee - Willie Friesen
There being no further business, the meeting was adjourned at 8:55 p.m.
Held at Days Inn, 600 Quebec Street, Prince George, British Columbia
At the request of Council, the meeting was chaired by Scott Ullrich from Gateway West Management Corporation.
The Chair called the meeting to order at 7:20 p.m.
The attendance register was taken at the door. There were 155 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.
NOTICE OF MEETING
It was moved by Strata Lot 133 and seconded by Strata Lot 172 that the notice dated October 29, 2004 was proper notice as per the requirements of the Strata Property Act. CARRIED.
ADOPTION OF AGENDA
It was moved by Strata Lot 133 seconded by Strata Lot 172 to adopt the agenda for the evenings meeting. CARRIED.
GENERAL MEETING MINUTES
It was moved by Strata Lot 54 and seconded by Strata Lot 134 to approve the Minutes of the Annual General Meeting held November 26, 2003 as circulated. CARRIED.
PRESIDENT’S REPORT
The President’s report was presented by Dan Veller and is attached for the owner’s reference.
RATIFICATION OF RULES
None
APPROVAL OPERATING BUDGET 2004 - 2005
The Owners were presented with two possible budget options. Budget “A” which resulted in no increase in maintenance fees and Budget “B” which resulted in an approximate 11% increase in maintenance fees. The difference between the two budgets being that the extra funds received under Budget “B” would go to increasing the Contingency Reserve Fund.
There was a motion by Strata Lot 54, seconded by Strata Lot 109, to approve the Operating Budget 2004 - 2005. It was noted there is no increase in maintenance fees. Last year surplus of $31,197.51 being carried forward to the new budget. .
A discussion ensued regarding the two budgets and following the discussion the vote was taken to approve Budget “A”.
In favour: 155 Opposed: 0 Abstentions: 0 THE MOTION CARRIED.
¾ VOTE RESOLUTIONS #1
BE IT RESOLVED as a ¾ Vote Resolution of the Owners Alpine Village PGS 173, that the owners approve the proposed amendment to bylaw 2.02.
An Owner, Tenant or Occupant that keeps a pet in a Strata Lot, either permanently or temporarily, shall register that pet with the Strata Council by providing to the office a written notice, signed by the Owner, Tenant, or Occupant setting out the name, breed and colour of the pet, the Strata Lot number of the Strata Lot in which the pet is to be kept, the name and telephone number of the Owner of the pet and the license number of the pet (when the pet is required to be licensed), as well as a picture and any ID tattoo or other identification.
The Following motion to approve the ¾ Vote Resolution by moved by Strata Lot 133 and seconded by Strata Lot 210.
In favour: 108 Opposed: 7 Abstentions: 40 THE MOTION CARRIED.
¾ VOTE RESOLUTIONS #2
BE IT RESOLVED as a ¾ Vote Resolution of the Owners Alpine Village PGS 173, that the owners approve the proposed amendment to bylaw 2.10.
Pets [previously “Dogs”] must not be left unattended for a period exceeding 23 hours.
The Following motion to approve the ¾ Vote Resolution by moved by Strata Lot 133 and seconded by Strata Lot 134.
In favour: 114 Opposed: 1 Abstentions: 40 THE MOTION CARRIED.
¾ VOTE RESOLUTIONS #3
BE IT RESOLVED as a ¾ Vote Resolution of the Owners Alpine Village PGS 173, that the Owners of the Strata Corporation authorize the Council to terminate the contract with Gateway West Management Corporation to take effect January 31, 2005.
The Following motion to approve the ¾ Vote Resolution by moved by Strata Lot 136 and seconded by Strata Lot 159.
There was a extensive discussion regarding this resolution and the vote was called.
In favour: 98 Opposed: 54 Abstentions: 3 THE MOTION DEFEATD.
INSURANCE
A copy of the insurance certificate for Alpine Village was included in the meeting package for owner’s reference.
ELECTION OF COUNCIL
The Chair noted the Alpine Village bylaws allow for 5 individuals to serve on Council. The floor was open for nominations. The existing Council was again nominated and there being no additional nominations, were elected by acclamation.
STRATA COUNCIL 2004/2005
Dan Veller
Jason Morris
Navaz Murgi
Ralph Case
Mike McAdams
GENERAL DISCUSSION
The floor was open for general discussion.
Council requested volunteers to serve on three new committees, and the following individuals accepted
Civic Pride Committee - Antonette Valmonte/Karen Snodgrass/Maureen Bricker
Beautification Committee - Laurna Bihori/Maureen Briker/Betty Andrews
Maintenance Committee - Willie Friesen
There being no further business, the meeting was adjourned at 8:55 p.m.
Tuesday, September 07, 2004
Meeting Minutes September 7, 2004
Present: Dan Veller(President), Mike McAdams(Vice President), Jason Morris(Treasurer/Secretary), Navaz Murji(Director), and Amanda Hanison-Nagel(Office Manager)
Meeting called to Order at 5:30 PM
Minutes
Motion: Dan/Mike. To approve the minutes of the August 10, 2004 council meeting. Carried.
Manager’s Report
Presented by Amanda. A full report is available for viewing in the office.
OLD BUSINESS
Insulation: Council will take strong measures to examine the remaining units for attic insulation as this matter has gone on too long. Cooperation would be appreciated! Attempts will be made to access these units from adjoining units.
Roofs: Council heard no concerns from owners with respect to shifting roof overhang replacements funds to begin replacing roof shingles ($31,000). A firm was selected to begin work on three buildings deemed of highest priority pending a final reference check.
A Drive Entrance improvement: a line will be cut in the pavement along the A Drive fence to allow for landscaping improvements. This is the area along Grevman Court in which trees were removed.
Block Watch: The first Block Watch meeting will be September 21 at 7:00pm in suite # G73.
NEW BUSINESS
Process of dealing with problems: Council discussed the need for a clear protocol for addressing and responding to potential bylaw infractions. Gateway Management will provide a draft for the next meeting.
Property Tax Base: Council estimates that Alpine Village’s contribution of all units to city property tax is $260,000. This information will be conveyed to the city in an effort to reconvene discussions about neighbourhood improvements.
Late Fees: As part of ongoing financial oversight, Council will review all accounts for the past six months to ensure that bills, such as telephone, heating and so on, are paid promptly.
Fences: Council plans to paint the fences that are visible to outsiders as part of beautification efforts. Staff will perform this function at minimal cost.
Correspondence: Council reviewed e-mail correspondence from an owner.
AGM: As Treasurer, Jason will meet with Gateway to begin AGM budget preparations.
There being no further business, the meeting was adjourned at 6:35 PM. Council wishes to thank Amanda for her participation and as well, owners, for their valued input. The next meeting will be October 5, 2004, 5:30PM.
Meeting called to Order at 5:30 PM
Minutes
Motion: Dan/Mike. To approve the minutes of the August 10, 2004 council meeting. Carried.
Manager’s Report
Presented by Amanda. A full report is available for viewing in the office.
OLD BUSINESS
Insulation: Council will take strong measures to examine the remaining units for attic insulation as this matter has gone on too long. Cooperation would be appreciated! Attempts will be made to access these units from adjoining units.
Roofs: Council heard no concerns from owners with respect to shifting roof overhang replacements funds to begin replacing roof shingles ($31,000). A firm was selected to begin work on three buildings deemed of highest priority pending a final reference check.
A Drive Entrance improvement: a line will be cut in the pavement along the A Drive fence to allow for landscaping improvements. This is the area along Grevman Court in which trees were removed.
Block Watch: The first Block Watch meeting will be September 21 at 7:00pm in suite # G73.
NEW BUSINESS
Process of dealing with problems: Council discussed the need for a clear protocol for addressing and responding to potential bylaw infractions. Gateway Management will provide a draft for the next meeting.
Property Tax Base: Council estimates that Alpine Village’s contribution of all units to city property tax is $260,000. This information will be conveyed to the city in an effort to reconvene discussions about neighbourhood improvements.
Late Fees: As part of ongoing financial oversight, Council will review all accounts for the past six months to ensure that bills, such as telephone, heating and so on, are paid promptly.
Fences: Council plans to paint the fences that are visible to outsiders as part of beautification efforts. Staff will perform this function at minimal cost.
Correspondence: Council reviewed e-mail correspondence from an owner.
AGM: As Treasurer, Jason will meet with Gateway to begin AGM budget preparations.
There being no further business, the meeting was adjourned at 6:35 PM. Council wishes to thank Amanda for her participation and as well, owners, for their valued input. The next meeting will be October 5, 2004, 5:30PM.
Tuesday, August 10, 2004
Meeting Minutes August 10, 2004
Present: Ralph Case(Director), Dan Veller(President), Mike McAdams(Vice President), Amanda Hanison-Nagel(Office Manager), and Margaret Anderson(Property Manager)
Meeting called to Order at 5:30 PM
Manager’s Report
Presented by Amanda. A full report is available for viewing in the office.
Guests
We had two guests to this meeting. They brought discussion about cats, ideas for security, and concerns about speeding within our complex. We shall have all signs checked for needed repair and look for more good spots for new signage.
OLD BUSINESS
Block Watch
The Block Watch program is still under way. We now have a captain and co-captain, and we hope to have the first meeting in September.
Attic Inspections/insulation
Attic inspections have not progressed. We still need entry to inspect a few units. We have received an estimate for material and machine to insulate, and we are looking for one more estimate from a professional installer. Dan Veller will supply a name for us to call.
Landscaping
A-Drive window dips A1-A16 have been completed. Several issues about landscaping were discussed: Suggestions for contracting the flower maintenance in common areas next spring, supplying plants and encouraging individuals to do their own yards, and looking into planting trees along Strathcona Street were discussed.
D-Drive Drain
We have received a quote from one contractor about installing a new drain on D drive. We are asking for one more quote from a company that uses a different system of installation (Badger).
NEW BUSINESS
Roofing
We have received 3 similar bids for much needed roofing repairs. Due to the requirements of immediate action in these repairs, council has decided to use money from the amount in the budget for roofing overhangs to handle these repairs. The contract will be awarded at the next council meeting (September 7, 2004). If anyone has an objection to this use, you must contact the office by phone, fax, email or mail before the next council meeting.
A-Drive Entrance improvement
We have received a quote for cutting the asphalt on A drive. Discussion will resume at the September meeting.
Next Meeting September 7, 2004 5:30 PM
Meeting Adjourned at 7:00 PM
Meeting called to Order at 5:30 PM
Manager’s Report
Presented by Amanda. A full report is available for viewing in the office.
Guests
We had two guests to this meeting. They brought discussion about cats, ideas for security, and concerns about speeding within our complex. We shall have all signs checked for needed repair and look for more good spots for new signage.
OLD BUSINESS
Block Watch
The Block Watch program is still under way. We now have a captain and co-captain, and we hope to have the first meeting in September.
Attic Inspections/insulation
Attic inspections have not progressed. We still need entry to inspect a few units. We have received an estimate for material and machine to insulate, and we are looking for one more estimate from a professional installer. Dan Veller will supply a name for us to call.
Landscaping
A-Drive window dips A1-A16 have been completed. Several issues about landscaping were discussed: Suggestions for contracting the flower maintenance in common areas next spring, supplying plants and encouraging individuals to do their own yards, and looking into planting trees along Strathcona Street were discussed.
D-Drive Drain
We have received a quote from one contractor about installing a new drain on D drive. We are asking for one more quote from a company that uses a different system of installation (Badger).
NEW BUSINESS
Roofing
We have received 3 similar bids for much needed roofing repairs. Due to the requirements of immediate action in these repairs, council has decided to use money from the amount in the budget for roofing overhangs to handle these repairs. The contract will be awarded at the next council meeting (September 7, 2004). If anyone has an objection to this use, you must contact the office by phone, fax, email or mail before the next council meeting.
A-Drive Entrance improvement
We have received a quote for cutting the asphalt on A drive. Discussion will resume at the September meeting.
Next Meeting September 7, 2004 5:30 PM
Meeting Adjourned at 7:00 PM
Tuesday, June 01, 2004
Meeting Minutes June 1, 2004
Present: Dan Veller (President), Jason Morris (Secretary-Treasurer), Ralph Case (Director); Michael McAdams (Director); Amanda Hanison-Nagel (on-site manager), Margaret Anderson (property manager)
Meeting called to Order at 5:35 PM
Minutes
Motion: Jason/Dan. To approve the minutes of the May 4, 2004 council meeting. CARRIED.
Treasurer’s Report
Efforts are underway to estimate the replacement costs of Alpine Village assets to allow for better financial planning.
Manager’s Report
Presented by Amanda. A full report is available for viewing in the office.
OLD BUSINESS
Landscaping
Council and staff toured the complex to identify all summer landscaping projects and priorities.
Amanda will hire landscaping help on a casual, as-needed basis. Window dips along Upland drive A will be filled with dirt and then shrubs to “green” this drive. It is expected this project to cost less than $200.00. Motion: Jason/Dan: To approve not more than $200.00 to fill in the Drive A window dips. Carried.
Block Watch
An Alpine Village block watch meeting will be held following processing of criminal record checks. The first newsletter will be distributed to inform residents of the first meeting.
Attic Inspections/insulation
Cost estimates to replenish attic insulation have been received. Full details will be available following an exact determination of the amount of insulation required.
Next Meeting
July 6, 2004 5:30 PM
Meeting Adjourned at 6:05 PM
Meeting called to Order at 5:35 PM
Minutes
Motion: Jason/Dan. To approve the minutes of the May 4, 2004 council meeting. CARRIED.
Treasurer’s Report
Efforts are underway to estimate the replacement costs of Alpine Village assets to allow for better financial planning.
Manager’s Report
Presented by Amanda. A full report is available for viewing in the office.
OLD BUSINESS
Landscaping
Council and staff toured the complex to identify all summer landscaping projects and priorities.
Amanda will hire landscaping help on a casual, as-needed basis. Window dips along Upland drive A will be filled with dirt and then shrubs to “green” this drive. It is expected this project to cost less than $200.00. Motion: Jason/Dan: To approve not more than $200.00 to fill in the Drive A window dips. Carried.
Block Watch
An Alpine Village block watch meeting will be held following processing of criminal record checks. The first newsletter will be distributed to inform residents of the first meeting.
Attic Inspections/insulation
Cost estimates to replenish attic insulation have been received. Full details will be available following an exact determination of the amount of insulation required.
Next Meeting
July 6, 2004 5:30 PM
Meeting Adjourned at 6:05 PM
Tuesday, May 04, 2004
Meeting Minutes May 4, 2004
Present: Ralph Case (Director), Navaz Murji (Director), Jason Morris (Secretary-Treasurer), Dan Veller (President), Amanda Hanison-Nagel (On-site manager) and Margaret Anderson (Property manager).
We would like to thank Ralph Case and Navaz Murji for flying in from the lower mainland. Also thanks to Dan Veller, who attended by conference call while suffering from the flu.
Dan called meeting to order at 5:45pm.
Minutes
Motion: Dan/Navaz. To approve the minutes of the April 6, 2004 council meeting. Carried.
OLD BUSINESS
Attic inspections
Required insulation must be sprayed. We have the option of renting a sprayer and doing it ourselves, or hiring a company to install the insulation. We will ask Chito to supply some figures for each option by next meeting.
There may be government grants to cover part of the expenses. Margaret will investigate and report back to the next meeting.
Spring Clean up
Jason and Amanda inspected the neighbourhood. They found some bylaw infractions. Jason has written to the city and Amanda has called.
Block Watch
We have received a good response for the Block Watch. The captain and the co-captain must receive their criminal record checks, and then we will announce a date for the first meeting.
The council agrees to supply refreshments and facilitate the Block watch meetings in what ways we can.
Newsletter
The newsletter will highlight the Block Watch. Margaret will prepare a draft and email a jpeg of this first newsletter to the council members.
Overweight parking
This vehicle has been here since before the bylaw; thus, it is not affected. Council will revisit the vehicle weight bylaw at the AGM discussions.
Playground Equipment
We have a picnic table at one of the playground areas. Council approves of two more spruce tables.
Drive D drain + driveways
We have received one quote for patching only so far. We will get more info for next meeting.
Roof overhangs – Dan will get a quote from Spruce Capital for us.
NEW BUSINESS
Landscape Walkthrough
Amanda and Jason will ask Chito to join them for the landscape walkthrough on Thursday, May 6. They will consider what will be the best solution for filling the window dips. Council approves up to $200 to fill. Amounts over will come back to council for approval. They will also discuss shrubs, etc for the rock gardens and alternatives for easy maintenance.
Repainting Doors
Council directs Chito to begin painting vacant unit doors on H drive. We will monitor the costs and report back at the next meeting.
Calendar
Margaret supplied the council with a maintenance calendar in a notebook form. There are several suggested topics for each month concerning both maintenance and management discussions in agenda form.
Parking lot sweeping
The costs came in this year at $150 less than last year. Next year’s budget will incorporate the sweeping into the snow removal costs.
Sewer line flushing
Last year lines were flushed at a cost of $1700. Dan will discuss with Amanda some alternative ideas (ie camera monitoring) and we will get some estimates.
Eavestroughs
Council directs Chito to inspect and flush all blocked eavestroughs and check downspouts
Meeting adjourned at 6:30
We would like to thank Ralph Case and Navaz Murji for flying in from the lower mainland. Also thanks to Dan Veller, who attended by conference call while suffering from the flu.
Dan called meeting to order at 5:45pm.
Minutes
Motion: Dan/Navaz. To approve the minutes of the April 6, 2004 council meeting. Carried.
OLD BUSINESS
Attic inspections
Required insulation must be sprayed. We have the option of renting a sprayer and doing it ourselves, or hiring a company to install the insulation. We will ask Chito to supply some figures for each option by next meeting.
There may be government grants to cover part of the expenses. Margaret will investigate and report back to the next meeting.
Spring Clean up
Jason and Amanda inspected the neighbourhood. They found some bylaw infractions. Jason has written to the city and Amanda has called.
Block Watch
We have received a good response for the Block Watch. The captain and the co-captain must receive their criminal record checks, and then we will announce a date for the first meeting.
The council agrees to supply refreshments and facilitate the Block watch meetings in what ways we can.
Newsletter
The newsletter will highlight the Block Watch. Margaret will prepare a draft and email a jpeg of this first newsletter to the council members.
Overweight parking
This vehicle has been here since before the bylaw; thus, it is not affected. Council will revisit the vehicle weight bylaw at the AGM discussions.
Playground Equipment
We have a picnic table at one of the playground areas. Council approves of two more spruce tables.
Drive D drain + driveways
We have received one quote for patching only so far. We will get more info for next meeting.
Roof overhangs – Dan will get a quote from Spruce Capital for us.
NEW BUSINESS
Landscape Walkthrough
Amanda and Jason will ask Chito to join them for the landscape walkthrough on Thursday, May 6. They will consider what will be the best solution for filling the window dips. Council approves up to $200 to fill. Amounts over will come back to council for approval. They will also discuss shrubs, etc for the rock gardens and alternatives for easy maintenance.
Repainting Doors
Council directs Chito to begin painting vacant unit doors on H drive. We will monitor the costs and report back at the next meeting.
Calendar
Margaret supplied the council with a maintenance calendar in a notebook form. There are several suggested topics for each month concerning both maintenance and management discussions in agenda form.
Parking lot sweeping
The costs came in this year at $150 less than last year. Next year’s budget will incorporate the sweeping into the snow removal costs.
Sewer line flushing
Last year lines were flushed at a cost of $1700. Dan will discuss with Amanda some alternative ideas (ie camera monitoring) and we will get some estimates.
Eavestroughs
Council directs Chito to inspect and flush all blocked eavestroughs and check downspouts
Meeting adjourned at 6:30
Tuesday, April 06, 2004
Meeting Minutes April 6, 2004
Present: Dan Veller (President), Jason Morris (Secretary-Treasurer), Ralph Case (Director); Michael McAdams (Director); Navaz Murji (Director); Amanda Hanison-Nagel (on-site manager), Margaret Anderson (property manager)
Meeting called to Order at 5:35 PM
Motion: Jason/Dan. To approve the minutes of the March 2, 2004 council meeting. CARRIED.
Treasurer’s Report: New budget categories will be added to make it easier for owners to review financial matters. Efforts will be undertaken to assess the laundry in terms of profitability.
Manager’s Report: Presented by Amanda. A full report is available for viewing in the office.
Guest: An owner presented their concerns to council concerning parking and screen doors.
OLD BUSINESS
Attic Inspections: Again, the attic inspections are almost complete.
Spring Cleanup: Council and staff will conduct a walkthrough of the neighbourhood and point out city bylaw infractions to the city on April 14.
Block Watch: There has been some interest in this program and council will continue to pursue it.
NEW BUSINESS
Mailboxes: Residents wishing to have an external mailbox must have it installed by the on-site staff. Mailboxes must be white in colour.
Sweeping Drives: Council reviewed offers to sweep all drives of gravel and sand.
Bulk Lumber Order: Purchasing lumber in bulk for general needs was discussed. Storage problems and security were raised.
Overweight Truck parking request: A weight slip will be provided to council before a decision is made.
Fence request – G86: Upon request from an owner, Council approved for Chito to construct a fence in front of G86 for the purpose of keeping people off the grass.
Speeding Signs: Recurring complaints about speeding residents and visitors prompted a memo to all residents that was recently sent out.
Security: Having security guards regularly patrol the council was looked at. This would be a matter for an AGM should there be resident and owner interest. Security lights along Driveways E-H Strathcona were discussed. Costs will be obtained.
Playground Equipment: Benches from a local supplier will be purchased for the playground areas.
Driveway A Landscaping: The area along Grevman Court where trees were removed was examined in terms of landscaping. Michael will examine options.
Drainage on Driveway D Upland: A recurring rainwater drainage problem by the garbage bins will be resolved this year by onsite staff.
Tree Planting: Different trees were discussed to replace dead or damaged ones.
Driveway repairs: Various cracks and minor problems will be repaired this year with an aim to avoiding any future, costlier problems from developing. Council would like to seal coat the surfaces next year and then paint parking lines.
Next Meeting May 4, 2004 5:30 PM
Meeting Adjourned at 6:25 PM
Meeting called to Order at 5:35 PM
Motion: Jason/Dan. To approve the minutes of the March 2, 2004 council meeting. CARRIED.
Treasurer’s Report: New budget categories will be added to make it easier for owners to review financial matters. Efforts will be undertaken to assess the laundry in terms of profitability.
Manager’s Report: Presented by Amanda. A full report is available for viewing in the office.
Guest: An owner presented their concerns to council concerning parking and screen doors.
OLD BUSINESS
Attic Inspections: Again, the attic inspections are almost complete.
Spring Cleanup: Council and staff will conduct a walkthrough of the neighbourhood and point out city bylaw infractions to the city on April 14.
Block Watch: There has been some interest in this program and council will continue to pursue it.
NEW BUSINESS
Mailboxes: Residents wishing to have an external mailbox must have it installed by the on-site staff. Mailboxes must be white in colour.
Sweeping Drives: Council reviewed offers to sweep all drives of gravel and sand.
Bulk Lumber Order: Purchasing lumber in bulk for general needs was discussed. Storage problems and security were raised.
Overweight Truck parking request: A weight slip will be provided to council before a decision is made.
Fence request – G86: Upon request from an owner, Council approved for Chito to construct a fence in front of G86 for the purpose of keeping people off the grass.
Speeding Signs: Recurring complaints about speeding residents and visitors prompted a memo to all residents that was recently sent out.
Security: Having security guards regularly patrol the council was looked at. This would be a matter for an AGM should there be resident and owner interest. Security lights along Driveways E-H Strathcona were discussed. Costs will be obtained.
Playground Equipment: Benches from a local supplier will be purchased for the playground areas.
Driveway A Landscaping: The area along Grevman Court where trees were removed was examined in terms of landscaping. Michael will examine options.
Drainage on Driveway D Upland: A recurring rainwater drainage problem by the garbage bins will be resolved this year by onsite staff.
Tree Planting: Different trees were discussed to replace dead or damaged ones.
Driveway repairs: Various cracks and minor problems will be repaired this year with an aim to avoiding any future, costlier problems from developing. Council would like to seal coat the surfaces next year and then paint parking lines.
Next Meeting May 4, 2004 5:30 PM
Meeting Adjourned at 6:25 PM
Tuesday, March 02, 2004
Meeting Minutes March 2, 2004
Present: Dan Veller (President), Jason Morris (Secretary-Treasurer), Ralph Case (Director), Amanda Hanison-Nagel (on-site manager), Margaret Anderson (property manager)
Meeting called to Order at 5:35 PM
Minutes
Motion: Jason/Dan. To approve the minutes of the February 3, 2004 council meeting. CARRIED.
Treasurer’s Report
Jason reviewed the costs of sewage backups over the past eight months. Strata is spending nearly $200.00 per month on avoidable back-ups. Residents will be encouraged to use common sense when flushing the toilet and putting items in the sink. Strata Council does have the authority to charge negligence back to the owners.
Manager’s Report
Presented by Amanda. A summary for February is as follows: 48 memos re. bylaw infractions; 18 breach of bylaw letters; two fines imposed. Regional Security has put security signs in place for the complex. A full report is available for viewing in the office.
OLD BUSINESS
Attic Inspections
The attic inspections are almost complete. When they are complete, Council will address the issue of inadequate insulation in some sections.
Insurance
Gateway provided insurance details for Alpine Village. These materials are available for viewing in the office.
Overweight Vehicle
A request to park an overweight vehicle in the complex was concluded upon learning that the vehicle in question is not overweight.
NEW BUSINESS
Spring Clean Up
Council will conduct a city bylaw walkthrough of the surrounding neighbourhood in spring and write to the City requesting their efforts at ensuring compliance. The aim is to improve the appearance of the neighbourhood. Interested residents are welcome to participate in this activity. Please contact the office.
Tree Replacement
Office staff will determine the number of trees that require replacement.
Railing
Council directed office staff to replace the steps connecting Driveway D Upland to Driveway F Strathcona, and to install a sturdy railing there.
Strategic Plan
Council reviewed a Strategic Plan for Alpine Village that was created some time ago. Council will assess the plan over the next few months. All are welcome to examine the plan in the office and their contributions and suggestions would be greatly appreciated.
Block Watch
Dan presented information on how to establish Block Watch for the complex. The RCMP are keen to see this occur. Council is looking for two volunteers for this endeavour. Further information is available at the office.
Newsletter
Council will be producing a spring newsletter informing residents and owners of their activities, requesting suggestions and soliciting assistance for various projects such as Block Watch and neighbourhood clean-up and revitalization. Residents and owners are invited to make submissions for inclusion in this upcoming publication.
Gateway Responsiveness
Council discussed ways to ensure that their requests to the property management company are dealt with expeditiously. The presence of a local office with staff is expected to rectify the matter.
SPCA
Amanda attended the local SPCA AGM and presented information about Alpine Village pet bylaws. These bylaws were warmly received. Council thanks Amanda for her efforts.
Mail Delivery
Amanda noted that there are a few duplicate mailing addresses in Alpine Village that dates back several years. She is working with Canada Post to resolve this peculiar situation.
Next Meeting: April 6, 2004 5:30 PM
Meeting Adjourned at 6:25 PM
Meeting called to Order at 5:35 PM
Minutes
Motion: Jason/Dan. To approve the minutes of the February 3, 2004 council meeting. CARRIED.
Treasurer’s Report
Jason reviewed the costs of sewage backups over the past eight months. Strata is spending nearly $200.00 per month on avoidable back-ups. Residents will be encouraged to use common sense when flushing the toilet and putting items in the sink. Strata Council does have the authority to charge negligence back to the owners.
Manager’s Report
Presented by Amanda. A summary for February is as follows: 48 memos re. bylaw infractions; 18 breach of bylaw letters; two fines imposed. Regional Security has put security signs in place for the complex. A full report is available for viewing in the office.
OLD BUSINESS
Attic Inspections
The attic inspections are almost complete. When they are complete, Council will address the issue of inadequate insulation in some sections.
Insurance
Gateway provided insurance details for Alpine Village. These materials are available for viewing in the office.
Overweight Vehicle
A request to park an overweight vehicle in the complex was concluded upon learning that the vehicle in question is not overweight.
NEW BUSINESS
Spring Clean Up
Council will conduct a city bylaw walkthrough of the surrounding neighbourhood in spring and write to the City requesting their efforts at ensuring compliance. The aim is to improve the appearance of the neighbourhood. Interested residents are welcome to participate in this activity. Please contact the office.
Tree Replacement
Office staff will determine the number of trees that require replacement.
Railing
Council directed office staff to replace the steps connecting Driveway D Upland to Driveway F Strathcona, and to install a sturdy railing there.
Strategic Plan
Council reviewed a Strategic Plan for Alpine Village that was created some time ago. Council will assess the plan over the next few months. All are welcome to examine the plan in the office and their contributions and suggestions would be greatly appreciated.
Block Watch
Dan presented information on how to establish Block Watch for the complex. The RCMP are keen to see this occur. Council is looking for two volunteers for this endeavour. Further information is available at the office.
Newsletter
Council will be producing a spring newsletter informing residents and owners of their activities, requesting suggestions and soliciting assistance for various projects such as Block Watch and neighbourhood clean-up and revitalization. Residents and owners are invited to make submissions for inclusion in this upcoming publication.
Gateway Responsiveness
Council discussed ways to ensure that their requests to the property management company are dealt with expeditiously. The presence of a local office with staff is expected to rectify the matter.
SPCA
Amanda attended the local SPCA AGM and presented information about Alpine Village pet bylaws. These bylaws were warmly received. Council thanks Amanda for her efforts.
Mail Delivery
Amanda noted that there are a few duplicate mailing addresses in Alpine Village that dates back several years. She is working with Canada Post to resolve this peculiar situation.
Next Meeting: April 6, 2004 5:30 PM
Meeting Adjourned at 6:25 PM
Tuesday, February 03, 2004
Meeting Minutes February 3, 2004
Present: Dan Veller (President), Jason Morris (Secretary-Treasurer), Ralph Case (Director), Navaz Murji (Director), Amanda Hanison-Nagel (guest), Margaret Anderson (property manager)
Meeting called to Order at 5:35 PM
Minutes
Motion: Jason/Dan. To approve the minutes of the January 6, 2004 council meeting. CARRIED.
Treasurer’s Report
The Secretary-Treasurer has reviewed all financial statements and invoices between October 2003 to the end of December 2003.
Manager’s Report
Presented by Amanda.
Old Business
Attic Inspections
Attic inspections are almost complete pending two units with access problems and two units in which no contact with occupants has been able to occur at this time.
Exterior Painting/Strathcona Roof Overhangs
The Council will address these issues and the companies involved when the weather allows.
Screen Door Guideline Notices
These were distributed to all units on January 13, 2004.
Work Orders
Grounds staff now complete work orders for all tasks completed.
Exterior Window Dips
Amanda reported that filling these in requires determining whether a city permit is required. There are not fire regulations at issue.
Repainting Entrance Doors
This will be a summer project. Please note that doors are not the responsibility of a strata corporation. However, council wants to ensure a uniform appearance.
Insurance
Gateway is reviewing the strata corporation’s insurance to ensure that we are covered for all eventualities in a cost-effective manner.
New Business
Correspondence
A request for an overweight vehicle to park in Alpine Village was received. Council will inspect the vehicle before making a determination.
Playground Equipment
Council will explore options to expand the existing playground equipment. It is thought that providing benches would be desirable, though Council is open to suggestions.
Meeting Adjourned at 6:15 PM
Next Meeting: March 2, 2004 5:30 PM
Meeting called to Order at 5:35 PM
Minutes
Motion: Jason/Dan. To approve the minutes of the January 6, 2004 council meeting. CARRIED.
Treasurer’s Report
The Secretary-Treasurer has reviewed all financial statements and invoices between October 2003 to the end of December 2003.
Manager’s Report
Presented by Amanda.
Old Business
Attic Inspections
Attic inspections are almost complete pending two units with access problems and two units in which no contact with occupants has been able to occur at this time.
Exterior Painting/Strathcona Roof Overhangs
The Council will address these issues and the companies involved when the weather allows.
Screen Door Guideline Notices
These were distributed to all units on January 13, 2004.
Work Orders
Grounds staff now complete work orders for all tasks completed.
Exterior Window Dips
Amanda reported that filling these in requires determining whether a city permit is required. There are not fire regulations at issue.
Repainting Entrance Doors
This will be a summer project. Please note that doors are not the responsibility of a strata corporation. However, council wants to ensure a uniform appearance.
Insurance
Gateway is reviewing the strata corporation’s insurance to ensure that we are covered for all eventualities in a cost-effective manner.
New Business
Correspondence
A request for an overweight vehicle to park in Alpine Village was received. Council will inspect the vehicle before making a determination.
Playground Equipment
Council will explore options to expand the existing playground equipment. It is thought that providing benches would be desirable, though Council is open to suggestions.
Meeting Adjourned at 6:15 PM
Next Meeting: March 2, 2004 5:30 PM
Tuesday, January 06, 2004
Meeting Minutes January 6, 2004
Present: Dan Veller (President), Mike McAdams (Vice-President), Jason Morris (Secretary-Treasurer), Navaz Murji (Director), Amanda Hanison-Nagel (guest)
Regrets: Ralph Case (Director)
Meeting called to order at 5:40 pm.
Minutes
Motion: Mike/Dan. To approve the minutes of the Annual General Meeting. Carried.
Motion: Jason/Mike. To approve the minutes of the December 4, 2004 council meeting. Carried.
Treasurer’s Report
A full report will be provided at the next meeting. Council is working to develop a list of assets that will require eventual replacement. The approximate replacement value of these assets will then begin to be budgeted for in the contingency fund with an aim to avoiding future special assessments.
Manager’s Report
The on-site manager will begin providing a summary of activities to Council for each meeting, commencing at the next meeting.
Old Business
Attic Inspections
Progress on the attic inspections to prevent mildew and structure deterioration has been fast and efficient since the last strata meeting. There are only a few left to inspect and at this rate the task will be finished by February 1.
Exterior Painting
A second opinion has been received regarding the peeling paint on the building in the courtyard. Dan will discuss this opinion with Tran Painting and General Paint and then report back to council.
Walkie Talkies
Council expressed disappointment that walkie talkies for maintenance staff have yet to be purchased, due to a time delay in petty cash reimbursement from the property management company. Steps will be taken to complete this purchase and ensure that petty cash for such purposes is always available.
Work Orders
Council decided to establish written work orders for maintenance work but is still awaiting the proper forms from the property management company.
New Business
Several issues that were raised by owners at the recent Annual General meeting were addressed by Council at this meeting:
Security
Motion: Dan/Jason: To engage the services of Regional Security to conduct nightly patrols of the Alpine Village grounds at a cost of $105.00 per month.
Discussion: Council will ensure that the security company posts numerous signs around Alpine Village alerting people that the complex has security.
Carried.
Screen Door Guidelines
Amanda Hanison-Nagel will distribute a notice to all units outlining screen door requirements. Screen doors in disrepair will be required to be fixed, replaced or removed.
Exterior Window Dips
Council will investigate any potential fire or safety hazards associated with filling in the exterior window dips that have become unsightly crevasses, with an aim to beautify the complex.
Repainting Unit Entrance Doors
While doors are not strata jurisdiction, to ensure a uniform complex, Council will explore options to ensure that any doors painted the wrong colour are repainted.
Other issues Council discussed included:
Correspondence
Complaints regarding an excessively noisy vehicle in D-Drive Upland was dealt with.
Strathcona Roof Overhangs
Council will continue to determine the most cost effective way of dealing with this replacement expense.
Insurance
Council requested the property management company assist them in reviewing the corporation’s insurance to ensure that owners are protected from any eventualities.
On-site manager
Council decided to request Amanda Hanison-Nagel to attend each Council meeting as she carries out much of council’s directives. In matters of conflict or confidentiality, Amanda will be excused from those meeting portions.
Meeting adjourned at 6:40 pm
Next meeting: February 3, 5:30 pm
Regrets: Ralph Case (Director)
Meeting called to order at 5:40 pm.
Minutes
Motion: Mike/Dan. To approve the minutes of the Annual General Meeting. Carried.
Motion: Jason/Mike. To approve the minutes of the December 4, 2004 council meeting. Carried.
Treasurer’s Report
A full report will be provided at the next meeting. Council is working to develop a list of assets that will require eventual replacement. The approximate replacement value of these assets will then begin to be budgeted for in the contingency fund with an aim to avoiding future special assessments.
Manager’s Report
The on-site manager will begin providing a summary of activities to Council for each meeting, commencing at the next meeting.
Old Business
Attic Inspections
Progress on the attic inspections to prevent mildew and structure deterioration has been fast and efficient since the last strata meeting. There are only a few left to inspect and at this rate the task will be finished by February 1.
Exterior Painting
A second opinion has been received regarding the peeling paint on the building in the courtyard. Dan will discuss this opinion with Tran Painting and General Paint and then report back to council.
Walkie Talkies
Council expressed disappointment that walkie talkies for maintenance staff have yet to be purchased, due to a time delay in petty cash reimbursement from the property management company. Steps will be taken to complete this purchase and ensure that petty cash for such purposes is always available.
Work Orders
Council decided to establish written work orders for maintenance work but is still awaiting the proper forms from the property management company.
New Business
Several issues that were raised by owners at the recent Annual General meeting were addressed by Council at this meeting:
Security
Motion: Dan/Jason: To engage the services of Regional Security to conduct nightly patrols of the Alpine Village grounds at a cost of $105.00 per month.
Discussion: Council will ensure that the security company posts numerous signs around Alpine Village alerting people that the complex has security.
Carried.
Screen Door Guidelines
Amanda Hanison-Nagel will distribute a notice to all units outlining screen door requirements. Screen doors in disrepair will be required to be fixed, replaced or removed.
Exterior Window Dips
Council will investigate any potential fire or safety hazards associated with filling in the exterior window dips that have become unsightly crevasses, with an aim to beautify the complex.
Repainting Unit Entrance Doors
While doors are not strata jurisdiction, to ensure a uniform complex, Council will explore options to ensure that any doors painted the wrong colour are repainted.
Other issues Council discussed included:
Correspondence
Complaints regarding an excessively noisy vehicle in D-Drive Upland was dealt with.
Strathcona Roof Overhangs
Council will continue to determine the most cost effective way of dealing with this replacement expense.
Insurance
Council requested the property management company assist them in reviewing the corporation’s insurance to ensure that owners are protected from any eventualities.
On-site manager
Council decided to request Amanda Hanison-Nagel to attend each Council meeting as she carries out much of council’s directives. In matters of conflict or confidentiality, Amanda will be excused from those meeting portions.
Meeting adjourned at 6:40 pm
Next meeting: February 3, 5:30 pm
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