March 31, 2016

Homeowners, Tenants

Well it looks like spring is trying to get here in a hurry. It is time for spring cleanup. Just a few things I would like to address.

• Cigarette butts are considered garbage. Please do not just throw them on the ground by your steps. The maintenance personal has cleaned up around every set of steps in the complex. Now when he does his daily rounds, if there are butts beside your steps or your front lawn, you will be sent an infraction notice. After 3 of these there will be fines imposed of $50.00 a week or every time the butts need to be cleaned up by maintenance.
   
• The same goes for garbage bags, tires, or anything else left by the front steps.
   
• It is time to clean the back yards also. This is the responsibility of the occupant. All garbage, dog feces and anything else that can cause rodent infestation must be cleaned up. If you don’t have the proper tools (rake, shovel) just come to the office and I will provide you with the necessary tools.
• I will be sending out infractions regarding window coverings. Flags and sheets are not to be used as window coverings. Ratty blinds are also included. This is stated in bylaw 3.05 b) Sun reflectors, foil, or awnings not to be allowed. All permitted drapes, curtains and blinds are to be of a neutral color and acceptable design, unless otherwise approved by Council. Use of blankets or sheets as window coverings is prohibited without the prior consent of Council.
  Please have these changed to the proper window covering.

Help us keep the complex as clean as possible. This makes it a much better place to live.

 

Phyllis Thorkelson

Office Manager

Alpine Village Strata PGS173

 

Alpine Village

 

Special General Meeting Minutes

 

Sunday March 20^th, 2016, 3pm

 

Time was given between 3-4pm for all owners to have an open floor for questions and answers.

 

Meeting was called to order at 4:00 pm

 

Certified Proxies and Corporate Representatives and issued voting cards

 

Quorum reached as 134 present: 134 in attendance of which 29 were in person

            -Motion by Karrie Cookhouse

            -Seconded by Jody Maida

            -Approved

 

Motion to have Gordon Rapson to chair the meeting

            -Motion by Shaun Davis

            -Seconded by Maureen Bricker

            -Approved

 

Proof of Notice of Meeting - Unanimous

 

Approval of Agenda - Unanimous

 

Approval of Minutes from the last AGM

            -Motion by Dave Henderson

            -Seconded by Jody Maida

            -Approved

 

There was no unfinished business

 

Resolutions #1) Siding Proposal-134 Votes -96 Yes

                                                                         -37 No

                                                                         -1 Abstention

            NOT PASSED-100 votes were needed to pass Resolution #1

 

Resolution #2) Color Choices     -134 Votes -94 Yes

                                                                          -39 No

                                                                          -1 Abstention

            NOT PASSED-100 votes were needed to pass Resolution #2

 

Resolution #3) Amount per Unit -134 Votes -119 Yes

                                                                           -14 No

                                                                           -1 Abstention

PASSED-100 votes were needed to pass Resolution #3

 

An amendment was made regarding Resolution #3-On the condition that 239 units are completed on time and on budget as presented. Once the special levy for a unit is paid in full, the special levy will be removed.

 

             

New Business-

A motion was made: In the event any owner experiences extreme financial hardship because of the increase of monthly payment for the Special Levy, Council will review any requests on a case by case need.

                        -Motion by Karrie Cookhouse,

-Second: Valerie Conklin,

-Approved

 

Meeting Adjourned at 5:15 pm

 

 

Council Meeting: March 1st, 2016

Meeting called to order: 5:30 PM

Present: Dan Veller, Shaun Davis, Gordon Rapson and Gabby Tecson.

Regrets: Glen Blair

Elaine Nothstien requested a meeting with council. She has been very concerned with all the garbage around the complex. She has been assured that the garbage will be picked up daily.

Also discussed were parking issues. Every occupant living in the complex only has “ONE” parking spot. None of the visitor spots can be rented. The visitor spots are for just that, visitors. These spots cannot be claimed by anyone. It is first come, first serve.

 Unfinished Business:

It was decided that the electrical wiring from the rental unit, D80, needed to be redirected to the breaker box in the office.

• Complaints:

Council dealt with 2 different complaints from tenants regarding the noise from their neighbour next door. It was decided that normal daily noise is acceptable. E.g. Children playing, television or stereo noise (with-in reason). Remember, this is high density living and the noise carries through the walls.

•  
  New Business:

 A lien was placed against SL 179 for nonpayment of Strata Fees.

A father of an owner asked of there was any kind of compassion break for his son (an owner) due to medical reasons. Council said NO.  Strata fees must be paid every month.

• Maintenance:

Down spouts on the side of A43 and A23 were repaired.

Some new signs were put up for parking spots and there has been lots of cleaning of the complex

• Next Council meeting to be held: Tuesday April 5^th, 2016.
   
  Meeting Adjourned: 7:00 PM

 

•  
  
  

January 5, 5:30PM Council Meeting:

 Present: Dan Veller, Glen Blair, Shaun Davis, Gabby Tecson. Regrets-Gord Rapson

 

Guest speaker: Art Meise-Essential Exterior Finishers gave some very valuable information to council regarding siding, windows and doors.

New Business:

• Flooring in the office.
  It was discussed to change the flooring in the front office.
• Camera system-moving forward with Brentssat.
  There was a discussion regarding upgrading the monitor’s and the DVR’s in the office.
• Siding quotes
  4 different quotes were looked at. We are still waiting for one more quote.
• Window replacement quotes
  4 different quotes were looked at.
• Gutters
  This will be addressed again at a later date.
• Icicles hanging form the windows
  This will be addressed at a later date
• Stata payment
  Require all owners to either use EFT or postdated cheques. No e-transfers or Visa
   
  Maintenance:
           Report from Office Manager

• Collections in December. $5541.72 was collected from delinquent owners towards arrears.
• Place a lien SL179
• Court documents: re SL168 and SL210
   
  Insurance claims: Nil
   
  Meeting Adjourned: 7:00 PM
   
  Next Council meeting to be held: February 2^nd, 2016
   

January Newsletter

Welcome to 2016.

 

                I would like to start by saying Thank you to the owners and tenants residing in the complex.

The complaints and problems have decreased dramatically.

 

There are still a few issues that need to be dealt with. Each one in itself is quite small but when you put them all together every day it becomes a big issue.

• Please do not back your vehicles into your parking stall. The fresh air returns are on the fronts of some of the units and the exhaust from the vehicle is being drawn into the unit. Bylaw 7.16 states: “Residents are prohibited from backing into the parking stall”.
• There are still uninsured vehicles in the complex. Bylaw 7.01 states: “All vehicles must have insurance and be movable from Nov.1^st to April 30”.
•  There were 5 vehicles towed during the last snow removal. They were either uninsured or not shoveled out. This will continue every time the snow needs to be removed.
• There have been quite a few complaints regarding noise. The kind of noise from inside the units. If you have children, please try and keep it down a bit. If you listen to loud music, make sure your speakers are not against the neighbouring wall. It vibrates, causing pictures to fall off the wall next door. Please show your neighbour some consideration.
• There are still some units with the wrong kind of window coverings. Bylaw 3.05 (b): “All window covering must be either white or a light neutral color”. Please have these changed.
• Please do not write on the exterior of your door. If you must post a notice, use paper and tape it to the door.
• There is to be no storage in the front of your unit. For example: Tires, Bar-B-Que, and lawn chairs. Please have these moved to your back yard.
   
  Please do not hesitate to contact me in the Alpine Village office if you have any questions or concerns.
   
  Thank you
   
  Phyllis Thorkelson
  Office Manager

January 5, 5:30PM Council Meeting:

 Present: Dan Veller, Glen Blair, Shaun Davis, Gabby Tecson. Regrets-Gord Rapson

 

Guest speaker: Art Meise-Essential Exterior Finishers gave some very valuable information to council regarding siding, windows and doors.

New Business:

• Flooring in the office.
  It was discussed to change the flooring in the front office.
• Camera system-moving forward with Brentssat.
  There was a discussion regarding upgrading the monitor’s and the DVR’s in the office.
• Siding quotes
  4 different quotes were looked at. We are still waiting for one more quote.
• Window replacement quotes
  4 different quotes were looked at.
• Gutters
  This will be addressed again at a later date.
• Icicles hanging form the windows
  This will be addressed at a later date
• Stata payment
  Require all owners to either use EFT or postdated cheques. No e-transfers or Visa
   
  Maintenance:
           Report from Office Manager

• Collections in December. $5541.72 was collected from delinquent owners towards arrears.
• Place a lien SL179
• Court documents: re SL168 and SL210
   
  Insurance claims: Nil
   
  Meeting Adjourned: 7:00 PM
   
  Next Council meeting to be held: February 2^nd, 2016

 Council Meeting:  Tuesday December 1, 2015

Meeting called to order: 5:30

Council Positions

President…………………….Gord Rapson

Vice President…………….Gabriel Tecson

Secretary/Treasurer……Glen Blair

Council Member………….Dan Veller

Council Member………….Shaun Davis

 

Present: Gord Papson, Gabbie Tecson, Glen Blair, Dan Veller, and Shaun Davis

New Business: 60 amp service

• Dan Veller produced a letter from the insurance company stating that 60amp service is all that is required for apartments and condominiums.
   
  Maintenance: While the weather permits the fencing is still going on behind units A7-A16.
   
  Report from Office Manager

• Visitor Parking- Strata will be enforcing this bylaw. Parking space is very limited and everyone needs to abide by the bylaw.
   
  7.03 Any vehicle parked in any area other than a designated parking stall (including visitor’s parking stalls) for more than 48 hours without permission by the Strata Council will be towed without notification and at the sole risk and expense of the vehicle Owner.
  
  
• Complaint letter- There was 2 complaint letters.
  1)-regarding a dispute between 2 separate units
  2)-noise bylaw infraction
   
• Owner Information-The office will be sending out an information sheet to all owners. We need the correct contact information.
   
• Confidentiality Agreement for Council-A motion was made to have this agreement signed by each council member. More information will be discussed at the SGM later this council term.
   
• Power for Upstairs-It has been determined that the power going to the 2 large flood lights on the top of the office building is being charged to the rental unit upstairs. Strata will pay for the power consumption of these 2 lights until an electrician can redirect the wiring to the panel in the office.
   
• Tenant eviction-According to the BC Strata Property Act (Sec138 (1) ), the strata has the right to give the tenant a notice terminating the tenancy.

Eviction by Strata Corporation

138  (1) A repeated or continuing contravention of a reasonable and significant bylaw or rule by a tenant of a residential strata lot that seriously interferes with another person's use and enjoyment of a strata lot, the common property or the common assets is an event that allows the strata corporation to give the tenant a notice terminating the tenancy agreement under section 47 [landlord's notice: cause] of the Residential Tenancy Act.

 

• Bylaws regarding windows and doors- A motion was made to discuss at the upcoming SGM (later in this council term) that the doors be changed to a 6 panel door.
   
• Fines-The office will be giving out more fines. Non-insured vehicle, illegal parking, too many pets etc.….
   
• Office manager to take Strata Management course- It was agreed the office manager is to take the Strata Management course.

 

• Strata management- The office manager will be taking the Strata Management course offered by UBC. It must be completed in 8 months.
   
• Bed bugs- There have been some complaints regarding bed bugs. The owner needs to call a pest control company and have the unit fumigated.  The units on each side of the infested unit need to be fumigated also.
  There is information out there to help you with the process to get rid of them.
   
• Upgrade security – It was discussed that the security system needs some upgrades. This will be discussed at a later date.
   
• Waste management- It was discussed if it would be more economical if we were to bring in a large roll off bin or to continue using the maintenance staff to get rid of all of the large ticket items e.g.… couches, beds, fridges, stoves. We will address this again in a month or two.
   
  In Camera:
   
  Insurance claims: There have been no new insurance claims this year.
   
  Next Council meeting to be held: Tuesday, January 5^th @ 5:30 PM.
   
  Meeting Adjourned: 6:45

 

ALPINE VILLAGE STRATA – PGS 173

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

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

 

November Newsletter

 

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

                                Second Place-    H121      $75.00

                                Third Place-        G61        $50.00

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

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

 

SEPTEMBER NEWS LETTER

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

 

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

 

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

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

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

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

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

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

 

Phyllis Thorkelson

Office Manager

Alpine Village Strata PSG173

Council Meeting September 1, 2015

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

New Business:

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

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

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

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