Monthly Strata Council Meeting
March 19, 2009
Attendees: Dave Henderson, Lorna Bihori, Elaine Nothstein
Meeting Called to order at 5:35 pm
Tamara was introduced to council. She was hired to fill in for the office on an on call basis.
Maintenance Report (presented in person by Allan)
Problem with heat at shop, concerns with meter. Will have it looked into
Tree trimming and signage will be started as weather improves
Fence repair and painting has been started where weather permits
Eaves throughing concerns have now all been identified
Blockbuster has been draining pot holes but then the grader and spring conditions continue to cause havoc
Suggest removing rocks from D drive
Office Manager’s Report (presented in person by Claude DesRoches, and Tamara)
Spring cleanup will begin in April
Blade Runner will work with us again for part time Spring/Summer help
Riding Lawn Mower needs to be purchased (will get 3 quotes) provide to council thru email so that a quick decision can be made
Remainder Spring/ Summer equipment is all ready to go
Claude presented a petition from H drive – a letter will be sent out to the occupants of H drive in response
Issues regarding vehicles. Vehicles owners are being fined and still not complying. Council will decide on some new strategy to deter this problem
DeWit & Sons Roofing was unable to fulfill his commitment to the complex last year but is able to this year at the original agreed upon pricing
2 quotes will be provided to council regarding the gutters (repairs and cleaning)
Quotes still coming in for the updated Security features for the complex
Columbia Bithulithic is willing to come & see the patch jobs needed (drives)
Looking at getting quotes to repair/replace rotten window sills
BC Hydro to install Meter for the separation of D80
Noise complaint A 31, 32
Look at scraping and painting a couple of the worst buildings this Spring
Insurance company contacted us regarding a fire in A 10. Council was unaware of this occurrence. This matter will be looked into
Meeting ended at 7:00 pm
Council will meet on April 16, 2009 at 5:30 pm
Friday, May 29, 2009
Tuesday, March 24, 2009
Strata Council Minutes - February 19, 2009
Monthly Strata Council Meeting
February 19, 2009
Attendees: Dan Veller, Mike McAdams, Dave Henderson, Lorna Bihori, Elaine Nothstein
Meeting Called to order at 5:33 pm
Maintenance Report (presented in person by Allan)
Asphalt that was put in as a temporary measure in the summer is already ruined. Mike offered some good solutions to try this summer.
Eavestroughing is being monitored as weather improves (starting a list)
Painting suggestions – backyard dividers, front office area
Office Manager’s Report (presented in person by Claude DesRoches)
C 79 Insurance claim – letter of denial needs to be sent to occupant
D 70 Insurance dealt with by adjuster
Bylaw letters were sent to owners, and Managers. 55 bylaw letters of infraction were sent out this past month
D 80 Separation – electrical is a nightmare and must be brought up to code, Estimated $12000.00
New signs to be posted around the complex have been approved
Security cameras and motion sensor lights are being installed
Claude will be away for vacation May 6-21.
Decided to hire a casual office employee to get training prior to vacation time.
Meeting ended at 6:25 pm
Council will meet on March 19, 2009 at 5:30 pm
February 19, 2009
Attendees: Dan Veller, Mike McAdams, Dave Henderson, Lorna Bihori, Elaine Nothstein
Meeting Called to order at 5:33 pm
Maintenance Report (presented in person by Allan)
Asphalt that was put in as a temporary measure in the summer is already ruined. Mike offered some good solutions to try this summer.
Eavestroughing is being monitored as weather improves (starting a list)
Painting suggestions – backyard dividers, front office area
Office Manager’s Report (presented in person by Claude DesRoches)
C 79 Insurance claim – letter of denial needs to be sent to occupant
D 70 Insurance dealt with by adjuster
Bylaw letters were sent to owners, and Managers. 55 bylaw letters of infraction were sent out this past month
D 80 Separation – electrical is a nightmare and must be brought up to code, Estimated $12000.00
New signs to be posted around the complex have been approved
Security cameras and motion sensor lights are being installed
Claude will be away for vacation May 6-21.
Decided to hire a casual office employee to get training prior to vacation time.
Meeting ended at 6:25 pm
Council will meet on March 19, 2009 at 5:30 pm
Strata Council Minutes - January 22, 2009
Monthly Strata Council Meeting
January 22, 2009
Attendees: Dan Veller, Mike McAdams, Dave Henderson, Lorna Bihori, Elaine Nothstein
Meeting Called to order at 5:37 pm
Office Manager (Claude DesRoches) presented his report to council
D80 separation almost complete
Renovations to old Laundry Room started but some complications (re: electrical, plumbing, etc). Should be complete in approximately 2 weeks.
Bylaws = Good Response, There were 27 problem vehicles and today we are down to 4 problem vehicles.
Snow Removal – Going good, some issues with ice but working on this.
Hired a 3rd person on a need only basis
D71 – An Adjustor has been assigned to deal with this
Norton Anti Virus has been installed on the computer in the office.
All minutes for 2008 are now posted on the blog
Had council proof read letter going out to all Managers and Owners
Maintenance Report (presented in person by Allan)
Ongoing efforts with snow removal and salting ice
All fence boards have been completely painted and are ready for Spring.
Full inventory of shed tools have been completed.
Continuing maintenance on lawn equipment etc.
Suggested getting Reflector Poles to mark gardens etc to protect from snow clearing for next winter.
Claude will be away for 2 days to attend a course. The office will be closed January 26, 27.
Next Christmas we would like to arrange for an extra garbage pick up as all the dumpsters have been overflowing after Christmas.
Meeting ended at 6:50 pm
Council will meet on February 19, 2009 at 5:30 pm
January 22, 2009
Attendees: Dan Veller, Mike McAdams, Dave Henderson, Lorna Bihori, Elaine Nothstein
Meeting Called to order at 5:37 pm
Office Manager (Claude DesRoches) presented his report to council
D80 separation almost complete
Renovations to old Laundry Room started but some complications (re: electrical, plumbing, etc). Should be complete in approximately 2 weeks.
Bylaws = Good Response, There were 27 problem vehicles and today we are down to 4 problem vehicles.
Snow Removal – Going good, some issues with ice but working on this.
Hired a 3rd person on a need only basis
D71 – An Adjustor has been assigned to deal with this
Norton Anti Virus has been installed on the computer in the office.
All minutes for 2008 are now posted on the blog
Had council proof read letter going out to all Managers and Owners
Maintenance Report (presented in person by Allan)
Ongoing efforts with snow removal and salting ice
All fence boards have been completely painted and are ready for Spring.
Full inventory of shed tools have been completed.
Continuing maintenance on lawn equipment etc.
Suggested getting Reflector Poles to mark gardens etc to protect from snow clearing for next winter.
Claude will be away for 2 days to attend a course. The office will be closed January 26, 27.
Next Christmas we would like to arrange for an extra garbage pick up as all the dumpsters have been overflowing after Christmas.
Meeting ended at 6:50 pm
Council will meet on February 19, 2009 at 5:30 pm
Tuesday, January 13, 2009
Alpine Village Strata AGM - Minutes Dec 4, 2008
Alpine Village
Annual General Meeting
Held December 4, 2008
Meeting called to order at 7:40 pm
Certified Proxies and Corporate Reprentatives
Quorum reached as 98 present in person or represented by proxy.
Dan Veller clarified that Claude DesRoches is an Office Manager and is not a Strata Manager.
Approval of Agenda by Heather Bennett
Seconded by John Stubbs
Amendment to the Agenda:
1- Revision/ corrections to AGM Minutes of November 29, 2007 (corrected the Date Typo).
2/3- Revision of Financial Statement of September 30, 2007 (There was no deficit, it was a transfer of funds, new financial statements handed out to correct and to verify). Proposed transfer was legal and correct = Motion from Lita Powel and seconded by Heather Bennett. Vote held and it was carried unanimous.
Motion to hold council elections now prior to proceeding with meeting:
Motioned by John Stubbs
Seconded by Elaine Nothstein
There are 8 nominations: Dave Henderson, Lorna Bihori, Dan Veller, John Stubbs, Elaine Nothstein, April James, Pat Nyeste, Mike McAdams
Discussion as to the number of council members allowed.
Votes taken, while votes are being counted and verified…..
Approval of November 29, 2007 Minutes and of Financial statement of September 30, 2007 – motion to approve amendments by John Stubbs, seconded by Elaine Nothstein.
Unfinished Business –LANDSCAPING – fencing (priority)
· Planter boxes should be 4 sided so dirt isn’t against building
· “B” and “D” drives have had no lawn/weeding, or tree trimming
· Maintenance workers not being double checked that work is completed
- BUDGET – amended budget – moved Shingles from operating account to contingency reserve fund.
§ Concerns as to why fencing is coming out of landscaping.
§ Questions around fines to owners/tenants
§ Clarified Strata Expenses = AGM meeting, CHOA seminars, training seminars
§ Motion to change roof expenses, as well as sewer/water expenses form operating account to contingency reserve fund = Lita Powel and seconded by Elaine Nothstein. Vote = unanimous.
- Concern for fenced in yards being fire traps
- D 71 = seven to eight months ago water line installed, hole in floor still un-repaired, Outside lighting issues, Ice around garbage dumpsters are serious hazard
Council Election Results in order of most votes: Elaine Nothstein, Dan Veller, Lorna Bihori, Dave Henderson, Mike McAdams, John Stubbs, April James, Pat Nyeste. First 5 named is the new council unless determined to have more than 5 council members.
President’s report was read and comments were as follows:
Why aren’t bylaws being fined and collected?
Security speeds through the complex once a day.
Wanting gates installed – suggested removing all fences throughout complex
Minutes not being posted on the blog
RCMP won’t attend Alpine Village
Want eavestroughing done once a year
No new rules to ratify at this time.
The complex has a new insurance company due to pricing. Last appraised in 2007.
Motion to accept the Operating Statement of 2007-2008 = Elaine Nothstein
seconded by Claude DesRoches. Vote to approve was unanimous.
Review of Operating Budget for 2008-2009 – Change made for roofing, water/sewer
- Should break up common area items such as parking lots, parking walks and drives, playground etc.
- Motion to accept = Elaine Nothstein, and seconded by Dave Henderson
Revised changes
Totals are 0% increase = $ 280,558.33
10% increase= $ 290,449.78
CRF (contingency reserve fund) 30 – 55 at 0% and 75 at 10%.
Vote on amended document to reflect above changes = 1 abstained rest were unanimous.
Vote on Budget = 10% increase = 69 in favor, 26 against, 1 abstained. 10% increase passed.
New Business – Have one person from council take a strata course estimated cost of $800.00
Meeting adjourned at 10:15pm Motion Dan Veller, seconded by Elaine Nothstein.
PLEASE NOTE:
Some questions have been asked on or about information provided on our annual financial statement. We are still looking into it.
If reverse is required, we will mail it out.
Annual General Meeting
Held December 4, 2008
Meeting called to order at 7:40 pm
Certified Proxies and Corporate Reprentatives
Quorum reached as 98 present in person or represented by proxy.
Dan Veller clarified that Claude DesRoches is an Office Manager and is not a Strata Manager.
Approval of Agenda by Heather Bennett
Seconded by John Stubbs
Amendment to the Agenda:
1- Revision/ corrections to AGM Minutes of November 29, 2007 (corrected the Date Typo).
2/3- Revision of Financial Statement of September 30, 2007 (There was no deficit, it was a transfer of funds, new financial statements handed out to correct and to verify). Proposed transfer was legal and correct = Motion from Lita Powel and seconded by Heather Bennett. Vote held and it was carried unanimous.
Motion to hold council elections now prior to proceeding with meeting:
Motioned by John Stubbs
Seconded by Elaine Nothstein
There are 8 nominations: Dave Henderson, Lorna Bihori, Dan Veller, John Stubbs, Elaine Nothstein, April James, Pat Nyeste, Mike McAdams
Discussion as to the number of council members allowed.
Votes taken, while votes are being counted and verified…..
Approval of November 29, 2007 Minutes and of Financial statement of September 30, 2007 – motion to approve amendments by John Stubbs, seconded by Elaine Nothstein.
Unfinished Business –LANDSCAPING – fencing (priority)
· Planter boxes should be 4 sided so dirt isn’t against building
· “B” and “D” drives have had no lawn/weeding, or tree trimming
· Maintenance workers not being double checked that work is completed
- BUDGET – amended budget – moved Shingles from operating account to contingency reserve fund.
§ Concerns as to why fencing is coming out of landscaping.
§ Questions around fines to owners/tenants
§ Clarified Strata Expenses = AGM meeting, CHOA seminars, training seminars
§ Motion to change roof expenses, as well as sewer/water expenses form operating account to contingency reserve fund = Lita Powel and seconded by Elaine Nothstein. Vote = unanimous.
- Concern for fenced in yards being fire traps
- D 71 = seven to eight months ago water line installed, hole in floor still un-repaired, Outside lighting issues, Ice around garbage dumpsters are serious hazard
Council Election Results in order of most votes: Elaine Nothstein, Dan Veller, Lorna Bihori, Dave Henderson, Mike McAdams, John Stubbs, April James, Pat Nyeste. First 5 named is the new council unless determined to have more than 5 council members.
President’s report was read and comments were as follows:
Why aren’t bylaws being fined and collected?
Security speeds through the complex once a day.
Wanting gates installed – suggested removing all fences throughout complex
Minutes not being posted on the blog
RCMP won’t attend Alpine Village
Want eavestroughing done once a year
No new rules to ratify at this time.
The complex has a new insurance company due to pricing. Last appraised in 2007.
Motion to accept the Operating Statement of 2007-2008 = Elaine Nothstein
seconded by Claude DesRoches. Vote to approve was unanimous.
Review of Operating Budget for 2008-2009 – Change made for roofing, water/sewer
- Should break up common area items such as parking lots, parking walks and drives, playground etc.
- Motion to accept = Elaine Nothstein, and seconded by Dave Henderson
Revised changes
Totals are 0% increase = $ 280,558.33
10% increase= $ 290,449.78
CRF (contingency reserve fund) 30 – 55 at 0% and 75 at 10%.
Vote on amended document to reflect above changes = 1 abstained rest were unanimous.
Vote on Budget = 10% increase = 69 in favor, 26 against, 1 abstained. 10% increase passed.
New Business – Have one person from council take a strata course estimated cost of $800.00
Meeting adjourned at 10:15pm Motion Dan Veller, seconded by Elaine Nothstein.
PLEASE NOTE:
Some questions have been asked on or about information provided on our annual financial statement. We are still looking into it.
If reverse is required, we will mail it out.
Monday, January 12, 2009
Strata Council Minutes - December 18, 2008
Monthly Strata Council Meeting
December 18, 2008
Attendees: Dan Veller, Mike McAdams, Dave Henderson, Lorna Bihori, Elaine Nothstein
Meeting Called to order at 5:55 pm
Office Manager (Claude DesRoches) presented his report to council
- D 71 cement floor needs repaired (Insurance negotiations ongoing regarding damage).
- Someone was hired to clear snow with Al supervising due to Al being currently unable to perform regular work duties.
- Quote of $2200.00 was accepted to separate D80 from Strata and then we can complete renovations of the old laundry building
- Claude will be back to regular schedule as of January 4, 2009
- Council instructed Claude to approach CHOA regarding advise on revision of strata bylaws, once we receive these suggestions, we ask that Claude forward suggestions to the lawyer to have these bylaws rewritten
- Claude’s #1 priority will be to send a letter regarding enforcement of bylaws
Council Elections:
Dan Veller – president
Mike McAdams – vice president
Lorna Bihori – secretary
Dave Henderson – council member
Elaine Nothstein – council member
Council would like Al to attend the next council meeting with a list of maintenance items he has noticed.
Meeting ended at 6:57 pm
Council will meet on January 22, 2009 at 5:30 pm
December 18, 2008
Attendees: Dan Veller, Mike McAdams, Dave Henderson, Lorna Bihori, Elaine Nothstein
Meeting Called to order at 5:55 pm
Office Manager (Claude DesRoches) presented his report to council
- D 71 cement floor needs repaired (Insurance negotiations ongoing regarding damage).
- Someone was hired to clear snow with Al supervising due to Al being currently unable to perform regular work duties.
- Quote of $2200.00 was accepted to separate D80 from Strata and then we can complete renovations of the old laundry building
- Claude will be back to regular schedule as of January 4, 2009
- Council instructed Claude to approach CHOA regarding advise on revision of strata bylaws, once we receive these suggestions, we ask that Claude forward suggestions to the lawyer to have these bylaws rewritten
- Claude’s #1 priority will be to send a letter regarding enforcement of bylaws
Council Elections:
Dan Veller – president
Mike McAdams – vice president
Lorna Bihori – secretary
Dave Henderson – council member
Elaine Nothstein – council member
Council would like Al to attend the next council meeting with a list of maintenance items he has noticed.
Meeting ended at 6:57 pm
Council will meet on January 22, 2009 at 5:30 pm
Strata Council Minutes November 20, 2008
Monthly Strata Council Meeting
November 20, 2008
Attendees: Dan Veller, Mike McAdams, Dave Henderson, Lorna Bihori
Meeting Called to order at 5:35 pm
Council met with Emily Boyko of D73 re: sewer back up, flooding; and determined that flooding occurred due to heavy rain and yard slopage.
The Strata will have to lower the yard to regrade slope from building to parking lot. Council voted no to covering insurance deductible but will do preventative measures.
Council discussed security and surveillance measures and will look at quotes for video surveillance.
Meeting ended at 6:45 pm
New Council will meet after AGM on December 18, 2008 at 5:30 pm
November 20, 2008
Attendees: Dan Veller, Mike McAdams, Dave Henderson, Lorna Bihori
Meeting Called to order at 5:35 pm
Council met with Emily Boyko of D73 re: sewer back up, flooding; and determined that flooding occurred due to heavy rain and yard slopage.
The Strata will have to lower the yard to regrade slope from building to parking lot. Council voted no to covering insurance deductible but will do preventative measures.
Council discussed security and surveillance measures and will look at quotes for video surveillance.
Meeting ended at 6:45 pm
New Council will meet after AGM on December 18, 2008 at 5:30 pm
Strata Council Minutes - November 3, 2008
Monthly Strata Council Meeting
November 3, 2008
Attendees: Mike McAdams, Dave Henderson, Lorna Bihori
Meeting Called to order at 5:30 pm
Discussed upcoming AGM for Nov 27, 2008
Reviewed budget and President’s Report.
Meeting ended at 6:50 pm
Council will meet again November 20, 2008 at 5:30 pm
November 3, 2008
Attendees: Mike McAdams, Dave Henderson, Lorna Bihori
Meeting Called to order at 5:30 pm
Discussed upcoming AGM for Nov 27, 2008
Reviewed budget and President’s Report.
Meeting ended at 6:50 pm
Council will meet again November 20, 2008 at 5:30 pm
Strata Council Minutes - September 18, 2008
Monthly Strata Council Meeting
Attendees: Dan Veller, Mike McAdams, Dave Henderson, Lorna Bihori
Meeting Called to order at
Claude DesRoches is away due to illness. He has submitted a manager’s report. A temp (Mona) will help fill the void until his return. Mona will keep the office open 3 days/wk and Claude will remain in contact for support and to keep himself updated for his return. Due to the office being open less we will only be having the office cleaned once every 2nd week.
It was decided that the fence by Strata 1 will remain as is until spring.
The maintenance crew will focus on D80 fence (needs to be completed for the separation of strata and the unit); Line painting parking lots; touch up painting in the Complex; Make visitor parking signs 12 x 12 with a yellow V to indicate visitor parking for the winter months. These signs will be removed in the spring and put up in the fall.
We will be contacting
Lawn seeding will be done at the beginning of October.
Grevman court submitted a complaint that our residents are using their dumpsters.
Currently the roofs are at a standstill due to contractor issues.
Lorna will be attending CHOA conference Sept 27/08.
Next meeting scheduled Oct 2/08, council agreed to meet more often while Claude is off.
Meeting ended at
Thursday, August 14, 2008
Strata Meeting Minutes - July 17, 2008
STRATA COUNCIL MEEITNG
MINUTES OF July 17, 2008
Meeting called to order 5:39 PM
Attendees:
Guests: Claude DesRoches (Office Manager); Shawn Stubbs (Owner D70)
- Shawn Stubbs has some concerns about bylaw enforcement and feels that it should be enforced with no tolerance. He also would like to see a Block Watch program started. Council mentioned that we have tried to get the program started for the past 4 years. We need volunteers to step forward to run a program like this and we have not had any volunteers wanting to take this on. If any of you reading this are interested, please contact Claude at the office.
- Maureen Bricker has been asked to tender her resignation for continuing to interfere with maintenance workers and also stating that she is above our bylaws. Maureen refused to resign and council voted unanimous by all four councilors that she should no longer be able to sit on council. NOTE - Lorna Bihori voted by e-mail as she was unable to attend in person.
- Maintenance report. Most things are finally taking shape and the complex looks better than it has for a long time now. It has been great to get positive feed back from owners and tenants. Jacques is no longer on the maintenance team and at this point we are not replacing him. We will use part time help when needed and try to keep our costs down.
- Last, your council and also Claude, our manager, have been receiving some letters and e-mails about the complex and how it is run. I would like to state that if anyone has something to say about the complex, our manager or council; please attend a meeting or submit your thoughts in writing to us. We are very approachable and always have been. We ask that if you have something to say, please let us know who you are so we can respond to you.
Dan Veller
Tuesday, July 15, 2008
Strata Meeting Minutes - June 19, 2008
Alpine Village Strata – PGS 173
Strata Council Meeting
Minutes of June 19, 2008
In Attendance: Dan Veller, Mike McAdams, Lorna Bihori, Dave Hendrickson, Maureen Bricker
Meeting called to order at 5:31 pm
Claude DesRoches gave the Manager’s Report:
Ø Parking Lots have been all swept
Ø The fencing along the Hwy is now completed
Ø The lawns have been fertilized and reseeded
Ø The flower beds are now ready for planting
Ø Summer Hiring is now complete – hired from Blade Runner 2 part time people have been hired for the summer
Ø D80 letter has been sent out to lawyers for both sides
Ø PG1 fence – get a machine I to dig post holes down deep and cement posts in
Ø Budget is on target but spent lots for landscaping in June
Ø A43 letter of demand issued for removal of tenant
Ø Maintenance crew – Jacque Gagnon is no longer with us
The flowers and shrubs from Uncle John’s Greenhouse will be delivered and planted
Gathering quotes for some trees to be planted in the fall.
Council members are not to give any kind of direction or concerns to maintenance or other staff – directions and concerns are to be directed in writing to the Manager and the Manager will deal with the staff.
Memo to occupants is still in the works – needs some fine tuning before being approved
Equipment belonging to Strata is not to leave strata property unless for repair.
Next meeting at 5:30 pm on July 17, 2008
Meeting ended at 8:03 pm
Strata Council Meeting
Minutes of June 19, 2008
In Attendance: Dan Veller, Mike McAdams, Lorna Bihori, Dave Hendrickson, Maureen Bricker
Meeting called to order at 5:31 pm
Claude DesRoches gave the Manager’s Report:
Ø Parking Lots have been all swept
Ø The fencing along the Hwy is now completed
Ø The lawns have been fertilized and reseeded
Ø The flower beds are now ready for planting
Ø Summer Hiring is now complete – hired from Blade Runner 2 part time people have been hired for the summer
Ø D80 letter has been sent out to lawyers for both sides
Ø PG1 fence – get a machine I to dig post holes down deep and cement posts in
Ø Budget is on target but spent lots for landscaping in June
Ø A43 letter of demand issued for removal of tenant
Ø Maintenance crew – Jacque Gagnon is no longer with us
The flowers and shrubs from Uncle John’s Greenhouse will be delivered and planted
Gathering quotes for some trees to be planted in the fall.
Council members are not to give any kind of direction or concerns to maintenance or other staff – directions and concerns are to be directed in writing to the Manager and the Manager will deal with the staff.
Memo to occupants is still in the works – needs some fine tuning before being approved
Equipment belonging to Strata is not to leave strata property unless for repair.
Next meeting at 5:30 pm on July 17, 2008
Meeting ended at 8:03 pm
Strata Meeting Minutes - May 15, 2008
ALPINE VILLAGE STRATA - PGS 173
STRATA COUNCIL MEETING
MINUTES OF MAY 15, 2008
Meeting called to order at 5:30pm
Attendees: Dan Veller, Mike McAdams, David Henderson, Maureen Bricker, Lorna Bihori
Guests: Claude DesRoches, Heather Bennett
Heather Bennett presented a plan to put in a horseshoe pit (contractor to do it) by E25 on common property. She said there is a tenant who is also a contractor and is willing to do it. This would eliminate the weeds and they would put gravel in pits rather than sand to eliminate cat feces problem. They would look at a removable pin in order to eliminate any liability issues. She estimated $900 for labor and materials. Council decided to look at putting a pit in a fenced enclosure in D drive's entrance area.
Claude DesRoches submitted his manager’s report which included:
WR Ventures submitted a quote for siding but it is too highly priced - Decided to ask WR Ventures to re-quote with only replacing the wood with vinyl and leave the stucco untouched. Council also decided to search through CHOA for alternatives to siding
Insurance - Property, Fire & Liability - looked into cost factors and feasibility re such extras as earthquake and flood endorsements. Will look into further
Decided not to build a fence between us and Strata #1 at this time.
Researching construction options to redo the doorway overhangs in a costly and feasible manner prior to siding
updates on the continued bylaw infractions
Landscaping - topsoil on order, fertilizer and seed on standby awaiting soil conditions for the bobcat to work without sinking.
Summer help - PG Native Center, Job action, Multicultural
Front fences along A75-80 to become uniform, keep all the gates straight no design on some and not on others
Lawns to mowed and trimmed immediately and then maintained Wednesdays and Thursdays weekly thereafter
Ensure hoses and taps are ready for the season
Council decided the month’s priorities should be:
1) Lawn Care
2) Landscaping
3) Summer help hired
4) Projects i.e. roofs, fences
5) Bylaws such as the broken window in A 103 and window coverings throughout the complex. Council is looking at constructing a letter to have the managers and owners clean up their properties and ensure they are meeting bylaw standards to aid Claude in this huge ongoing task
Landscaping - do the lime to kill the moss, aerate, top sand, seed and fertilize then water, water, water and mow. After meeting with the landscape companies we realize we are too late to kill the moss for this year!
Maureen will call contractors to get quotes so that the landscaping can be put into effect immediately. Lorna to email Claude with a couple companies willing to do labor tryouts for 2 hours at $8-$10/hr so that we can get the flower beds cleaned up and try out this summer help agencies to see who is worth hiring for the summer.
Janitor - Maureen to offer Janitor contract to the person council agreed with, along with the guidelines agreed upon.
Mike and Dan will talk with the owner of D80 to see if a final agreement can be hashed out so that the common property attached with this unit can be properly dealt with prior to the sale.
Meeting ended after council did a walk around of some of the landscaping problem areas.
Next meeting June 19, 2008 at 5:30pm
STRATA COUNCIL MEETING
MINUTES OF MAY 15, 2008
Meeting called to order at 5:30pm
Attendees: Dan Veller, Mike McAdams, David Henderson, Maureen Bricker, Lorna Bihori
Guests: Claude DesRoches, Heather Bennett
Heather Bennett presented a plan to put in a horseshoe pit (contractor to do it) by E25 on common property. She said there is a tenant who is also a contractor and is willing to do it. This would eliminate the weeds and they would put gravel in pits rather than sand to eliminate cat feces problem. They would look at a removable pin in order to eliminate any liability issues. She estimated $900 for labor and materials. Council decided to look at putting a pit in a fenced enclosure in D drive's entrance area.
Claude DesRoches submitted his manager’s report which included:
WR Ventures submitted a quote for siding but it is too highly priced - Decided to ask WR Ventures to re-quote with only replacing the wood with vinyl and leave the stucco untouched. Council also decided to search through CHOA for alternatives to siding
Insurance - Property, Fire & Liability - looked into cost factors and feasibility re such extras as earthquake and flood endorsements. Will look into further
Decided not to build a fence between us and Strata #1 at this time.
Researching construction options to redo the doorway overhangs in a costly and feasible manner prior to siding
updates on the continued bylaw infractions
Landscaping - topsoil on order, fertilizer and seed on standby awaiting soil conditions for the bobcat to work without sinking.
Summer help - PG Native Center, Job action, Multicultural
Front fences along A75-80 to become uniform, keep all the gates straight no design on some and not on others
Lawns to mowed and trimmed immediately and then maintained Wednesdays and Thursdays weekly thereafter
Ensure hoses and taps are ready for the season
Council decided the month’s priorities should be:
1) Lawn Care
2) Landscaping
3) Summer help hired
4) Projects i.e. roofs, fences
5) Bylaws such as the broken window in A 103 and window coverings throughout the complex. Council is looking at constructing a letter to have the managers and owners clean up their properties and ensure they are meeting bylaw standards to aid Claude in this huge ongoing task
Landscaping - do the lime to kill the moss, aerate, top sand, seed and fertilize then water, water, water and mow. After meeting with the landscape companies we realize we are too late to kill the moss for this year!
Maureen will call contractors to get quotes so that the landscaping can be put into effect immediately. Lorna to email Claude with a couple companies willing to do labor tryouts for 2 hours at $8-$10/hr so that we can get the flower beds cleaned up and try out this summer help agencies to see who is worth hiring for the summer.
Janitor - Maureen to offer Janitor contract to the person council agreed with, along with the guidelines agreed upon.
Mike and Dan will talk with the owner of D80 to see if a final agreement can be hashed out so that the common property attached with this unit can be properly dealt with prior to the sale.
Meeting ended after council did a walk around of some of the landscaping problem areas.
Next meeting June 19, 2008 at 5:30pm
Strata Meeting Minutes - April 17, 2008
ALPINE VILLAGE STRATA – PGS 173
STRATA COUNCIL MEETING
MINUTES OF APRIL 17, 2008
In attendance: Dan Veller, Mike McAdams, Dave Henderson, Lorna Bihori, Maureen Bricker
Called to order at 5:33pm
Managers Report given by Claude Desroches:
Ø Budget: Currently under budget (Insurance higher, snow removal higher)
Ø Bylaw Letters: Bylaw infractions noticed by anyone should be provided in writing to Claude.
Ø Spring Newsletter: Good response!
Ø Trees: 112 trees were dealt with (trimmed, removed)
Ø Roofs: 4 more to be done this year (a23-30, 31-36, 37-43, 44-48); 2 to be done next year (e/f drive) Request to have utility buildings done with the leftovers. Buildings do not have enough ventilation in them. Perhaps enlarge the vents in the gable ends. Clean gutters!
Ø Siding: WR Ventures to quote us on the siding
Ø Insurance: Comparing Barton (current) with Fournier
Ø Sensor Lights: To be installed, only good quality ones in vulnerable areas
Ø Floor in Utility Buildings: Get cement prices in June
Ø Summer Hiring: Currently looking at prospects – should look at Multicultural Society
Ø Road cleaning: Currently getting quotes to have drives cleaned
Ø Lawns: Get quotes on lawn aeration, fertilizing/reseeding. Top sand after aeration. Would like this work completed ASAP as the time is now.
D80 Sale: continue with planning to separate electrical, heating, stairway etc from the common property.
Landscaping: Lawn mowing to start soon – set up schedule and notify occupants. Still waiting to do walk around with Josh (Art Knapp’s) to plan landscaping and then get quotes on getting the landscaping done. Snow is almost completely gone now.
Siding: WR Ventures to provide quote on siding. Doorway roofs need to be dealt with prior to siding. Suggest removing roofs from backyard doorways and all front doorways to be uniform (Strathcona and Upland sides) Need immediate paint repair to some areas of the complex (cannot wait for siding). Front doors throughout complex need to be a uniform color and done properly.
Next meeting to be held May 15, 2008 at 5:30 pm at the Strata Office.
Meeting adjourned 8:03 pm
STRATA COUNCIL MEETING
MINUTES OF APRIL 17, 2008
In attendance: Dan Veller, Mike McAdams, Dave Henderson, Lorna Bihori, Maureen Bricker
Called to order at 5:33pm
Managers Report given by Claude Desroches:
Ø Budget: Currently under budget (Insurance higher, snow removal higher)
Ø Bylaw Letters: Bylaw infractions noticed by anyone should be provided in writing to Claude.
Ø Spring Newsletter: Good response!
Ø Trees: 112 trees were dealt with (trimmed, removed)
Ø Roofs: 4 more to be done this year (a23-30, 31-36, 37-43, 44-48); 2 to be done next year (e/f drive) Request to have utility buildings done with the leftovers. Buildings do not have enough ventilation in them. Perhaps enlarge the vents in the gable ends. Clean gutters!
Ø Siding: WR Ventures to quote us on the siding
Ø Insurance: Comparing Barton (current) with Fournier
Ø Sensor Lights: To be installed, only good quality ones in vulnerable areas
Ø Floor in Utility Buildings: Get cement prices in June
Ø Summer Hiring: Currently looking at prospects – should look at Multicultural Society
Ø Road cleaning: Currently getting quotes to have drives cleaned
Ø Lawns: Get quotes on lawn aeration, fertilizing/reseeding. Top sand after aeration. Would like this work completed ASAP as the time is now.
D80 Sale: continue with planning to separate electrical, heating, stairway etc from the common property.
Landscaping: Lawn mowing to start soon – set up schedule and notify occupants. Still waiting to do walk around with Josh (Art Knapp’s) to plan landscaping and then get quotes on getting the landscaping done. Snow is almost completely gone now.
Siding: WR Ventures to provide quote on siding. Doorway roofs need to be dealt with prior to siding. Suggest removing roofs from backyard doorways and all front doorways to be uniform (Strathcona and Upland sides) Need immediate paint repair to some areas of the complex (cannot wait for siding). Front doors throughout complex need to be a uniform color and done properly.
Next meeting to be held May 15, 2008 at 5:30 pm at the Strata Office.
Meeting adjourned 8:03 pm
Strata Meeting Minutes - March 20, 2008
ALPINE VILLAGE STRATA – PGS 173
STRATA COUNCIL MEETING
MINUTES OF MARCH 20, 2008
In attendance: Mike McAdams, Lorna Bihori, Dave Henderson, Maureen Bricker
Meeting called to order at 5:30 pm
Managers Report presented by Claude DesRoches:
Ø Developing visitor parking signs, continued snow removal, progress on tree falling were all discussed.
Landscaping: Josh @ Art Knapps wants to wait until the snow is gone before commencing with the walk around.
G62 request was disallowed due to not being able to alter common property
Shaw Cable Request for installation of gate behind units D71/D72 was denied due to security and safety issues.
D80 Sale: Proceed with laundry room at this time and getting the electrical disconnected. Look at getting an engineers report for the staircase.
E7 Request for a gate on her fence was denied.
Blue Cross proposal for employees has been denied at this time as this would be considered a raise.
Bird Feeder Complaint: Snow removal damaged a bird feeder, pay the owner for the bird feeder – receipt was provided and was not unreasonable.
Insurance quotes still in the works
A Drive needs paint repair immediately as we can not wait for a siding decision.
Next meeting April 17, 2008 at 5:30 pm
Meeting adjourned 7:59 pm
STRATA COUNCIL MEETING
MINUTES OF MARCH 20, 2008
In attendance: Mike McAdams, Lorna Bihori, Dave Henderson, Maureen Bricker
Meeting called to order at 5:30 pm
Managers Report presented by Claude DesRoches:
Ø Developing visitor parking signs, continued snow removal, progress on tree falling were all discussed.
Landscaping: Josh @ Art Knapps wants to wait until the snow is gone before commencing with the walk around.
G62 request was disallowed due to not being able to alter common property
Shaw Cable Request for installation of gate behind units D71/D72 was denied due to security and safety issues.
D80 Sale: Proceed with laundry room at this time and getting the electrical disconnected. Look at getting an engineers report for the staircase.
E7 Request for a gate on her fence was denied.
Blue Cross proposal for employees has been denied at this time as this would be considered a raise.
Bird Feeder Complaint: Snow removal damaged a bird feeder, pay the owner for the bird feeder – receipt was provided and was not unreasonable.
Insurance quotes still in the works
A Drive needs paint repair immediately as we can not wait for a siding decision.
Next meeting April 17, 2008 at 5:30 pm
Meeting adjourned 7:59 pm
Tuesday, April 29, 2008
Strata Meeting Minutes - February 21, 2008
ALPINE VILLAGE STRATA PGS 173
MONTHLY STRATA MEETING
MEETING MINUTES OF February 21, 2008
Attendees: Lorna Bihori, Dan Veller, Mike McAdams, Maureen Bricker, Dave Henderson
Resource Person: Claude DesRoches
Agenda: Landscaping
Manager’s report
Meeting called to order @ 5:32 pm
Maintenance Report was given by Claude
– lots of snow removal
– continued repairs to electrical plug ins
– Gate @ C76 will no longer be repaired as it was repaired 4x in the last month
– provided council with a list of letters to occupants
– confirmed 5 will be attending upcoming CHOA meeting
– Siding – only one PG contractor wanting to quote
– D80 for sale discussed common property infringements that will need to be looked at.
– Discussed upcoming workshops for crime free environment (RCMP putting it on for landlords).
– Laundry Room on hold pending D80 issues.
– Trees – 68 trees affected (hazardous ones only at this time) Maureen motioned to accept bid, Dan 2nd, vote = unanimous.
– Shaw cable requesting gates for their access – agreed this was not a necessity
– Visitor Parking Signs – have our maintenance work on making these and mounting them on wooden posts (2ft underground, 4ft above ground).
– A44 requesting permission for a gazebo in backyard – permanent not allowed but non permanent allowed.
– Claude is looking into Blue Cross for medical for employees.
Hydro rooms – ask Claude to check into getting a cement truck to do floors.
Landscaping – ask Claude to make a list of all outside taps to see if they are working or not.
- Josh from Art Knapps to do a walk around with all council members to come up with a 3yr landscaping plan, hopefully do walk around by mid March
- Occupants to be advised of lawn mowing and watering days
- Letter asking which occupants will be caring for their own area
- Alpine Village sign to be upgraded
- Once plan is agreed upon then look at getting quotes from contractors to do the initial landscaping and then our maintenance team to do the upkeep.
- Come up with some kind of marker to identify which areas will be maintained by occupants, if occupants do not maintain then marker will be removed and maintenance will look after it
- Perhaps look at ¾ resolution to remove fenced front yards (bottom of A drive) for maintenance issues
- Ask Claude to do up a Spring Clean up letter to go out in March – include a reminder re: bylaws
Next Meeting March 20/08 @
Meeting ended @ 7:35 pm
Wednesday, February 06, 2008
Meeting Minutes - January 20, 2008
Strata Council Meeting
24/01/2008 5:30 PM Strata Office
Type of meeting: Monthly Strata Council Meeting
Attendees: Dan Veller, Mike McAdams, Dave Henderson, Maureen Bricker, Lorna Bihori
Agenda topics Guest Attendees: Strata PGS #1 Bruce Dixon
Maintenance Report: Jacques Gagnon
Manager's Report: Claude DesRoches
Landscaping
Electrical Rooms
CHOA Seminar
Dog request
Siding
Laundry Room
Budget
Strata Council Meeting
24/01/2008 5:30 PM Strata Office
Meeting Called to order at: 5:38 pm
Agenda topics
Strata PGS #1 - Bruce Dixon
Discussion:
Good Neighbor Fence between our 2 properties: A new fence will be constructed in the Spring (soon as weather permits).
A new Cost Sharing proposal will be made up for acceptance prior to proceeding!
Conclusions:
Both parties would like the fence – weather and proposal acceptance are the outstanding factors.
Action items: A new cost sharing proposal will be drawn up by us
Person responsible: Claude DesRoches
Deadline: ASAP
Maintenance Report: Jacques Gagnon
Discussion:
Concern for Spring Planning to be organized now. Suggestion for 2 summer hirees ( 1 perm, 1 part-time)
Conclusions: Suggestions appreciated
Action items: Coucil will meet Feb 21 – agenda Landscaping, organize Spring/Summer plans/schedules
Person responsible: Council
Deadline: Feb 21-08
Manager's Report - Claude DesRoches
Discussion:
Houle Electric has brought Electrical Rooms up to par. It is also noted that 80% of the flooring is rotten
Snow Removal working great. Bylaw letters were sent regarding Garbage Problems. Hazard has been noted that people are throwing propane bottles into the dumpsters. Some fence posts need replacing. Council has reviewed the protocol for illegal activity, and a no tolerance policy will be maintained. Getting Estimates for Tree Removal, cleanup and stump removal. Roof – There are still 4-6 roofs to be completed. Starting to collect quotes for Siding the complex A decision on the porch roofs must be decided to get accurate quotes. Residents are requesting Visitor Parking Signage. Letter provided by D56 requesting permission to keep a restricted pet.
Conclusions:
Propane Bottles in dumpsters will be addressed in the next newsletter to residents. D56’s request was denied (vote was 4 no and 1 abstained). Electrical Sheds floors to be dealt with at a later date.
Action items: Good response to bylaw letters that went out re: uninsured vehicles (4 currently outstanding), pets, and garbage. Maintenance to create Visitor Parking Signage for the complex.
Person responsible: Claude DesRoches
Deadline: Ongoing
Landscaping
Discussion: Art Knapps to come (weather permitting) and do up a landscaping plan for the complex
Once landscaping plan established get quotes from contractors to due the large jobs and leave the upkeep to our maintenance crew. Outside water taps all need to be functioning. Letter to residents advising of lawn and garden care schedules.
Conclusions: Need more time to discuss watering, mowing etc plans for spring
Action items: Dedicate next meeting Feb 21 to planning landscaping
Person responsible: Council
Deadline: Feb 21-08
CHOA Seminar
Discussion: There is an upcoming CHOA Seminar May 10/08 – everyone would like to attend
Conclusions: It is beneficial for everyone – Dave is unable to attend on that date.
Action items: Book seminar for Dan, Mike, Maureen, Lorna and Claude
Person responsible: Claude DesRoches
Deadline: ASAP
Laundry Room
Discussion: Would like to get this room renovated and ready to use.
Conclusions: Get quotes on completing the renovations
Action items: Same as above
Person responsible: Claude DesRoches
Deadline: ASAP
Budget
Discussion: Revenue is up, Expenses are down, Operating Expenses are up due to repairs, Professional Fees are down, Repairs/ Maintenance are up due to Fencing,
Conclusions: Budget was balanced for entire year, therefore monthly is not a true showing. The most expensive time of the year is upcoming.
Action items:
Person responsible:
Deadline:
Special notes:
A list of Owners, Managers, and Tenants for Strata Council Members was discussed and left for review at a later date.
Maintenance requested a raise: Jacques’ request will be reviewed. Alan’s request was denied at this time.
Council would like Claude to keep track of : # of bylaw infractions, # of bylaw letters sent out, # of responses, and fines collected. Claude will focus on the following bylaw infractions ( pets, vehicles, window coverings). We would like Claude to try knocking on the residents’ door and giving verbal notice prior to submitting a letter of infraction to the resident. Claude is to hand out letters etc (not maintenance personnel).
Next council Meeting Feb. 21, 2008 at 5:30 pm
Meeting adjourned at 7:45 pm.
24/01/2008 5:30 PM Strata Office
Type of meeting: Monthly Strata Council Meeting
Attendees: Dan Veller, Mike McAdams, Dave Henderson, Maureen Bricker, Lorna Bihori
Agenda topics Guest Attendees: Strata PGS #1 Bruce Dixon
Maintenance Report: Jacques Gagnon
Manager's Report: Claude DesRoches
Landscaping
Electrical Rooms
CHOA Seminar
Dog request
Siding
Laundry Room
Budget
Strata Council Meeting
24/01/2008 5:30 PM Strata Office
Meeting Called to order at: 5:38 pm
Agenda topics
Strata PGS #1 - Bruce Dixon
Discussion:
Good Neighbor Fence between our 2 properties: A new fence will be constructed in the Spring (soon as weather permits).
A new Cost Sharing proposal will be made up for acceptance prior to proceeding!
Conclusions:
Both parties would like the fence – weather and proposal acceptance are the outstanding factors.
Action items: A new cost sharing proposal will be drawn up by us
Person responsible: Claude DesRoches
Deadline: ASAP
Maintenance Report: Jacques Gagnon
Discussion:
Concern for Spring Planning to be organized now. Suggestion for 2 summer hirees ( 1 perm, 1 part-time)
Conclusions: Suggestions appreciated
Action items: Coucil will meet Feb 21 – agenda Landscaping, organize Spring/Summer plans/schedules
Person responsible: Council
Deadline: Feb 21-08
Manager's Report - Claude DesRoches
Discussion:
Houle Electric has brought Electrical Rooms up to par. It is also noted that 80% of the flooring is rotten
Snow Removal working great. Bylaw letters were sent regarding Garbage Problems. Hazard has been noted that people are throwing propane bottles into the dumpsters. Some fence posts need replacing. Council has reviewed the protocol for illegal activity, and a no tolerance policy will be maintained. Getting Estimates for Tree Removal, cleanup and stump removal. Roof – There are still 4-6 roofs to be completed. Starting to collect quotes for Siding the complex A decision on the porch roofs must be decided to get accurate quotes. Residents are requesting Visitor Parking Signage. Letter provided by D56 requesting permission to keep a restricted pet.
Conclusions:
Propane Bottles in dumpsters will be addressed in the next newsletter to residents. D56’s request was denied (vote was 4 no and 1 abstained). Electrical Sheds floors to be dealt with at a later date.
Action items: Good response to bylaw letters that went out re: uninsured vehicles (4 currently outstanding), pets, and garbage. Maintenance to create Visitor Parking Signage for the complex.
Person responsible: Claude DesRoches
Deadline: Ongoing
Landscaping
Discussion: Art Knapps to come (weather permitting) and do up a landscaping plan for the complex
Once landscaping plan established get quotes from contractors to due the large jobs and leave the upkeep to our maintenance crew. Outside water taps all need to be functioning. Letter to residents advising of lawn and garden care schedules.
Conclusions: Need more time to discuss watering, mowing etc plans for spring
Action items: Dedicate next meeting Feb 21 to planning landscaping
Person responsible: Council
Deadline: Feb 21-08
CHOA Seminar
Discussion: There is an upcoming CHOA Seminar May 10/08 – everyone would like to attend
Conclusions: It is beneficial for everyone – Dave is unable to attend on that date.
Action items: Book seminar for Dan, Mike, Maureen, Lorna and Claude
Person responsible: Claude DesRoches
Deadline: ASAP
Laundry Room
Discussion: Would like to get this room renovated and ready to use.
Conclusions: Get quotes on completing the renovations
Action items: Same as above
Person responsible: Claude DesRoches
Deadline: ASAP
Budget
Discussion: Revenue is up, Expenses are down, Operating Expenses are up due to repairs, Professional Fees are down, Repairs/ Maintenance are up due to Fencing,
Conclusions: Budget was balanced for entire year, therefore monthly is not a true showing. The most expensive time of the year is upcoming.
Action items:
Person responsible:
Deadline:
Special notes:
A list of Owners, Managers, and Tenants for Strata Council Members was discussed and left for review at a later date.
Maintenance requested a raise: Jacques’ request will be reviewed. Alan’s request was denied at this time.
Council would like Claude to keep track of : # of bylaw infractions, # of bylaw letters sent out, # of responses, and fines collected. Claude will focus on the following bylaw infractions ( pets, vehicles, window coverings). We would like Claude to try knocking on the residents’ door and giving verbal notice prior to submitting a letter of infraction to the resident. Claude is to hand out letters etc (not maintenance personnel).
Next council Meeting Feb. 21, 2008 at 5:30 pm
Meeting adjourned at 7:45 pm.
Meeting Minutes - December 13, 2007
Alpine Village Strata Council Meeting Minutes
Of December 13, 2007
In attendance Dan Veller, Mike McAdams, Maureen Bricker, Dave Henderson, Lorna Bihori,
Call to order at 5:40
First business election of officers, President - Dan Veller, Vice President - Mike McAdams, Secretary - Lorna Bihori
New office hours - 10:00 to 2:00, this leaves Claude one half hour everyday for walk a about and also banking and legal stuff
Priorities for bylaw infractions are - Pets and vehicles
Kilometer charges for the staff are to be paid with regular pay cheques
Maintenance people are to focus on snow removal, sanding and garbage pick up. If there is time left over they are to work on the fencing project.
Call and get quotes to have trees removed that are a safety issue.
Next meeting January 17th at 5:30.
Of December 13, 2007
In attendance Dan Veller, Mike McAdams, Maureen Bricker, Dave Henderson, Lorna Bihori,
Call to order at 5:40
First business election of officers, President - Dan Veller, Vice President - Mike McAdams, Secretary - Lorna Bihori
New office hours - 10:00 to 2:00, this leaves Claude one half hour everyday for walk a about and also banking and legal stuff
Priorities for bylaw infractions are - Pets and vehicles
Kilometer charges for the staff are to be paid with regular pay cheques
Maintenance people are to focus on snow removal, sanding and garbage pick up. If there is time left over they are to work on the fencing project.
Call and get quotes to have trees removed that are a safety issue.
Next meeting January 17th at 5:30.
Friday, December 28, 2007
Minutes AGM November 29, 2007
MINUTES
OF THE ANNUAL GENERAL MEETING of 2006-2007
THE OWNERS STRATA PLAN PGS 173
ALPINE VILLAGE
Held on Thursday, November 29, 2007
Held at the Days Inn, 600 Quebec Street, Prince George, B.C.
The meeting was chaired by the Council President, Dan Veller.
CALL TO ORDER
The Chair called the meeting to order at 7:40 pm.
CERTIFY PROXIES AND CORPORATE REPPRESENTATIVES
The attendance register was taken at the door. There were 95 Owners represented in person (26) and by proxy (69). Under these circumstances, a quorum was present and the meeting was able to proceed with the business at hand.
APPROVAL OF THE AGENDA
It was moved by Dave Henderson and seconded by Betty Andrews to approve the agenda, as amended, for this evening’s meeting.
CARRIED
AMENDMENT TO THE AGENDA
It was moved by Mike McAdams and seconded by Maureen Bricker to amend the Agenda by moving to have the Election to Council before the Adoption of November 14, 2006 Minutes
Unanimous
CARRIED
ELECTION OF COUNCIL
For the election to Council the Chair was transferred to the Strata Office Manager. The Chair noted that the strata act allows for a minimum of three individuals up to a maximum of five individuals on council.
For the purpose of election, the previous council was dissolved and nominations were requested. There was nomination for nine candidates. Votes were received from members present only under secret ballots.
The new council voted in for the 2007 – 2008 year is:
Dan Veller
Mike McAdams
Maureen Bricker
Dave Henderson
Lorna Bihori
ADOPTION OF FEBRUARY 7, 2007 MINUTES
It was moved by Tim Veeken and seconded by Gail Warren to adopt the minutes of the meeting held February 7, 2007 as circulated.
CARRIED
UNFINISHED BUSINESS
No unfinished business
PRESIDENT’S REPORT FOR 2006-2007
The president’s report was presented by Dan Veller and is attached for the owners’ reference.
Moved by: Gail Warren and seconded by Sheryl Dodorico to accept the President’s report as presented and read.
Unanimous
CARRIED
INSURANCE REPORT
A copy of the Insurance report was presented to the members
REVIEW AND APPROVAL OF THE OPERATING BUDGET FOR 2007 – 2008
The Owners were presented with two possible options. Budget A had no increase in monthly maintenance fees. And Budget B with a 10% increase in maintenance fees
The members asked clarification on the status of the Contingency Reserve. The Contingency Reserve Funds now stands at $267,000 as of September 30, 2007.
A motion was presented by Margaret Anderson and seconded by Heather Bennett to transfer the operating surplus of $60,000.00 from the operating budget of 2006-2007 to the contingency reserve fund.
Unanimous
A motion was presented by Margaret Anderson and seconded by Heather Bennett to accept the proposed 2007-2008 Operating Budget with an increase of 10%.
The motion needed a 75% vote in favour. The motion was defeated (32 in favour; 62 against; 2 abstentions).
NEW BUSINESS
The members present discussed several matters:
A) The matter of new siding and problems related to the issue, i.e., condition of current siding, replacement with new siding, paint, rot of actual siding, etc.)
B) The issue of parking, particularly on D54 affected with the presence of trees preventing easy access.
C) The issue related to fencing along Strathcona Avenue. It was determined that fencing will not be replaced at this time for security reason.
D) The issue surrounding window replacement (at the owner’s cost and expenses) and the eventual clean up of the basement window by the strata.
E) The matter surrounding security and cleanliness around the complex
ADJOURNMENT
The meeting was adjourned at 9:40pm
________________________________________________________________
President’s Report, 2007
Fellow Owners
My name is Dan Veller and I am the president of the strata council. This past year we have enjoyed our second year of self management. We have experienced the same growing pains with managers, maintenance and bookkeeping. I am very confident that it is now finally behind us. As you know we as your current council continue to volunteer many hours and large amount of energy getting through this second year.
We have accomplished many things this past year. We continue to replace roofing as required; we have most of the fencing completed in the complex. We planted flowers and some lawn seed and it did help to brighten up the complex. We have had a very busy year with our maintenance workers. They have been pushed very hard by us and it would be greatly appreciated if all of you would give them a word of encouragement from time to time.
Property values are still increasing in the complex and are expected to continue for a few years to come. We still need to spend money to keep our homes looking as they should. The long term maintenance plan that we are using must be kept up or we will fall far behind and special assessment will be required to catch up.
We are looking at two major items that will need attention very soon. The first is the siding. This will take a lot more time to try to put pricing in place. We are working on it and will keep all of you posted as to what we come up with. We understand that there will be some of you who will require help from council and we are also looking into that as well. The second is paving and still a few years away however it is still a very large item that must be dealt with. We need to stay on course and continue to grow our contingency fund to protect all of us for future problems.
Our focus for the new-year is as follows:
1. Shingle replacement will continue as required, the good news is we are almost
done the entire complex. We should be finished in two more years.
2. We are putting together a landscaping plan to change the look of the complex. We
need to make it look more attractive and comfortable for families to live.
3. Bylaw enforcement is also a main priority. It is in our bylaws that all pets must be
registered with council including a picture of the pet. This will no longer be
tolerated as the pet issue has become out of hand.
4. Building the contingency reserve is always a goal for the present council as we
are aware that there are major repairs just around the corner.
5. We are looking into something that will be a permanent fix for the exterior of the
complex. We are currently looking at vinyl siding. This is going to be a major
expense but must be dealt with sooner than later.
6. Last, we need more community support from within the complex to build
committees to help us with all of our tasks. We must continue to lobby the city
about the park and lighting improvements. I ask for this every year and we really
need your help so please volunteer to make Alpine Village a better place to live.
We hopefully have a great team heading into the new year and we will look forward to your input and help with all of our duties in and throughout the complex.
Yours truly
Dan Veller
OF THE ANNUAL GENERAL MEETING of 2006-2007
THE OWNERS STRATA PLAN PGS 173
ALPINE VILLAGE
Held on Thursday, November 29, 2007
Held at the Days Inn, 600 Quebec Street, Prince George, B.C.
The meeting was chaired by the Council President, Dan Veller.
CALL TO ORDER
The Chair called the meeting to order at 7:40 pm.
CERTIFY PROXIES AND CORPORATE REPPRESENTATIVES
The attendance register was taken at the door. There were 95 Owners represented in person (26) and by proxy (69). Under these circumstances, a quorum was present and the meeting was able to proceed with the business at hand.
APPROVAL OF THE AGENDA
It was moved by Dave Henderson and seconded by Betty Andrews to approve the agenda, as amended, for this evening’s meeting.
CARRIED
AMENDMENT TO THE AGENDA
It was moved by Mike McAdams and seconded by Maureen Bricker to amend the Agenda by moving to have the Election to Council before the Adoption of November 14, 2006 Minutes
Unanimous
CARRIED
ELECTION OF COUNCIL
For the election to Council the Chair was transferred to the Strata Office Manager. The Chair noted that the strata act allows for a minimum of three individuals up to a maximum of five individuals on council.
For the purpose of election, the previous council was dissolved and nominations were requested. There was nomination for nine candidates. Votes were received from members present only under secret ballots.
The new council voted in for the 2007 – 2008 year is:
Dan Veller
Mike McAdams
Maureen Bricker
Dave Henderson
Lorna Bihori
ADOPTION OF FEBRUARY 7, 2007 MINUTES
It was moved by Tim Veeken and seconded by Gail Warren to adopt the minutes of the meeting held February 7, 2007 as circulated.
CARRIED
UNFINISHED BUSINESS
No unfinished business
PRESIDENT’S REPORT FOR 2006-2007
The president’s report was presented by Dan Veller and is attached for the owners’ reference.
Moved by: Gail Warren and seconded by Sheryl Dodorico to accept the President’s report as presented and read.
Unanimous
CARRIED
INSURANCE REPORT
A copy of the Insurance report was presented to the members
REVIEW AND APPROVAL OF THE OPERATING BUDGET FOR 2007 – 2008
The Owners were presented with two possible options. Budget A had no increase in monthly maintenance fees. And Budget B with a 10% increase in maintenance fees
The members asked clarification on the status of the Contingency Reserve. The Contingency Reserve Funds now stands at $267,000 as of September 30, 2007.
A motion was presented by Margaret Anderson and seconded by Heather Bennett to transfer the operating surplus of $60,000.00 from the operating budget of 2006-2007 to the contingency reserve fund.
Unanimous
A motion was presented by Margaret Anderson and seconded by Heather Bennett to accept the proposed 2007-2008 Operating Budget with an increase of 10%.
The motion needed a 75% vote in favour. The motion was defeated (32 in favour; 62 against; 2 abstentions).
NEW BUSINESS
The members present discussed several matters:
A) The matter of new siding and problems related to the issue, i.e., condition of current siding, replacement with new siding, paint, rot of actual siding, etc.)
B) The issue of parking, particularly on D54 affected with the presence of trees preventing easy access.
C) The issue related to fencing along Strathcona Avenue. It was determined that fencing will not be replaced at this time for security reason.
D) The issue surrounding window replacement (at the owner’s cost and expenses) and the eventual clean up of the basement window by the strata.
E) The matter surrounding security and cleanliness around the complex
ADJOURNMENT
The meeting was adjourned at 9:40pm
________________________________________________________________
President’s Report, 2007
Fellow Owners
My name is Dan Veller and I am the president of the strata council. This past year we have enjoyed our second year of self management. We have experienced the same growing pains with managers, maintenance and bookkeeping. I am very confident that it is now finally behind us. As you know we as your current council continue to volunteer many hours and large amount of energy getting through this second year.
We have accomplished many things this past year. We continue to replace roofing as required; we have most of the fencing completed in the complex. We planted flowers and some lawn seed and it did help to brighten up the complex. We have had a very busy year with our maintenance workers. They have been pushed very hard by us and it would be greatly appreciated if all of you would give them a word of encouragement from time to time.
Property values are still increasing in the complex and are expected to continue for a few years to come. We still need to spend money to keep our homes looking as they should. The long term maintenance plan that we are using must be kept up or we will fall far behind and special assessment will be required to catch up.
We are looking at two major items that will need attention very soon. The first is the siding. This will take a lot more time to try to put pricing in place. We are working on it and will keep all of you posted as to what we come up with. We understand that there will be some of you who will require help from council and we are also looking into that as well. The second is paving and still a few years away however it is still a very large item that must be dealt with. We need to stay on course and continue to grow our contingency fund to protect all of us for future problems.
Our focus for the new-year is as follows:
1. Shingle replacement will continue as required, the good news is we are almost
done the entire complex. We should be finished in two more years.
2. We are putting together a landscaping plan to change the look of the complex. We
need to make it look more attractive and comfortable for families to live.
3. Bylaw enforcement is also a main priority. It is in our bylaws that all pets must be
registered with council including a picture of the pet. This will no longer be
tolerated as the pet issue has become out of hand.
4. Building the contingency reserve is always a goal for the present council as we
are aware that there are major repairs just around the corner.
5. We are looking into something that will be a permanent fix for the exterior of the
complex. We are currently looking at vinyl siding. This is going to be a major
expense but must be dealt with sooner than later.
6. Last, we need more community support from within the complex to build
committees to help us with all of our tasks. We must continue to lobby the city
about the park and lighting improvements. I ask for this every year and we really
need your help so please volunteer to make Alpine Village a better place to live.
We hopefully have a great team heading into the new year and we will look forward to your input and help with all of our duties in and throughout the complex.
Yours truly
Dan Veller
Meeting Minutes November 22, 2007
Alpine Village Strata Council
Meeting Minutes November 22, 2007
Attendance; Dan, Mike, Maureen, Pat, Dave
Meeting called to order at 5:40 PM
The only item on the Agenda today is the final review of points of discussion for the AGM of November 29, 2007
Meeting ended at 6:45 PM
Next meeting December 13, 2007 with the new council
Meeting Minutes November 22, 2007
Attendance; Dan, Mike, Maureen, Pat, Dave
Meeting called to order at 5:40 PM
The only item on the Agenda today is the final review of points of discussion for the AGM of November 29, 2007
Meeting ended at 6:45 PM
Next meeting December 13, 2007 with the new council
Meeting Minutes November 8, 2007
Alpine Village Strata Council
Meeting Minutes November 8, 2007
Attendance; Dan, Mike, Maureen, Pat, Dave
Meeting called to order at 5:40 PM
The only item on the Agenda today is the preparation of points of discussion for the AGM of November 29, 2007
The following points were discussed
- Review of President’s report
- Fencing
- Siding
- Review of Financial Statement for 2006-2007 and preparation of 2007-2008 Budget
Meeting ended at 6:45 PM
Next meeting November 22, 2007
Meeting Minutes November 8, 2007
Attendance; Dan, Mike, Maureen, Pat, Dave
Meeting called to order at 5:40 PM
The only item on the Agenda today is the preparation of points of discussion for the AGM of November 29, 2007
The following points were discussed
- Review of President’s report
- Fencing
- Siding
- Review of Financial Statement for 2006-2007 and preparation of 2007-2008 Budget
Meeting ended at 6:45 PM
Next meeting November 22, 2007
Meeting Minutes October 11, 2007
Alpine Village Strata Council
Meeting Minutes October 11, 2007
Attendance; Dan, Mike, Maureen, Pat,
Meeting called to order at 5:40 PM
The meeting scheduled for October 4, 2007 was cancelled due to lack of Quorum
The only item on the Agenda today is the preparation of points of discussion for the AGM of November 29, 2007
The following points were discussed
- Tree removal on a selective manner
- Dog bylaws enforcement
- Asphalt issues
- Security issues
- Landscaping
Meeting ended at 6:45 PM
Next meeting November 8, 2007 Bring resolutions to be discussed for AGM
Meeting Minutes October 11, 2007
Attendance; Dan, Mike, Maureen, Pat,
Meeting called to order at 5:40 PM
The meeting scheduled for October 4, 2007 was cancelled due to lack of Quorum
The only item on the Agenda today is the preparation of points of discussion for the AGM of November 29, 2007
The following points were discussed
- Tree removal on a selective manner
- Dog bylaws enforcement
- Asphalt issues
- Security issues
- Landscaping
Meeting ended at 6:45 PM
Next meeting November 8, 2007 Bring resolutions to be discussed for AGM
Friday, December 07, 2007
Letter to Residents - Snow Removal 2007
December 5, 2007
To All Residents of
Alpine Village Strata
Dear Residents
I am sure all of you have realized that, once again, we are having an early winter season this year with more snow than expected. With snow falls comes snow removing and clean-up of parking areas, stairs and pathways.
Over the winter months our staff will keep all common area paths clear of snow; however, each resident is responsible for cleaning up their own parking stalls, doorsteps and walkway.
When the loaders come through they will clean the parking stalls but only if all the stalls are empty. To ensure that our parking areas are safe and clean, the cooperation of all residents is needed. If someone is parked beside your stall it will not be cleaned. If you are parked in your stall other resident’s stalls will not be cleaned.
We ask all residents to clean their doorsteps and walkways and to please move your vehicles when the snow removal crews come through. It only takes a few minutes and it makes the parking lots easier to use. Consider other residents as well as yourself.
We are also noticing an accumulation of garbage bags and others detritus on the path to the garbage bins. These garbage bags are not put in the bins but are scattered in the parking areas and walkway and have to be picked up by our maintenance crew instead of doing snow removal. Please note that fines will be issued against occupants not disposing of their garbage properly.
Thank you in advance for your cooperation and happy shovelling.
Sincerely,
Management and Staff of Alpine Village
To All Residents of
Alpine Village Strata
Dear Residents
I am sure all of you have realized that, once again, we are having an early winter season this year with more snow than expected. With snow falls comes snow removing and clean-up of parking areas, stairs and pathways.
Over the winter months our staff will keep all common area paths clear of snow; however, each resident is responsible for cleaning up their own parking stalls, doorsteps and walkway.
When the loaders come through they will clean the parking stalls but only if all the stalls are empty. To ensure that our parking areas are safe and clean, the cooperation of all residents is needed. If someone is parked beside your stall it will not be cleaned. If you are parked in your stall other resident’s stalls will not be cleaned.
We ask all residents to clean their doorsteps and walkways and to please move your vehicles when the snow removal crews come through. It only takes a few minutes and it makes the parking lots easier to use. Consider other residents as well as yourself.
We are also noticing an accumulation of garbage bags and others detritus on the path to the garbage bins. These garbage bags are not put in the bins but are scattered in the parking areas and walkway and have to be picked up by our maintenance crew instead of doing snow removal. Please note that fines will be issued against occupants not disposing of their garbage properly.
Thank you in advance for your cooperation and happy shovelling.
Sincerely,
Management and Staff of Alpine Village
Friday, November 09, 2007
Meeting Minutes September 27, 2007
Alpine Village Strata Council
09/27/07
Attendance; Dan, Dave, Mike, Maureen, Pat, Claude
Dan moved to enforce noise bylaws against unit F47. Maureen seconded
Motion carried. Mike abstained from vote due to possible conflict of interest.
Exterior of fence on Hwy 16 to be backfilled at an expense of $750.00
Interior of that area to be filled for $2800.00
PG Strata to decide by next week on committing $1600.00 for cost share on fence
Fencing issues to be handled at AGM as they pertain to the appearance of common property
Security issues of complex to be reviewed. Residents to be encouraged to leave lights on and to be pro active.
Next meeting 10/04/07 Bring resolutions to be discussed for AGM
09/27/07
Attendance; Dan, Dave, Mike, Maureen, Pat, Claude
Dan moved to enforce noise bylaws against unit F47. Maureen seconded
Motion carried. Mike abstained from vote due to possible conflict of interest.
Exterior of fence on Hwy 16 to be backfilled at an expense of $750.00
Interior of that area to be filled for $2800.00
PG Strata to decide by next week on committing $1600.00 for cost share on fence
Fencing issues to be handled at AGM as they pertain to the appearance of common property
Security issues of complex to be reviewed. Residents to be encouraged to leave lights on and to be pro active.
Next meeting 10/04/07 Bring resolutions to be discussed for AGM
Meeting Minutes September 13, 2007
Alpine Village Strata Council Meeting
09/13/07
· Attendance; Pat, Maureen, Don, Dave, Claude
· Absent; Mike
Meeting called to order 5:35
The AGM meeting is tentatively set for 11/28/07
Owners are to be notified ASAP
Managers Report
· Jack & Ralph are due for a wage increase as promised in the spring
· Ralph is owed 22 hours off
· Jack is owed 100 hours off
· Legal action has been initiated against units A78 , F37,D60
· Total receivables now stand at $8,083.00
· Roofing project is proceeding. Two roofs now done. poor weather is impeding progress
· A contractor has been hired to repair potholes for $2500.00
· all council members are to be notified when major money outlay is required
· fence between Alpine and PG strata is on hold pending PG strata committing to cost sharing
· Marathon Eavestroughing did some maintenance on eavestroughs
· a memo is to be sent to tenants to not flush unnecessary item down the toilets
· Terasen Gas is again demanding access to gas meters
It was decided by council that the washers and dryers be disposed of in any way possible as there seems to be no buyers for them.
Next council meeting 09/27/07 for AGM organization
Next regular meeting 10/11/07
09/13/07
· Attendance; Pat, Maureen, Don, Dave, Claude
· Absent; Mike
Meeting called to order 5:35
The AGM meeting is tentatively set for 11/28/07
Owners are to be notified ASAP
Managers Report
· Jack & Ralph are due for a wage increase as promised in the spring
· Ralph is owed 22 hours off
· Jack is owed 100 hours off
· Legal action has been initiated against units A78 , F37,D60
· Total receivables now stand at $8,083.00
· Roofing project is proceeding. Two roofs now done. poor weather is impeding progress
· A contractor has been hired to repair potholes for $2500.00
· all council members are to be notified when major money outlay is required
· fence between Alpine and PG strata is on hold pending PG strata committing to cost sharing
· Marathon Eavestroughing did some maintenance on eavestroughs
· a memo is to be sent to tenants to not flush unnecessary item down the toilets
· Terasen Gas is again demanding access to gas meters
It was decided by council that the washers and dryers be disposed of in any way possible as there seems to be no buyers for them.
Next council meeting 09/27/07 for AGM organization
Next regular meeting 10/11/07
Wednesday, September 26, 2007
Meeting Minutes August 9, 2007
Alpine Village Strata Council Meeting
08/09/2007
Attendance: Dan; Mike; Heather; Pat; Dave; Claude Absent: Maureen
Called to order 5:40 P.M.
Claude (complex Manager) Report;
· Fence on Upland St. due to be painted next week
· New Unit #'s on Strathcona Ave to be installed shortly.... with 1900 to be displayed on fence
· More boards have been ordered for the fence
· Painting has been halted (except trim) and the whole siding issue must be reviewed.
· We must develop long range plans for siding
· PG strata have been approached to help defer cost of new fence. Their share would be $1500.
· Roofing should be completed by end of September
· Dan is going to talk with some siding contractors to see what they think our best options may be
· Storm sewer problems have been pinpointed... a engineer will be consulted to see what solutions may be available to us
· All overtime by employees of Alpine Village must be preauthorized by management
· Any overtime worked must be taken in time off during the current pay period
· Excess cash in Alpine chequing account is to be removed and invested in GIC's and other secure investments.
· Terasen Gas wants gates installed on back fences to enable access to gas meters. security and privacy issues are a concern
· Meeting Adjourned at 7:00 PM
Next meeting September 13, 2007 5:30 PM
08/09/2007
Attendance: Dan; Mike; Heather; Pat; Dave; Claude Absent: Maureen
Called to order 5:40 P.M.
Claude (complex Manager) Report;
· Fence on Upland St. due to be painted next week
· New Unit #'s on Strathcona Ave to be installed shortly.... with 1900 to be displayed on fence
· More boards have been ordered for the fence
· Painting has been halted (except trim) and the whole siding issue must be reviewed.
· We must develop long range plans for siding
· PG strata have been approached to help defer cost of new fence. Their share would be $1500.
· Roofing should be completed by end of September
· Dan is going to talk with some siding contractors to see what they think our best options may be
· Storm sewer problems have been pinpointed... a engineer will be consulted to see what solutions may be available to us
· All overtime by employees of Alpine Village must be preauthorized by management
· Any overtime worked must be taken in time off during the current pay period
· Excess cash in Alpine chequing account is to be removed and invested in GIC's and other secure investments.
· Terasen Gas wants gates installed on back fences to enable access to gas meters. security and privacy issues are a concern
· Meeting Adjourned at 7:00 PM
Next meeting September 13, 2007 5:30 PM
Meeting Minutes July 12, 2007
Alpine Village Minutes
07/12/2007
Meeting Called to order 5:35 pm
In Attendance: Maureen, Dan, Dave, Pat, Heather, Jack, Claude.
Claude's Report: BC hydro donated $2500. 00 for easement
Roofers to start first week of August
Painting has been arranged
Maintenance is on schedule and proceeding well.
PG strata is unwilling to cost share new fencing
General Topics: Please start preparing for AGM. Review bylaws and think of any changes that should be made. Consider any projects or improvements that should be presented to the ownership.
Insect control is not up to expectations. We have contract with pest control and should use it more. Contact office with any related problems and Claude will get pest control to handle it.
Meeting Adjourned 6:52
07/12/2007
Meeting Called to order 5:35 pm
In Attendance: Maureen, Dan, Dave, Pat, Heather, Jack, Claude.
Claude's Report: BC hydro donated $2500. 00 for easement
Roofers to start first week of August
Painting has been arranged
Maintenance is on schedule and proceeding well.
PG strata is unwilling to cost share new fencing
General Topics: Please start preparing for AGM. Review bylaws and think of any changes that should be made. Consider any projects or improvements that should be presented to the ownership.
Insect control is not up to expectations. We have contract with pest control and should use it more. Contact office with any related problems and Claude will get pest control to handle it.
Meeting Adjourned 6:52
Wednesday, July 11, 2007
Special Resolutions Meeting - June 21, 2007
Alpine Village Minutes
06/21/2007
Special Meeting Dealing With Special Resolutions
Meeting called to order by Dan at 5:33
Attending were Claude, Dan, Mike, Heather, Dave, Maureen......Pat was absent.
All owners were requested to submit their votes for four (4) special resolutions. There were sixty eight (68) ballots cast.
Resolution #1 - The Council moves to modify the easement running from Strathcona Avenue along the “I” drive to accommodate the public utilities (Terasen Gas, BC Hydro, City of Prince George). As requested by the utility services and determined by McElhanney & Associates Land Surveying Ltd, the easement access will now be 16.334 m wide along Strathcona Avenue and will follow the property line along the border between PGS173 and PGS1 (Strathcona Strata) up to Highway 16
68 in favor.......... resolution carried
Resolution #2 - The Council moves to authorize the encroachment on Alpine Village property to install a guy and anchor for the sub pole outside the fence on the Highway 16 side of the common property. The pole and guy are installed near the back yard of unit A36.
68 in favor......resolution carried
Resolution #3 - The council moves to modify and improve the fencing on the Common Property as described above by items 1 to 7 inclusive. The Council requests authorization to have the work completed at its discretion depending on circumstances, time and weather. The council will do all in its power to have the work described in points 1 to 7 completed before September 30, 2007 (end of fiscal year).
66 in favor.......2 against ......... resolution carried
Resolution #4 - The Council requests the authorization from the Owners of Alpine Village Strata PGS 173, to spend a sum not exceeding $25,000.00 (in excess of the funds already approved in the 2007/2008 budget) to be taken from the contingency funds available in order to complete the fencing work required, if necessary
64 in favor....4 against ......resolution carried
Mike moved meeting be adjourned Maureen seconded
06/21/2007
Special Meeting Dealing With Special Resolutions
Meeting called to order by Dan at 5:33
Attending were Claude, Dan, Mike, Heather, Dave, Maureen......Pat was absent.
All owners were requested to submit their votes for four (4) special resolutions. There were sixty eight (68) ballots cast.
Resolution #1 - The Council moves to modify the easement running from Strathcona Avenue along the “I” drive to accommodate the public utilities (Terasen Gas, BC Hydro, City of Prince George). As requested by the utility services and determined by McElhanney & Associates Land Surveying Ltd, the easement access will now be 16.334 m wide along Strathcona Avenue and will follow the property line along the border between PGS173 and PGS1 (Strathcona Strata) up to Highway 16
68 in favor.......... resolution carried
Resolution #2 - The Council moves to authorize the encroachment on Alpine Village property to install a guy and anchor for the sub pole outside the fence on the Highway 16 side of the common property. The pole and guy are installed near the back yard of unit A36.
68 in favor......resolution carried
Resolution #3 - The council moves to modify and improve the fencing on the Common Property as described above by items 1 to 7 inclusive. The Council requests authorization to have the work completed at its discretion depending on circumstances, time and weather. The council will do all in its power to have the work described in points 1 to 7 completed before September 30, 2007 (end of fiscal year).
66 in favor.......2 against ......... resolution carried
Resolution #4 - The Council requests the authorization from the Owners of Alpine Village Strata PGS 173, to spend a sum not exceeding $25,000.00 (in excess of the funds already approved in the 2007/2008 budget) to be taken from the contingency funds available in order to complete the fencing work required, if necessary
64 in favor....4 against ......resolution carried
Mike moved meeting be adjourned Maureen seconded
Tuesday, June 26, 2007
Council Monthly Meeting - June 14, 2007
Alpine Village Council Meeting
Minutes 6/14/2007
Attendance: Mike, Maureen, Dave, Dan, Heather, Jack, Claude
Absent: Pat
Called to order 5:33 PM by Dan
Jack gave his report... it was decided that Jack need not attend meetings in the future and should just submit an ongoing progress report to Claude that would be relayed to council
75% 0f landscaping is now complete… weather has slowed it down and is the determining factor on when it will be completed
Jack will do some temporary repairs to city sidewalk on Strathcona to make it better till the city repairs next year
Manager’s report: Claude is very happy with having a steno to help with paperwork. Current steno will be leaving for a different job Claude will hire a replacement.
Landscaping is on budget
Painting is next project to be started
Numbers on buildings will be redone at same time as painting is done Moved by Mike seconded by Heather
Roofing quotes were discussed and Claude will contact the company we have decided upon i.e., deWit & Sons. The work should start early August 2007
Council discussed easement concerns and benefits ... seems it will work well for us
The new fence on Hwy 16 has been approved by Dept of Highways (Ministry of Transport)
Claude is to send official letter to Strathcona Court that we will be moving the fence to the correct property line in the future ... no date to be set.
Playground is to be leveled at same time backhoe is in to fix sinkhole Chain link fence will then be installed
The other two sections of fence that have previously been discussed for chain link will instead be returned to wood .Dan Moved and Heather seconded
Special Resolutions votes must be in by 5PM June 18
There will be a special meeting to deal with special resolutions Thursday June 21, 5:30 PM at the Strata office
Dan's report: Re Roofing 6 units will be roofed this year … others to be done next budget year Passed unanimously
It was decided because of liabilities and expense not to purchase the old truck Jack is using …we will continue to rent as required
Meeting ended with a walking tour of easement area so we would understand exactly what is happening
Meeting ended 8:30 PM
Minutes 6/14/2007
Attendance: Mike, Maureen, Dave, Dan, Heather, Jack, Claude
Absent: Pat
Called to order 5:33 PM by Dan
Jack gave his report... it was decided that Jack need not attend meetings in the future and should just submit an ongoing progress report to Claude that would be relayed to council
75% 0f landscaping is now complete… weather has slowed it down and is the determining factor on when it will be completed
Jack will do some temporary repairs to city sidewalk on Strathcona to make it better till the city repairs next year
Manager’s report: Claude is very happy with having a steno to help with paperwork. Current steno will be leaving for a different job Claude will hire a replacement.
Landscaping is on budget
Painting is next project to be started
Numbers on buildings will be redone at same time as painting is done Moved by Mike seconded by Heather
Roofing quotes were discussed and Claude will contact the company we have decided upon i.e., deWit & Sons. The work should start early August 2007
Council discussed easement concerns and benefits ... seems it will work well for us
The new fence on Hwy 16 has been approved by Dept of Highways (Ministry of Transport)
Claude is to send official letter to Strathcona Court that we will be moving the fence to the correct property line in the future ... no date to be set.
Playground is to be leveled at same time backhoe is in to fix sinkhole Chain link fence will then be installed
The other two sections of fence that have previously been discussed for chain link will instead be returned to wood .Dan Moved and Heather seconded
Special Resolutions votes must be in by 5PM June 18
There will be a special meeting to deal with special resolutions Thursday June 21, 5:30 PM at the Strata office
Dan's report: Re Roofing 6 units will be roofed this year … others to be done next budget year Passed unanimously
It was decided because of liabilities and expense not to purchase the old truck Jack is using …we will continue to rent as required
Meeting ended with a walking tour of easement area so we would understand exactly what is happening
Meeting ended 8:30 PM
Monthly Council Meeting - May 10, 2007
Alpine Village Minutes
05/10/2007
Called to order @ 5:36 PM
In attendance; Dave, Maureen, Mike, Dan, Ralph, Jack, Claude.
Minutes were read and accepted from previous meeting.
Jack gave his report Re: the maintenance of the complex. He reported that he felt spring cleanup was 90 % complete. All equipment had been inspected, serviced and was ready for use. He is in need of a truck to haul dirt, etc. for the landscaping that needs to be done. What are the possibilities of leasing one for a month?
Managers Report: Insurance for complex has been investigated complex now worth 29.6 million
Due to non-compete nature of insurance we will get from same place as last year.
The easement problems were discussed; nothing can be done about it so approval must be given. We must negotiate the best settlement we can from all involved parties.
New employee Stephan was hired for landscaping
Tow abandoned vehicles by May 15.
Roofing Quotes are to be obtained ......due to seasonal pressures quotes are good for only a few months this has to be taken into consideration.
Terasen Gas wants gates on all fences that have access to gas meters......Must be done
Bylaw infractions and owners/ tenants ignorance of bylaws was discussed... it was decided that a copy of bylaws would be distributed to all tenants and owners.
Claude (complex manager) is slowly being drowned in a sea of paperwork. It is decided that a part time steno/ filing clerk should be hired to enable Claude to do his real job of managing the complex.
There will be a walkabout at 5:15 Monday night. The purpose will be to determine what needs to be done and a priority scale for the work.
Meeting adjourned 7:05 Heather called for adjournment 2nd by Maureen
05/10/2007
Called to order @ 5:36 PM
In attendance; Dave, Maureen, Mike, Dan, Ralph, Jack, Claude.
Minutes were read and accepted from previous meeting.
Jack gave his report Re: the maintenance of the complex. He reported that he felt spring cleanup was 90 % complete. All equipment had been inspected, serviced and was ready for use. He is in need of a truck to haul dirt, etc. for the landscaping that needs to be done. What are the possibilities of leasing one for a month?
Managers Report: Insurance for complex has been investigated complex now worth 29.6 million
Due to non-compete nature of insurance we will get from same place as last year.
The easement problems were discussed; nothing can be done about it so approval must be given. We must negotiate the best settlement we can from all involved parties.
New employee Stephan was hired for landscaping
Tow abandoned vehicles by May 15.
Roofing Quotes are to be obtained ......due to seasonal pressures quotes are good for only a few months this has to be taken into consideration.
Terasen Gas wants gates on all fences that have access to gas meters......Must be done
Bylaw infractions and owners/ tenants ignorance of bylaws was discussed... it was decided that a copy of bylaws would be distributed to all tenants and owners.
Claude (complex manager) is slowly being drowned in a sea of paperwork. It is decided that a part time steno/ filing clerk should be hired to enable Claude to do his real job of managing the complex.
There will be a walkabout at 5:15 Monday night. The purpose will be to determine what needs to be done and a priority scale for the work.
Meeting adjourned 7:05 Heather called for adjournment 2nd by Maureen
Tuesday, May 29, 2007
Letters to all owners & Occupants re: Strata Bylaws
May 14, 2007
To All Occupants (Owners & Tenants)
And Property Managers of
Alpine Village Strata PGS 173
2131 Upland Street & 1900 Strathcona Avenue
Prince George, BC,
V2L 2V8 & V2L 2V9
To All
Re: Alpine Village Strata PGS 173 - Bylaws.
The Council and Management of Alpine Village have noticed over the last couple of months that several occupants are not only not respecting the bylaws put in place by the Owners of Alpine Village but that several occupants (owners and tenants) are not even aware that there are bylaws in place. These bylaws are over and above the Residential Tenancy Act and they are regularly reviewed and enforced to ensure compliance by all, to ensure the best living conditions to all occupants and to maintain and increase the property values of Alpine Village Strata.
Consequently, in view of the lack of knowledge and respect of Alpine Village Bylaws, a copy of Alpine Village Strata Bylaws PGS 173 is supplied and attached to this letter for all occupants and owners.
A copy of Alpine Village Bylaws will be forwarded to Owners that have provided an e-mail address and a hard copy will be distributed to all 239 units of the complex. A hard copy of Alpine Village Bylaws will also by forwarded by mail to all owners who do not have an e-mail address. A copy of this letter will also be posted on our website (www.alpine-village.blogspot.com)
The Strata Council and the Strata Management is hoping that the number of Bylaw Breach by occupants of Alpine Village will be substantially reduced.
Please note that further to this letter and the supply of Alpine Village Bylaws, all occupants will deemed to be fully aware of potential Bylaw breach and be informed that the fine of $50.00 per week per infraction, set in bylaw no 10.01, will be strictly enforced without exception.
Thank you all for your cooperation.
Claude DesRoches
Office Strata Manager
On behalf of Council of Alpine Village Strata PGS 173
C.c.: Strata Council
To All Occupants (Owners & Tenants)
And Property Managers of
Alpine Village Strata PGS 173
2131 Upland Street & 1900 Strathcona Avenue
Prince George, BC,
V2L 2V8 & V2L 2V9
To All
Re: Alpine Village Strata PGS 173 - Bylaws.
The Council and Management of Alpine Village have noticed over the last couple of months that several occupants are not only not respecting the bylaws put in place by the Owners of Alpine Village but that several occupants (owners and tenants) are not even aware that there are bylaws in place. These bylaws are over and above the Residential Tenancy Act and they are regularly reviewed and enforced to ensure compliance by all, to ensure the best living conditions to all occupants and to maintain and increase the property values of Alpine Village Strata.
Consequently, in view of the lack of knowledge and respect of Alpine Village Bylaws, a copy of Alpine Village Strata Bylaws PGS 173 is supplied and attached to this letter for all occupants and owners.
A copy of Alpine Village Bylaws will be forwarded to Owners that have provided an e-mail address and a hard copy will be distributed to all 239 units of the complex. A hard copy of Alpine Village Bylaws will also by forwarded by mail to all owners who do not have an e-mail address. A copy of this letter will also be posted on our website (www.alpine-village.blogspot.com)
The Strata Council and the Strata Management is hoping that the number of Bylaw Breach by occupants of Alpine Village will be substantially reduced.
Please note that further to this letter and the supply of Alpine Village Bylaws, all occupants will deemed to be fully aware of potential Bylaw breach and be informed that the fine of $50.00 per week per infraction, set in bylaw no 10.01, will be strictly enforced without exception.
Thank you all for your cooperation.
Claude DesRoches
Office Strata Manager
On behalf of Council of Alpine Village Strata PGS 173
C.c.: Strata Council
Friday, April 27, 2007
Spring News Letter - April 17, 2007
D80-2131 Upland Street • Prince George • BC • V2L 2V8 •Tel: (250) 561 1926 • Fax: (250) 562-1122
E-mail – alpinevillage@pgonline.com
SPRING NEWSLETTER
TO ALL ALPINE VILLAGE OCCUPANTS
Spring Cleaning
Your Strata Council wants our complex to really sparkle this spring and summer.
I am sure that you have already notice that Alpine Village maintenance staff has already started by sweeping the parking lots and removing gravel and debris left during winter. Jacques and Ralph and the management would like to express our thanks for the assistance and cooperation provided by the occupants.
The beautification of our complex will continue and the continued cooperation of residents is welcome and always appreciated. We would like to take this opportunity to request from all occupants to take the time to clean their front and backyard in April from all detritus, garbage, etc and dispose of them properly. We are providing you with a garbage bag for that purpose. Once done, kindly leave the bag by your front lawn and our maintenance crew will dispose of it.
Vehicle and Parking
In regards to vehicle parking, storage and maintenance, etc., I take this opportunity to remind to all some of the points covered in our bylaws.
- Each unit is entitled to ONE parking only. We expect the occupants to use their proper designated parking so that visitors parking can be used adequately.
- Visitors parking cannot be reserved and are on “First come, First serve” basis.
- NO VEHICLE MAINTENANCE OR REPAIRS can be done in the parking area or in your parking stall.
- We have noted recently that several vehicle owners are not respecting the “No Parking Area”; the “Fire Lane Zone” or are parked in other resident’s parking spot contrary to bylaws and posted signs.
- As you know some vehicle owners were allowed to park their vehicle by the storage shed during winter for various reasons. However, it is now time to move them out of the neighbourhood or to put them on the road. ALL OWNERS OF THE SAID STORED VEHICLES SHOULD MOVE THEM OUT BY APRIL 30. ALL VEHICLES SHOULD BE IN ROAD WORTHY CONDITION AND PROPERLY INSURED. Vehicles left on site after May 1, 2007 will be towed away at the owner’s cost and expenses and disposed of.
- Please respect the SPEED LIMIT of 10km/hr.
Pets and Public Health
With spring at our doors, everyone wants to get out of the house including our pets (cats and dogs). This brings me unfortunately to a very smelly subject. Although most pet owners are responsible and reliable, there are still some who let their pets wandering freely around the neighbourhood and allowed them to leave their business card where ever.
Alpine Village Management and Maintenance is now using CAT TRAPS in order to reduce the number of wandering cats in the area. We have also requested the assistance of the City Bylaw – Animal Control to remove wandering dogs. I remind you that pet owners are responsible for their pets and are responsible for cleaning up after them.
We remind you that Occupants and Residents are responsible for their visitors and should advise them accordingly.
Finally, we are asking all Residents and Occupants to contact Claude DesRoches, Office Strata Manager or Jacques Gagnon, Superintendent to report parking matter to the Strata Office at 561-1926. Any occupant can contact directly the towing company “5 Star Towing” at 614-9393 to remove any vehicle illegally parked in their parking area.
Thank you all for your cooperation in making OUR complex safer and more secure.
Claude DesRoches
Office Strata Manager
Alpine Village Strata PGS173
April 17, 2007
E-mail – alpinevillage@pgonline.com
SPRING NEWSLETTER
TO ALL ALPINE VILLAGE OCCUPANTS
Spring Cleaning
Your Strata Council wants our complex to really sparkle this spring and summer.
I am sure that you have already notice that Alpine Village maintenance staff has already started by sweeping the parking lots and removing gravel and debris left during winter. Jacques and Ralph and the management would like to express our thanks for the assistance and cooperation provided by the occupants.
The beautification of our complex will continue and the continued cooperation of residents is welcome and always appreciated. We would like to take this opportunity to request from all occupants to take the time to clean their front and backyard in April from all detritus, garbage, etc and dispose of them properly. We are providing you with a garbage bag for that purpose. Once done, kindly leave the bag by your front lawn and our maintenance crew will dispose of it.
Vehicle and Parking
In regards to vehicle parking, storage and maintenance, etc., I take this opportunity to remind to all some of the points covered in our bylaws.
- Each unit is entitled to ONE parking only. We expect the occupants to use their proper designated parking so that visitors parking can be used adequately.
- Visitors parking cannot be reserved and are on “First come, First serve” basis.
- NO VEHICLE MAINTENANCE OR REPAIRS can be done in the parking area or in your parking stall.
- We have noted recently that several vehicle owners are not respecting the “No Parking Area”; the “Fire Lane Zone” or are parked in other resident’s parking spot contrary to bylaws and posted signs.
- As you know some vehicle owners were allowed to park their vehicle by the storage shed during winter for various reasons. However, it is now time to move them out of the neighbourhood or to put them on the road. ALL OWNERS OF THE SAID STORED VEHICLES SHOULD MOVE THEM OUT BY APRIL 30. ALL VEHICLES SHOULD BE IN ROAD WORTHY CONDITION AND PROPERLY INSURED. Vehicles left on site after May 1, 2007 will be towed away at the owner’s cost and expenses and disposed of.
- Please respect the SPEED LIMIT of 10km/hr.
Pets and Public Health
With spring at our doors, everyone wants to get out of the house including our pets (cats and dogs). This brings me unfortunately to a very smelly subject. Although most pet owners are responsible and reliable, there are still some who let their pets wandering freely around the neighbourhood and allowed them to leave their business card where ever.
Alpine Village Management and Maintenance is now using CAT TRAPS in order to reduce the number of wandering cats in the area. We have also requested the assistance of the City Bylaw – Animal Control to remove wandering dogs. I remind you that pet owners are responsible for their pets and are responsible for cleaning up after them.
We remind you that Occupants and Residents are responsible for their visitors and should advise them accordingly.
Finally, we are asking all Residents and Occupants to contact Claude DesRoches, Office Strata Manager or Jacques Gagnon, Superintendent to report parking matter to the Strata Office at 561-1926. Any occupant can contact directly the towing company “5 Star Towing” at 614-9393 to remove any vehicle illegally parked in their parking area.
Thank you all for your cooperation in making OUR complex safer and more secure.
Claude DesRoches
Office Strata Manager
Alpine Village Strata PGS173
April 17, 2007
Monthly Meeting Minutes - April 18, 2007
Alpine Village Strata Council Meeting Minutes
Of April 18, 2007
In attendance: Dan Veller, Mike McAdams, Heather Bennett, Dave Henderson, Claude
DesRoches and Jacques Gagnon
Absent: Maureen Bicker, Patricia Nyeste
Call to order 5:35 PM
Guest: Bruce Charneski
Although not the normal procedure (the meeting is not open to public and requires authorization from the Council before the day of the meeting), the guess was invited to stay for the meeting.
Minutes
March Minutes were approved earlier in the month
Call to order at 5:35
Mr. Charneski is interested in attending the meeting because he has questions and concerns. A response from the Council follows each of Mr. Charneski’ concerns.
1- Painting; There is no schedule yet
2- Landscaping: Will be done in coordination with contractor involved in the
landscaping of the easements
3- Fencing: Due to price increase we are looking at various options at this
moment. Cost went from $0.89/ ft to $2.29/ft
4- Planning Working on it.
Maintenance Report
- We are continuing the spring clean-up and fixing the pathways. Upland street lawns have been cleaned, next week we are doing Strathcona.
- F-41 occupant has several dogs and is cleaning his backyard in the walkway and forcing us clean-up. This issue should be dealt with.
- We are planning seeding and fertilizing the common ground in May.
- The swings have been checked and they are on good condition except for one that is currently being fixed
- We have been experiencing an accumulation of garbage in the window sills of the “A” drive. This is caused mainly by the garbage on the lawn of 2102 Upland (building across the street). The City has been called but no results yet.
There was a discussion among members to determine the best approach or way to resolve the issue with the window sills of “A” drive. The main suggestion is to clean up all the garbage, install a proper waterproof board on the window, fill the hole with dirt and cover it with asphalt.
Manager’s Report
- Waste Management has been contacted to replace 3 rotten garbage bins in “B” and in “D” drive.
- Recommendation for seeding is Play’N Turf from Art Knapp with appropriate fertilizer. Approx. cost $200.00; expensive but worth it; same kind put by City on soccer fields.
- In contact with Turner & Associates to hire 1 or 2 individuals for the summer to do landscaping, painting, etc.
- Contact appliance repair shops and place an ad in Bargain Finder to dispose of washer& dryer sets.
- Interior Pest Control has been contacted for ant and wasps
- Still working on the documentation and resolutions concerning easement.
- The collection of account receivables is going well. Most owners are now going ahead with the Direct Debit process.
- The manager confirms that Liens are being registered against 3 properties for unpaid strata fees; confirmation of registration before April 30. A copy of the lien will be provided to the owners. Two more will follow if payment agreement is not respected.
There was a discussion among the members to review procedures for complaints. Jacque has been receiving complaints from occupants (owners and tenants) about neighbors, parking, noise, garbage, etc. and feels pressured. The council and the management reaffirm that complaints MUST be made at the main office and in writing other wise they will not be dealt with. The maintenance people should redirect all complaints to the Manager.
Meeting was adjourned at 6:35 PM
Of April 18, 2007
In attendance: Dan Veller, Mike McAdams, Heather Bennett, Dave Henderson, Claude
DesRoches and Jacques Gagnon
Absent: Maureen Bicker, Patricia Nyeste
Call to order 5:35 PM
Guest: Bruce Charneski
Although not the normal procedure (the meeting is not open to public and requires authorization from the Council before the day of the meeting), the guess was invited to stay for the meeting.
Minutes
March Minutes were approved earlier in the month
Call to order at 5:35
Mr. Charneski is interested in attending the meeting because he has questions and concerns. A response from the Council follows each of Mr. Charneski’ concerns.
1- Painting; There is no schedule yet
2- Landscaping: Will be done in coordination with contractor involved in the
landscaping of the easements
3- Fencing: Due to price increase we are looking at various options at this
moment. Cost went from $0.89/ ft to $2.29/ft
4- Planning Working on it.
Maintenance Report
- We are continuing the spring clean-up and fixing the pathways. Upland street lawns have been cleaned, next week we are doing Strathcona.
- F-41 occupant has several dogs and is cleaning his backyard in the walkway and forcing us clean-up. This issue should be dealt with.
- We are planning seeding and fertilizing the common ground in May.
- The swings have been checked and they are on good condition except for one that is currently being fixed
- We have been experiencing an accumulation of garbage in the window sills of the “A” drive. This is caused mainly by the garbage on the lawn of 2102 Upland (building across the street). The City has been called but no results yet.
There was a discussion among members to determine the best approach or way to resolve the issue with the window sills of “A” drive. The main suggestion is to clean up all the garbage, install a proper waterproof board on the window, fill the hole with dirt and cover it with asphalt.
Manager’s Report
- Waste Management has been contacted to replace 3 rotten garbage bins in “B” and in “D” drive.
- Recommendation for seeding is Play’N Turf from Art Knapp with appropriate fertilizer. Approx. cost $200.00; expensive but worth it; same kind put by City on soccer fields.
- In contact with Turner & Associates to hire 1 or 2 individuals for the summer to do landscaping, painting, etc.
- Contact appliance repair shops and place an ad in Bargain Finder to dispose of washer& dryer sets.
- Interior Pest Control has been contacted for ant and wasps
- Still working on the documentation and resolutions concerning easement.
- The collection of account receivables is going well. Most owners are now going ahead with the Direct Debit process.
- The manager confirms that Liens are being registered against 3 properties for unpaid strata fees; confirmation of registration before April 30. A copy of the lien will be provided to the owners. Two more will follow if payment agreement is not respected.
There was a discussion among the members to review procedures for complaints. Jacque has been receiving complaints from occupants (owners and tenants) about neighbors, parking, noise, garbage, etc. and feels pressured. The council and the management reaffirm that complaints MUST be made at the main office and in writing other wise they will not be dealt with. The maintenance people should redirect all complaints to the Manager.
Meeting was adjourned at 6:35 PM
Tuesday, April 03, 2007
Meeting Minutes - March 21, 2007
Alpine Village Strata Council Meeting Minutes
Of March 21, 2007
In attendance Dan Veller, Maureen Bricker, Mike McAdams, Heather Bennett, Patricia Nyeste, Claude DesRoches and Jacques Gagnon
Call to order 5:35 PM
Special Guests: Eric Wilson – Manager WIC Construction
Andrew Ellis – L&M Engineering
Mr. Wilson & Ellis presented to the Council a revised plan of the section of the complex located between Strathcona Ave, the “I” drive and Highway 16 in regards to the Easement allowing access to water, sewer, gas and hydro. The easement has been currently used to provide water and power to the new Hyundai dealership across the highway.
Unfortunately, an additional 10 feet of the strata property was needed and used along the said easement to complete the work. The new western easement border will follow the fence separating Strathcona Court and Alpine Village.
Once the work is finished and approved, landscaping will be redone at Alpine Village satisfaction. This work will include asphalt for the driveway and proper landscaping.
In order to comply with all rules and regulations pertaining to Strata Properties, a Special Resolution requiring a ¾ vote must be presented to the Owners of Alpine Strata PGS 173.
Although, legally, the Owners cannot make any objections to the access, the easement provides legal access to the services by their owners.
On another note, we also have received a special request from BC Hydro requesting an easement on our property along the Highway to allow for an anchor cable, currently in place, to support a hydro pole already installed. This Special Resolution also requires a ¾ vote resolution.
Regular Meeting is called to order 6:25PM
February Minutes were approved.
Old Business
- Still looking for decent price for fencing boards
- Still working on getting information for compensation package with Chamber of Commerce.
- Tools have been purchased and are secured.
New Business
1- The Council received the explanations and requests from L&M Engineering and WIC Construction and understood the situation. Considering that the easement is necessary to provide access to the hydro, gas and water services, there is nothing much that can be done other than ensure that the paperwork is completed properly, that all legal issues are covered and to prepare the Special Resolution for the Owners to be voted on at a Special Meeting. Meanwhile authorization has been given by the Council to Terasen Gas to continue and complete the installation of the gas line since they are operating within the perimeter of the actual easement.
However, since the services involved have destroyed the landscape of the “I” drive, the Council will prepare a landscaping plan including asphalt to be completed by the services requiring the new easement. Documentation will be prepare by the Council and review by legal advisor to protect the Strata.
Maintenance Report
- Spring cleaning of the driveways and parking area is almost completed. We have noticed that some occupants have already done their lawn and are assisting the maintenance crew.
- A letter should be sent to all occupants in April requesting assistance to complete spring clean-up of the complex (front and back yard). With the letter we should attached a garbage bag and ask the occupant to put it on the front steps for the maintenance crew to pick up.
- We have a problem with some garbage bins that have rotten bottom and should be replaced soon. Management will deal with this.
- We continue to trim trees were needed and we continue to work on repainting signs for
the complex.
Manager’s Report
- The Manager just attended a special day training on security and will be taking some steps to improve the security around the complex, mainly concerning pathway identifications, tree trimmings and additional lightning in back alleys.
- We are still having difficulties in finding a supplier to provide us with fence boards at a decent price. Dan Veller and Mike McAdams will get in touch with some of their personnel contacts.
- Some owners have contacted the office requiring a gate to access the back alley from their backyard. That will not be a problem; however for security purpose the opening lock will be inside the yard and lock at the discretion and responsibility of the owner/occupant.
- In regards to the easement, the manager will review the requests and prepare the documentation accordingly, i.e., resolutions for ¾ vote for the enlargement of the easement to provide access to services along the fence of the “I” alley and additional easement for BC Hydro along the highway to allow access for their anchor. Once documentation is ready, it will be review by legal advisor to ensure the legality and proper description before being sent out to Owners for approval.
Meeting was adjourned at 7:10 PM
Of March 21, 2007
In attendance Dan Veller, Maureen Bricker, Mike McAdams, Heather Bennett, Patricia Nyeste, Claude DesRoches and Jacques Gagnon
Call to order 5:35 PM
Special Guests: Eric Wilson – Manager WIC Construction
Andrew Ellis – L&M Engineering
Mr. Wilson & Ellis presented to the Council a revised plan of the section of the complex located between Strathcona Ave, the “I” drive and Highway 16 in regards to the Easement allowing access to water, sewer, gas and hydro. The easement has been currently used to provide water and power to the new Hyundai dealership across the highway.
Unfortunately, an additional 10 feet of the strata property was needed and used along the said easement to complete the work. The new western easement border will follow the fence separating Strathcona Court and Alpine Village.
Once the work is finished and approved, landscaping will be redone at Alpine Village satisfaction. This work will include asphalt for the driveway and proper landscaping.
In order to comply with all rules and regulations pertaining to Strata Properties, a Special Resolution requiring a ¾ vote must be presented to the Owners of Alpine Strata PGS 173.
Although, legally, the Owners cannot make any objections to the access, the easement provides legal access to the services by their owners.
On another note, we also have received a special request from BC Hydro requesting an easement on our property along the Highway to allow for an anchor cable, currently in place, to support a hydro pole already installed. This Special Resolution also requires a ¾ vote resolution.
Regular Meeting is called to order 6:25PM
February Minutes were approved.
Old Business
- Still looking for decent price for fencing boards
- Still working on getting information for compensation package with Chamber of Commerce.
- Tools have been purchased and are secured.
New Business
1- The Council received the explanations and requests from L&M Engineering and WIC Construction and understood the situation. Considering that the easement is necessary to provide access to the hydro, gas and water services, there is nothing much that can be done other than ensure that the paperwork is completed properly, that all legal issues are covered and to prepare the Special Resolution for the Owners to be voted on at a Special Meeting. Meanwhile authorization has been given by the Council to Terasen Gas to continue and complete the installation of the gas line since they are operating within the perimeter of the actual easement.
However, since the services involved have destroyed the landscape of the “I” drive, the Council will prepare a landscaping plan including asphalt to be completed by the services requiring the new easement. Documentation will be prepare by the Council and review by legal advisor to protect the Strata.
Maintenance Report
- Spring cleaning of the driveways and parking area is almost completed. We have noticed that some occupants have already done their lawn and are assisting the maintenance crew.
- A letter should be sent to all occupants in April requesting assistance to complete spring clean-up of the complex (front and back yard). With the letter we should attached a garbage bag and ask the occupant to put it on the front steps for the maintenance crew to pick up.
- We have a problem with some garbage bins that have rotten bottom and should be replaced soon. Management will deal with this.
- We continue to trim trees were needed and we continue to work on repainting signs for
the complex.
Manager’s Report
- The Manager just attended a special day training on security and will be taking some steps to improve the security around the complex, mainly concerning pathway identifications, tree trimmings and additional lightning in back alleys.
- We are still having difficulties in finding a supplier to provide us with fence boards at a decent price. Dan Veller and Mike McAdams will get in touch with some of their personnel contacts.
- Some owners have contacted the office requiring a gate to access the back alley from their backyard. That will not be a problem; however for security purpose the opening lock will be inside the yard and lock at the discretion and responsibility of the owner/occupant.
- In regards to the easement, the manager will review the requests and prepare the documentation accordingly, i.e., resolutions for ¾ vote for the enlargement of the easement to provide access to services along the fence of the “I” alley and additional easement for BC Hydro along the highway to allow access for their anchor. Once documentation is ready, it will be review by legal advisor to ensure the legality and proper description before being sent out to Owners for approval.
Meeting was adjourned at 7:10 PM
Subscribe to:
Posts (Atom)