Minutes LMS 4071
Minutes LMS 4071
MINUTES OF THE STRATA COUNCIL MEETING OF STRATA CORPORATION LMS 4071, THE EUROPA, HELD ON THURSDAY, OCTOBER 27, 2011 AT 6:00 PM, IN THE MEETING ROOM, 63 KEEFER PLACE, VANCOUVER, BC In Attendance:
Fern Jeffries Marcello Pavan Kris Alexander Mark Wirtz
President Secretary Maintenance Committee Gardening Committee
Regrets:
John Tulev Tim Richards Sidney Dennison
Vice-President, Maintenance Committee Treasurer Privacy Officer
Site Manager:
Dominic Wong
Site Manager
Managing Agent:
Wendy McKenzie
ColyVan Pacific
Guests:
Kathryn Hallanzy
Unit #2101
1. CALL TO ORDER The Council President Fern Jeffries called the meeting to order at 6:48 pm.
2. APPROVAL OF PREVIOUS MEETING MINUTES It was MOVED/SECONDED; to approve Council minutes of September 22, 2011. CARRIED 3. FINANCIAL REPORT Approval of the financial Statements to September 30, 2011 It was MOVED/SECONDED; to approve the financial statements to September 30, 2011. CARRIED Arrears Report - The current amount of arrears, excluding the money we are attempting to recover from Frank Buck, is $37,991.68. An outstanding amount of $2,363.10 from the AGM special levy
202 – 5704 Balsam Street, Vancouver, BC Canada V6M 4B9
The Europa – BCS 4071 Council Meeting October 27, 2011
Page 2 of 3
to replenish the CRF has yet to be received from the owners. There are 2 suites currently with a lien placed against their property and there is 1 suite is at the collections office. It was noted that $15,000.00 was received in partial settlement of the Frank Buck case. It was MOVED/SECONDED; to proceed with the closing of inactive owner accounts. CARRIED Strata Council wants to remind owners to bring their accounts up to date to avoid incurring legal charges. 4. REVIEW OF ONGOING ISSUES AND INITIATIVES Building Upgrades Through a previous email vote Council MOVED/SECONDED; to approve a quote for $1,900.00 from Richstate Services to remove & dispose of the upholstered blue wall tiles in the lobby and to restore the damaged wall. CARRIED The Property Manager will obtain quotes for replacement of the carpeting and painting in the lobby areas for Council to review. The upholstery fabric chosen by the SSDG Designs for the lobby banquet is being sourced. Landscaping improvements Through a previous email vote Council MOVED/SECONDED; to approve a quote for $1,215.00 from Rectec Industries to provide 6 yards of fibre bark for the 5th floor playground. CARRIED In-suite plumbing hoses The plumbing company that was engaged to replace the in-suite hoses for those owners who signed up for this service will be replaced. The contractor was unwilling to proceed in a timely fashion therefore the Property Manager will obtain new quotes. Crosstown Residents Association & False Creek Residents Association Update We sponsored a very successful All Candidates Meeting on October 24th. Over 20 candidates in the up-coming election attended to respond to our issues. Europa owners raised the issue of the Keefer Steps -- why are owners at Europa, Firenze, Paris Place and Espana paying for the maintenance and upkeep of what is essentially a public pedestrian thoroughfare. Councillor Meggs responded that this was part of the deal with Henderson Developments that couldn’t be unwound. Candidate Sean Bickterton raised the possibility of municipal tax relief under an established program to provide assistance when private property is used by members of the public. The association will pursue that possibility. Thanks Sean! On October 6, in spite of the objections of many of our friends and neighbours who came out to speak, City Council voted to approve the reconfiguration of Creekside Park “in principle”. City Council say they want to expedite delivery of the park and we will work with the Planning Department and Parks Board to see if that can be done. After much lobbying, the provincial government has finally agreed to proceed with the promised elementary school for our community. The school will be attached to Firenze on Expo Boulevard. If you have community issues or ideas, please contact the associations falsecreekresidents.org; or on Facebook,”like” the CrosstownResidents group.
at:
The Europa – BCS 4071 Council Meeting – October 27, 2011
5.
Page 3 of 3
NEW BUSINESS Window covering rule The following rule will be voted on at the next Strata Council Meeting, to then be ratified at the next AGM. Please submit any comments or concerns in writing to the Site Manager or the Property Manager. “No owner and/or resident shall install draperies or interior window coverings that are visible from the exterior of The Europa, other than ivory, off-white, or a neutral white.” Building maintenance issues -Garage gate service contract: It was MOVED/SECONDED; to approve the Overhead Door service contract for 2012. CARRIED -5th floor hose bib replacement/repair: Additional quotes not available at the time of the meeting, deferred. -Elevator #1: Will be monitored due to continuing problems. -Fountain lighting: Additional lights have recently burnt out, Council is investigating alternate lighting options.
6. CORRESPONDENCE 1. An owner raised a problem of a bird flying into her fireplace via the outside venting. Options to deal with this are being explored. 2. Council received a letter regarding the perceived noise from the Kentizen Restaurant. Council urges any impacted owner to contact Kentizen and arrange for sound monitoring so that problems can be addressed by Kentizen. A certified sound engineer should monitor the sound at source and in the townhouse to ensure the city’s noise standards are respected. 3. An owner submitted a letter objecting to the deactivation of his tenant’s fob when the mandatory move-in fee was not paid. The Council reviewed the facts and surrounding circumstances and stands by their decision to deactivate the fob. Owners are reminded to comply with the Vancouver Bylaw regarding short term rentals. Further, owners are reminded that the move-in fee is required and contact details on tenants are required. 7. ADJOURNMENT & NEXT MEETING
There being no further business, the meeting was adjourned at 8:04 pm. The next Council meeting will be held on Thursday, November 24, 2011 at 6:00 pm.
IMPORTANT NOTICE Effective immediately owners who wish to attend the “Owners Forum” after the strata council meeting should pre-register with Dominic. ATTENTION These Minutes are in draft form until approved at the next Council Meeting. Please keep these minutes on file as a permanent legal record of your Strata Corporation's business. Replacement of either minutes or bylaws will be at the owner's expense and not the Strata Corporation's.
MINUTES OF THE STRATA COUNCIL MEETING OF STRATA CORPORATION LMS 4071, THE EUROPA, HELD ON THURSDAY, OCTOBER 27, 2011 AT 6:00 PM, IN THE MEETING ROOM, 63 KEEFER PLACE, VANCOUVER, BC In Attendance:
Fern Jeffries Marcello Pavan Kris Alexander Mark Wirtz
President Secretary Maintenance Committee Gardening Committee
Regrets:
John Tulev Tim Richards Sidney Dennison
Vice-President, Maintenance Committee Treasurer Privacy Officer
Site Manager:
Dominic Wong
Site Manager
Managing Agent:
Wendy McKenzie
ColyVan Pacific
Guests:
Kathryn Hallanzy
Unit #2101
1. CALL TO ORDER The Council President Fern Jeffries called the meeting to order at 6:48 pm.
2. APPROVAL OF PREVIOUS MEETING MINUTES It was MOVED/SECONDED; to approve Council minutes of September 22, 2011. CARRIED 3. FINANCIAL REPORT Approval of the financial Statements to September 30, 2011 It was MOVED/SECONDED; to approve the financial statements to September 30, 2011. CARRIED Arrears Report - The current amount of arrears, excluding the money we are attempting to recover from Frank Buck, is $37,991.68. An outstanding amount of $2,363.10 from the AGM special levy
202 – 5704 Balsam Street, Vancouver, BC Canada V6M 4B9
The Europa – BCS 4071 Council Meeting October 27, 2011
Page 2 of 3
to replenish the CRF has yet to be received from the owners. There are 2 suites currently with a lien placed against their property and there is 1 suite is at the collections office. It was noted that $15,000.00 was received in partial settlement of the Frank Buck case. It was MOVED/SECONDED; to proceed with the closing of inactive owner accounts. CARRIED Strata Council wants to remind owners to bring their accounts up to date to avoid incurring legal charges. 4. REVIEW OF ONGOING ISSUES AND INITIATIVES Building Upgrades Through a previous email vote Council MOVED/SECONDED; to approve a quote for $1,900.00 from Richstate Services to remove & dispose of the upholstered blue wall tiles in the lobby and to restore the damaged wall. CARRIED The Property Manager will obtain quotes for replacement of the carpeting and painting in the lobby areas for Council to review. The upholstery fabric chosen by the SSDG Designs for the lobby banquet is being sourced. Landscaping improvements Through a previous email vote Council MOVED/SECONDED; to approve a quote for $1,215.00 from Rectec Industries to provide 6 yards of fibre bark for the 5th floor playground. CARRIED In-suite plumbing hoses The plumbing company that was engaged to replace the in-suite hoses for those owners who signed up for this service will be replaced. The contractor was unwilling to proceed in a timely fashion therefore the Property Manager will obtain new quotes. Crosstown Residents Association & False Creek Residents Association Update We sponsored a very successful All Candidates Meeting on October 24th. Over 20 candidates in the up-coming election attended to respond to our issues. Europa owners raised the issue of the Keefer Steps -- why are owners at Europa, Firenze, Paris Place and Espana paying for the maintenance and upkeep of what is essentially a public pedestrian thoroughfare. Councillor Meggs responded that this was part of the deal with Henderson Developments that couldn’t be unwound. Candidate Sean Bickterton raised the possibility of municipal tax relief under an established program to provide assistance when private property is used by members of the public. The association will pursue that possibility. Thanks Sean! On October 6, in spite of the objections of many of our friends and neighbours who came out to speak, City Council voted to approve the reconfiguration of Creekside Park “in principle”. City Council say they want to expedite delivery of the park and we will work with the Planning Department and Parks Board to see if that can be done. After much lobbying, the provincial government has finally agreed to proceed with the promised elementary school for our community. The school will be attached to Firenze on Expo Boulevard. If you have community issues or ideas, please contact the associations falsecreekresidents.org; or on Facebook,”like” the CrosstownResidents group.
at:
The Europa – BCS 4071 Council Meeting – October 27, 2011
5.
Page 3 of 3
NEW BUSINESS Window covering rule The following rule will be voted on at the next Strata Council Meeting, to then be ratified at the next AGM. Please submit any comments or concerns in writing to the Site Manager or the Property Manager. “No owner and/or resident shall install draperies or interior window coverings that are visible from the exterior of The Europa, other than ivory, off-white, or a neutral white.” Building maintenance issues -Garage gate service contract: It was MOVED/SECONDED; to approve the Overhead Door service contract for 2012. CARRIED -5th floor hose bib replacement/repair: Additional quotes not available at the time of the meeting, deferred. -Elevator #1: Will be monitored due to continuing problems. -Fountain lighting: Additional lights have recently burnt out, Council is investigating alternate lighting options.
6. CORRESPONDENCE 1. An owner raised a problem of a bird flying into her fireplace via the outside venting. Options to deal with this are being explored. 2. Council received a letter regarding the perceived noise from the Kentizen Restaurant. Council urges any impacted owner to contact Kentizen and arrange for sound monitoring so that problems can be addressed by Kentizen. A certified sound engineer should monitor the sound at source and in the townhouse to ensure the city’s noise standards are respected. 3. An owner submitted a letter objecting to the deactivation of his tenant’s fob when the mandatory move-in fee was not paid. The Council reviewed the facts and surrounding circumstances and stands by their decision to deactivate the fob. Owners are reminded to comply with the Vancouver Bylaw regarding short term rentals. Further, owners are reminded that the move-in fee is required and contact details on tenants are required. 7. ADJOURNMENT & NEXT MEETING
There being no further business, the meeting was adjourned at 8:04 pm. The next Council meeting will be held on Thursday, November 24, 2011 at 6:00 pm.
IMPORTANT NOTICE Effective immediately owners who wish to attend the “Owners Forum” after the strata council meeting should pre-register with Dominic. ATTENTION These Minutes are in draft form until approved at the next Council Meeting. Please keep these minutes on file as a permanent legal record of your Strata Corporation's business. Replacement of either minutes or bylaws will be at the owner's expense and not the Strata Corporation's.
