MINUTES OF THE STRATA COUNCIL MEETING OF STRATA PLAN ...
MINUTES OF THE STRATA COUNCIL MEETING OF STRATA PLAN VAS 2876,heldTuesdayMay 16,2006,@ 6:00p.m,within the offrcesof R.JANG& Associates Ltd., l0l0 WestBroadway,Vancouver BC Present: 204 RobCampbell 104 ShaneFarell Elin Nash,
R. JANG & Associates Ltd.
Regrets: 103 EleniGalanis 203 XanaUppal ThercbeiDga quorumin attendance, themeetingwascalledto orderat 5:58p.m. 1. Minutesof November16.2005,CouncilMeeting It wasmoved,seconded, andUNANIMOUSLY CARRJDD(Rob,Shane)to adoptthe minutesofthe lastStrataCouncilmeetingheldNovemberi6, 2005,ascirculateq 2. Anril 30,2006,Fin:rncialRevicw Finanoial slatements weredistributedto thosepresentandreviewedbriefly. Key figuresasat thisdaleincludethefbllowing: Ballk- OperatirgFund Bank- CRF Accounls Receivable .
$ 5,809.32 $12,520.47 $ 1,753.48
Accounts receivable- A letterfrom theStmlaCorporation,s legalCounselhadbeensent to theOwnerwith thesubstantial arrears.Councilis pleasedto acknowledge thatthis Owneris makingeffortsto payofftheir accountandhavereducedthe balanccowrns significantly.
It wasthenmoved,seconded andCARRIED (Rob,Shane)to adopttlrefinaDcialstatements asat April 30,2006,aspreseDted. 3. Old Busircss a)
Electricalrcom waterleak- Sillcethelastmeeting,,Telus,,hadinvestigated the watercoming from the "Telus,,colduit andadvisedthat this wasnot their responsibilify asthe sourceofthe lsakwasftom a conduitpiDeattached to the hydropole in drebacklane. ClarcConstruction hassinceresolvedthc malrerand therehasbeenno further leak at ihe area.
b)
policy hasbeenrenewed insurance Insurancerenewa,/ - The ShataCorporation's with Mardon & carrison InsuranceBrokelsLtd , for a total annualpremiumof $5,095.00
c)
valuation havecompletedthe insurance lnsuranceappraisal- SuncorpValuations andbasedon thcir investigationasat January5, 2006, the total insumblecostof 00. valuewas$2,196,400 Lastyear's 2876is $2,290,000.00. StrataPlanVAS property and not the market this This amountrepresentsthe costto reconstruct valueofthe propeity. Mardon& Ganisonhavebeenadvisedofthe valuationincreaseandhavein tum iuoreasilgthebuildingvalueto thenew limit forwardeda policy endorsement This changehasresultedin a totalprontedadditionalpremiumof$I83.00.
d)
Ltd., completedtheannual AnnualFire lnspectio,- BartecFireSafetySystems itemizing rcquiredrepairsand 18, A deftciertcy list inspection on November 2005. associatedcostswasauthorizedandthe work hasbecncompletedat a total additional costof $1,432.08.
e)
Slipperybacks/alr"r- The first setofsandpaper stripsworeout quicklyrurdthc with theapplioation o1' site remedied the situation contractorcamebackor and with theresults. moredurablestripsat no additionalcost. Councilis pleasecl
received 4. Corresnondcnce .
permission An Ownerhadrcquested to installlaminateflooringat thcir unit. Council approved this request.
.
An Ownerwroteabouta break-inat theirunit by way of thepalio slidingdoor,andthe windowreplacemenl companythatatlended to therepairhadadviscdthatthe windowshadbeeninconectlyinslalledwith shippingscrews. The Stata Manageradvisedthdtshefollou/edup this concemwith inquiriesto WylieCrump,andwasrcfencdto StarlineWindows,who in turn relbrredto BC Building rvhotheuadviscdofa $100.00perhourchargeto investigate Science, th€ situation. CouncilrecomnendsthatOwnerschecktheirown windows. In thal regard,dircction wasgivento the StrataManagerto senda separate lefterto all Owncrsoutliningwhat to checkat thewindow,andwho to contactshouldtheywish 10pursuethematte! furfher. From Wylie-CrumpLtd., respondingto the shippingscrewissueaswcll asadvisingof MarathonRisk Mgmt. Corp, continuingtheirannualinspections until theremainder of the warrantyterm- Wylie-Crunp Ltd. will keepthe Stratainformed ol any recommendations madc in the feportsthat requireattention. From Wylie-Crump Ltd., regardinga site review inspectionconductedon September 21,2005. Theirreportindicates, all areasarefunctioningwell andarein good
condition,with the exceptionofsomemissingboltsat the structuralsteelcolumn Iocatedabovethe garageently. The StrataManagera(anged for Clarc Construction to jnstallthemissingbolts,ofwhioh hasbeendoneandWylie-CrumpIld. havebeen advisedofthis completedwork,accordingly. .
permission Fromthe Ownerat unit #401,requesting to replacetheexistingskylight with a skylightthatopens.TheOwneraisooutlineshow the work will be doneand assucsthatthis proposedreplacement wilJ notaffecttheroofor the buildingenvelope astheonly differencewith thenewskylightwouldbe thatit opensandcloseslbr ventilation. Followinga discussion, Councilapprovedthercquestwith theprovision thatthe StrataManagercheck10ensurcthalthis work will no1void thebuilding warranty.The Ownerwill be advisedoncethewanantyissuchasbccnconfirmed.
5. Ncw llusincss a) Walerleak at garage arca - Water has becnleakingthrough the cxhaustfa| a1thc garagc aDdat parking stall #23 dlrring the rainy wcathcr. Clare Constructionhave bcenon site to invesligalethc situatioDand a quolationdclailing the stepsto resolvethe ma1lerwas reviewcdby Council. Following this revicw, Council authorizedtheir approvalfor Clarc Construclion to proceedwilh the repairsat thetotalquotedcostoJ $I,350.00+ GSf. k\
Sumpl'ump Alarm -Nonh S1i! Mccbaticul l-td., attcndcdon sitc, 1oan al1crhour omergcncy oallplacedon April ll, 2006,tbr thc sumpalarmringing. North star providcd a reportfaxed to the StralaManageroDApril 26, 2006 advisiig lllal they clcarcda blockageat the dischargepiping of items that appearedto bc Styrofoamchunksand rccoln|neDd1heinstallationo1'sonc littings, a uuion, a chcck valve and a shut ofvalve. An estimatefor this work will be submittodwith the invoioe for the after hour servicecall. l'he StrataMarager reportedthat the building plumbor,Will Clark plunrbing was commissioned10check the suDrpduring r.cguJar hou:.sand they suggcstthe installationoj' a solitaryvalve at approximately$i200.00. Council discusscdrhat thc sump is opcraring now bul recommendthat a liner glalc be iDstalledover the drain. Furthcr discussiunon this nratteris tabledto the n€xt meetiDg.
c) lnsurence Claim - A water damagc claim has been made on the Strata Corpomttons insurancepolicy as a result of exteDsivedirmdgcat unir #l 0 I fron e lcaking hot water tank originatingfrom unit #201. WiU Ctark PlLrmbiogadviscdthat thc drair shouldhave takencareofthe water lcak, bu it appearcdas thoughthe drain was plugged. After three aftemptsto clearthe drain, one by "Will Clatk" and the other two by ..Roto ftooter',to no avail, fufthcr investigationirdicated that the drain in the conoreteat the garagewas "capped." In consideralionofthe assumedpluggeddrain,the ShataManagerhad askedRoto Rooter for an cstimateto cleanall thc druinsin the building, ofwhich has beenforwardedat a cost of$1,500 - $1,925.00+ taxes. Council reconnnendedconsiderationto drair crcanrnp
be includedin next ycarsbudget. In the meantimeliability for the cappeddrain will need to be lookedinto for recourse,The StrataManagerwill follow up. 4) Anwal GeneralMe€ring- Council scheduledthe Annual GeneralMeeting datefor Tue,sday August l, 2006. AppropriatenoticesI'ill bc mailed to all Olr'nersin advance. Therebeingno furdrerbusiness themeetingadjoumedat 6:42p.m. The next Councilmeeting will be scheduledafter the Annual GeneralMeetins. R. JANG& Associates, Ltd. l0l0 WestBroadway Vancouver-BC V6H IE6 (604)738-1010 tel 24 hrs. (604)738-l0l I fax
REMINDERS CouncilCorrespondence: fromall owners. andquestions TheStrataCouncilwelcomescomments Please Ownersare invitedto correspondwith Councilby writingto the Stratal\y'anager. receivedby the stratamanager'sofficebecomesa rememberthat all correspondence publicdocument. An ownerrequesting to be heardby Councilshouldallowup to one monthfor a Council meeting to be convened. StrataMeetingMinutes: which Pleasekeeptheseminutesin a safeplace.Theseminutesare officialdocuments required whenyoudecideto sellyourstrataunit. Shouldyou require aretypically additional copiesat that time a fee is chargedas allowedfor underthe StrataProperty Act. AfterHoursEmergencies: Intheeventof an "afterhourscommonareaemergency" all ownersand residents are reminded to callthe stratamanager's office@ (604)738-1010.Pleaseselectthe "repairs andmaintenance menu"andfollowthe instructions to leaveyourmessage whichwillthenbe pagedto our"oncall"staff. youmayhaveon yourtelephone Pleaseturnoffany"callblock"features linetoallow ourstaffto yourreturnyourpage;andpleaserefrainfromusingyourtelephone until i. ratr rrna.l
Thankvoufor vourco-operation.
AugustI, MINUTES OF THD,STRATA COUNCIL MEETING ofVAS 2876heldTuesdav, JANG & 2006irnmediatelyfollowing the Annual GereralMeetingwithin the offices ofR. BC Ltd. @ 1010WestBroadwayStreet,Vancouver, Associates ln attendance: 103 203 204
IllcniGalanis Alex Fisher RobCarupbell
lllin Nash
Ltd. R. JANC & Associates
Regrets: 401
Marshall Jonathan
Cucsts: 203 403
L. Slouf{rnan R. Ching-Kit
'l'hcmeetingwascalledto orderat 7:38PM. StrataCouncilExccutivc l) 2006-07 UNANIMOUSLY agreedto electRobCarnpbellasStrataCouncilPresideot All iDattendance for 2006-07,ofwhich tlleygraciously andEleniCalatrisasStr: d CouncilVice-Presidcnt, aocopted. 2) Ncr liusiness mentioncdthattherchadbcena brgak-inat the a) Breoka tl Entet - 'fhe CouucilPresident gamgearcaofthe bLdldinglastweek. Someofthe OwnersweredismayedthataNoticehacl not beencirculatedfrom the StrataManagerto all Ownersin that regad, and asksthat should anyfunrrebreak-insoccur,that a troticebe circulatedfrom the Ploperty Management company. thesecurityofthe bicyclestorageroom. Followinga b) BikeRoom An Ownerquestioned directionwasgivento theStrataManagerto obtaina quotationfor a secure discussion, bicycleenclosure. c) GatugeDoor Therewas a discussionconcerningthe garagedoor entry nol having adequatelighting, and it wasdiscussedthat perhapsa motion detectorlight at the areawould solvetjrisproblem.In thatregardthe StrataManagerwill look iDtoobtaining !ecommendations andcosts.
VAS2876
Pageof t
Therewasalso a discussionoonceminga planterbox locateddircctly abovethe garage entrancg,anddircction was given to the StrataManagerto ask the gadener to pull the w€eds outof thisbox, d) Beesand Wasps- Ihere wasa questionasto whetherthe beesarestill an issueasit was lastyear. It wasdiscussedthat if we wereto locatoa neston the property therl we could do somethingaboutthem. Ifwe werc to locatea neston the neighborspropertythen w€ cantalk to tllemaswell. e) Front Enlrauce Door - It wasmontionedthat the fiont door is not closing properlyas it is rubbingagainsttheframe.
-l Reminoer please WeaskthatallResidents ensure thatthedooris properly closed I whenentering andexitingthe building.
i
Thcrcbeingno furtherbusiness themeetingvr'asadjounedat 8i10PM.
R. JANC& Associates Ltd. l0l0 WestBroadway Vancouver, BritishColumbia V6I-IIE6 604738-1010 (tel)24 hrs 6 0 47 3 8 - 1 0 1 1 (fa x)
VAS2876
Pageof2
MINUTES OF THE ANNUAL GENEIL{L MDETING OF THtr OWNERS, STRATA PLAN VAS 2876heldTuesday, August1, 2006@ 7:00PM wirhinthc offices ofR. JANG & Associates Ltd. @ 1010WestBr.oadway, Vancouver,BritishColumbia, L 2.
3.
4. 5.
6.
'lle meetingwascalledto ordcrat 7:01PM -fherewasa totalOwnerrepresentaliou offive, two in person.Lndthreeby proxy. As thequorumrequircment waslive, themeetingwasdeclarcdcompetent to proceedwith the businessat hand. Total Ownerrcpresentationsubsequenly increasedto seven. The StrataManageradvisedthattheNoticeofMeetingwasmailed20 daysin advanccofthe meetingdate;this waswell within thc 2 weektime requiremcnt specifredin the StrataPropertyAc( ofBC. Therewereno objectionsto the conlrary. fn accordance wilh the recluirements ol'theStrataPropefiyAct ofBC tbe Owucrs wereto electa ChairpersoD. Lt thatrcgald,theStlataMadageragrcedto Cltail thismeeting. Thelcbeingno errorsor omissiollsiu theminutesofthc lastGe[cralMcating,jt wrs moved,seconded (R. Campbcll,L. Sloufinan)andCARRIEI) UNANIMOUSLY to adoptth€ninutcsof theAnnualGeneralMeetingholdJuly 7.2005. Rcporton Insurancc
A copyol'lhc Strat Corpor.ation's insurancc policyhadbccr a[.Lchcdto theNoticcol' packagcMccting l'hc irsuranccpolicybasbccnreDewed with l lrc Econonrica, InsuraiccGroup,fbr a policyperiodl'roDrDcccorber 3, 2005tlxoughto Decembcr3, 2006,al anannualprernium of$5,128.00. Kcyfiguresareasfollows: Propeflylimit ceneralLiobility timit -
$2,323,500 $5,000,000
Clainsaresubjectto deductibles asfollowsl Building& Contents FloodFhdorsenrent Earthquakc -
ti
r,000
$ 10,000 (r0%) $ 232,350
Ownersore remindedthot the slrolocorporolion,sinsulqncepolicyqoes nol extendcoveroge lo "owner'sirnprovemenfs,' or ,,personolproperty". Exomples of improvemenfs include: .
\ew floori.tg {eg. ho.owooo, corpei eic)
. Mirrored wclls . Wo l l p o p e r . Alteredinleriorsiruciures
StrotoPlqnVAS2876
Poge I of I
7.
2005-06FinancialReviervand 2006-07OperatineBudset
2005-06Fina,NcialReeiew: Includedwith theNoticeofthe Meetingwasa financialpackagesummarizing the Strata Corporation's financialpositionfor theyearendedJune30,2006,showingan Operating Funddsficitof$93.17. Therewasa discussion concenng theoperating expenses andvariousexpenses thatlall intotheUDscheduled Repairsaccount.lt wasnotedthata waterdamagedeductibleof was expcnsed to unscheduled $1,000 repairs.Thiswateldamageaffectedoneoffie unilsarldit wasthe rcsultolla oappeddrlrin.'ltis cappeddrainwasenbeddedinsidea concrcte wall at thc parkinggamgelcvelanclwasverylikely part ofthe original construction.. Concerning theycarcnddeficitof$93.17,it wasmoved,sccorded(R. Campbcll,L. Slouffinan)and CAllltItrD UNANIMOUSLY to elimjnatcthc 2005-06deficitasan cxpenditurc fiol11thc 2006-07Operating lludgel,ard allocatcdto tlte"unsoheduLed rcpaiN"aacount, 2006-07ProposedOpeftting Bu.lgel: 'fherewassomediscussion coDcerning thc variousexpenscacoonnts.In light ofthc prior yearendactualcostsaswell assligbtLc iicrcascsfor serviceprovidcN,thc proposed opcmtingbudgctaccountshavcbccnkcptto a barcmininrunr.11is proposcdthatthc Orvners shatafccswill ncedto be iDcrcascd slightJythisycar'. 'l.]leStrataPropertyAot ofBC addlesscs conlributioD requircmcDts to the Conlinggncy Rescrye Flnld. Specihcally,if thearnountof Doneyin theconti[gencyrescrycfrlndat theendofany fiscalyearis at least250lobrLtlessthan100%ofthe totalannualbudgeted contribution to theoperatingfund for thefis0alyearthathasjustended,llreannual contribution to thecoutiogency reservcfundmaybeofany anount. It is recommended to continuecontributions to theContirgencyRcscrveFundandthc prollosedbudget allocates $1,00C.00. TheOwnersdisoussed thattlte coDlluol],u.ea oarpeting aDdplintjng hadbeendonea lew ycarsago,andthe roof will probablyneedto bereplacedin approximately 10yearstime. |ollowing ftirtheraccountscrutinyit was moved,seconded (R. Campbell,R. Ching-Kit) andCARRIED UNANIMOUSLY to adoptthe2006-07budgerasproposed. REMINDER Slrotofeeshqve increosedfor 2006-07 and ore due on ihe firsiof eoch monlh,in odvonce. Theopproved buoge+iserfec',veJJryl, 2006.
StrotqPlonVAS2876
Poge 2 of 2
youroccounlisnoi ossessed Toensure o lole poymenifinepleoseensurelhql yourstrolqfee qniveswithinthe strolomonogor,soffice by the due dqte. we occept posldoted chequ;s and offero pre-outhorized poymentplon. Thonkyou for your co-operolion. 8.
2006-07Strota Council
TheStataManageradvisedthatat this momenttheprior yearsStrataCouncilmembers officiallystepdownfrom theirpositions.On behalfof all the Ownersin the Srara Corporationa (hankyou wasextendedto last year'sStrataCouncil membersand thosein attendance showedtheir appreciatiorqwith a rcund ofapplause. The floor wasthen opento the nominationofthe new ShataCouncil, for a mimrnumof 3 to a maximumof 7 people. The following owneGvolunteercdor were nominatedto serveon the2006-07StrataCouncill 103 203 204 401
EleniGalanis Alex Fisher RobCampbell Jonatlran Marshall
Therebeingno lirrthernamesput forth,thcabovenotedOwnersweredcclaredelectedby acclamation to the2006-07StrataCouncil. As thcrewasno ful.therbusiness themeotingwasadjoumedat 7:3gpM. R. JANG& Associates Ltd. 1010WestBroadway Vancouver, BritishColumbia V6H 1E6 738-1010 (24 hrs) 738-10lI (fax)
StrotoPlonVAS2876
Poge 3 of 3
REMINDERS CouncilCorrespondence: The StralaCouncilwelcomescommentsand ouestionsfrom all owners. Ownersare invitedto correspond withCouncilformally by writingto the Strata that Manager. Pleaseremember all correspondence receivedby the strata officebecomesa publicdocument. manager's An ownerrequestingto be heardby Councilshouldallowup to one monthfor a Council meetingto be convened. StrataMeetingMinutes: Pleasekeeptheseminutesin a safeplace. Theseminutesare official documentswhichare typicallyrequiredwhenyou decideto sell your stralaunil. Shouldyourequireadditional copiesat thattimea fee is chargedas allowedfor underthe StrataPfoperty Act. AfterHoursEmergencies: In the eventof an "afterhourscommonareaemergency"all ownersand residents are reminded to callthe stratamanager's office@ (604)738-1010. Pleaseselectthe "repairsandmaintenance menu"andfollowthe instructions to leaveyourmessagewhichwillthenbe pagedto our "oncall"staff. Pleaseturn off any 'call block"featuresyou may haveon yourtelephonelineto allowourstaffto yourreturnyourpage;andpleaserefrainfrom usingyouf telephone untilyourpageis returned. Thankyou for your co-o eratton.
StrotoPlonVAS2876
Poge 4 oJ 4
StrataPlanVAS2876 Approved2006-07Strata Fees
Unit Unit ntitlement #
Approved StrataFees
101
487
2
102
604
3
103 104 201 202 203 204 205 301 302 303 304 305 401 402 403
643 s19 436 649 590 642 467 434 645 588 646 464 699 826 661
$ o $ $ $ $ $ $ $ $ $ $ $ g $ $ $
SL
1
4
5 6 7 I 9 't0 11 12 13 14 t5 16
10000
180.50 zz.r.oo 238.32 192.36 161.60 240.54 218.67 237.95 173.09 160-85 239.06 217.93 239.43 171.97 259.07 306.14 244.99
$ 3 .7 0 6 .3 3
MINUTESOT THE STRATACOIJNCILMEETINGOF STRATAPLAN 24,200?,@ 6:00p.m.withintheoffrcesofR. JANG& VAS2876,heldWednesday January Vancouver BC Associates Ltd.,1010WestBroadway, Prcsent: 103 EleniGalanis CouncilPresidenl 203 AlexFisher 401 Jonothan Marshall Elin Nash,
R. JANG & Associates Ltd-
hasassumed the In acco ancewith Bylawl3(j)(b) EleniGalanis,as Couhcill/ice-President, posilion, lhe e. StrataCouncilPresident as RobCampbellis no longeran Ov,nerel OqkLa Therebeinga quorumin attendance, themeetingwascalledto orderat 6:05p.m. l. Minutesof May 16,2006and Ausust 1.2006CoutrcilMecaing Councilasksthatan additionbe includedto theminutesofAugusl 1,2006,at item 2. (o),a secondsentcnce shouldrc^d. ThePrcpert-y Manaserwasaskedto atrange.lbrthedoor to be (Alex, lt was then moved, seconded, Eleni)andUNANIMOUSLY CARRIED to t9pgL9!1. adopttheminutesofthe StrataCouncilmeetingheldon May 16,2006ascirculatedandthe minutesofthe StrataCouncilmeetingheldon Augustl, 2006,with theprovisionthattheabove notedadditionis included. 2. Dcccmbcr 31.2006.FinancialRevicu Financialstatements weredistributedto thosepresentandreviewedin detail, Key figuresasat December 31,2006,includethefollowing: Bank- Operating Fund Baik CRIi AccountsReceivable
$10,'162.84 $14,316.25 $ 884.05
Accounlsreceivable- Thereare two Ownerin anearsoftheir StrataCorporation maintenanceaccouots.Council askedthat the StrataManaeerwdte a letter to both Owners. Old Busincss a)
Exhaustfan leak - Clare Constructionhaverepairedthe leak at the exhaustfan at parking stall#23in accordance with theirquotedp ceof$1,350.00+ GST. Councilasksthatthe SlrataManagerspeakwith the Ownerthat parksat stall #23, to conlirm thereis no furtherleokinglhroughtheexhaustfan,
Insurqnceclaim - Council reviewedan Owner'swdtten requestfor re-imbursementof thefuhome-ownersinsurancedeductiblewith rcgardto two separateclaims, a break& from a "capped"drain. enterthough the patiodoorandwaterdamage
o)
CouncilrecommeDded thatsincethercis no provisionin the budgetto reimburse this topicis bestbroughtfoth for fufiherdiscussion with the homeowner deductibles, Ownersat the Annual GeneralMeeting. Direction wasthen given to the Sfata Manager to find out thepolicy at otherbuildingsaadto contactthe Ownerfor furtherwritten confirmationto supportthe request. BreakandEnterNoli|icdtio, - Councilsetapolicy tbal in the eventoffuture breakand enteroccurences,theCouncilPresident will postnoticesat thebuildingandnonresident Ownersareto be advisedby mail. d)
BikeRoom- Councllrevieweda quotationsubmittedby 'DobraDcsign'for enhanced sccurityto theexistingstruclureby instalLing expandod metalmcshto thc insidcofthe onclosure andto the gate,for a tolal costof$1,300.00+ GST. Councilreconuncnds that a provisionbe includedin nexl yearsbudgel.
e)
Lighlingat GarageDoor - Couicil revieweda quotationsubmittedby, App Electrical Services, to installa motionsensorlight at thce[tranceto theparkingareaat a costof + thelightinBat thegarageentry$340.00 GST. Councilwill rcassess 4, CorrcsDondcnceReceivcd . .
Iiroman Ownerrequesting re-imbursemcnt for theirinsurance deductiblt:, disoussed aboveunderitenl 3. (b) FrcnrWylie-crump,enclosingMain'l:ulc Services Ltd.,inspectionrcport.
NcwBusincss a ) Main TaneInspection fieport- Concerning thc MarathonBuildingEnvelopcWarranty,Main
TaneServices Ltd. attendedon siteon November9, 2006to conducta visualrcvicwofrhc buiJding envelope.It wasnotedthefollowingitemsthat[eed to be takencareo1'l . . .
blackstainsat a third floor fireplaccventat theNorthEastcomerofthe buildiDg somedebrison theroofand balconygutters organicgroMh on someoflhe north facing balconyfaces
Councilrecommends the fireplacesbecheckedandcleanedagainthis year,anda signup sheetwill bepostedon thebulletinboardin thatregard.ClareConstruction havealready cleaned thedebrisfrom the roofandanangements will be madeto cleanthe organicgrowth.
Rcsidcnts; PIeasekeeDvour balconvsuttcrs clear ofdebris. b) Insurance Claim,unit #103-Therc wasa claimmadeon the StrataCorpolation'siDstjrance policyin August2006,asa resultof a leakingwatertankat unit # 103. The O\r'nerhad
r€ported beinginconvenionced for s€veralmonthsbeforeths damagssto the floor,carpetand baseboards wererepaired. policyhasbeenrenewedwith Mardon Insurance Policy-The Stata Corporation's insurance & GarisonInsurance BrokersLtd, Theeffectivepolicyperiodis from December3,2006 throughto December3, 2007,with a totalannualpremiumof $5,095.00. d) AnnualFire Inspectior- BartecFire SafetySystems wereon siteNovember9, 2006to conducttheannualfiro safetyinspection.Councilis pleasedto hearthattherewereno deficiencies found, However,Bartecwill needto retumin thespringto testthe sprinkler systems asaccess to the dry valvednin wasnot availableastheequipmentis insidethe lockedlocker#17. With therebeing no recod asto who is usinglocker #17, letterswere sentto the 5 unit Ownelsnol on the lockerlist. Councilnotedthattbelock on #17 B,ill needto be cut ifthere is no respons€from any Owner or residenton the matter. The Council Presidentwill confirm thelockerdesignation wifi fhe buildingresidents asthecurreDtlist maybe out ofdate. Dryer VenlCleoning- National Air Technologicswerc on site January20, 2007 for the annualcleaningofthe dryervents.AllOwnersandresidents werenotified well in advance. Sunppunp - A & A AndersonTank ServiceLtd., attendedto an emergencycall on January 12,2007,aswaterwasrisinginsidetheparkinggarage.The StrataManagerwill speakwith A & A with regardto the emergencycharges,asregularservicefor the propertyhadbeen scheduled in October. g) GarcgeSutface- Directionwasgivento theStrataManagerto obtaina quotationfor power sweepingthe garage. It wasnotedthat OwnersandResidentsare storing inappropriate personalitems in the garageand that theseneedto be removedas it is againstfire department regulations.ln that regard,Noticeswill needto be sentto all Ownersand Rcsidents. h) LobbyCarpeting- Council discussedthat the scatterrugs in the building lobby area tripping hazard.Direction wasgivel to the StrataManagcrto arrangefor the removalof the runnerin frontofthe mailboxesarea.TheCouncilPresident offeredto look into obtaininecostsfor reptacement rugs. Therebeingno furtherbusiness themeetingwasdeclared adjournedat 7:41p.n. Thenext Councilmeetingwill be at the call ofthe CouncilPresident. R. JANG& Associates Ltd. 1010WestBroadway Vancouver, BC V6H 1E6 (604)738-1010 tel 24 hrs, (604)738-1011 fax
vAs 2876 BalanceSheetAs At 1/31/2007
Page1
ASSETS Curent Assets Bank- Operat ng Fund Bank- Contingency ReserveFund AccountsReceivable Total Current Ass€ts
10,638.71 14,399.59 543.51 25,58141
OtherAssets PfepaidExpenses Tolal OtherAssets
4,241.e2 4241.e
TOTALASSETS
29.827.63
LIABILITIES Curlent Liabilities AccountsPayable Total CurrentLiabillties
9,841.50 9,841.50
TOTALLIABILITIES
9,841.50
EQUlTY ContingencyResorvoFund Reserves- PriorYears Reserves- InterestIncome Reserves- CurrentYear ContingencyReserveFund - Total BuildingEnvelope Fund BuildingEnvelope - SpecjalLevy BuildingEnvelope - lntereslIncome BuildingEnvelope - PSTRebate Building Envelope - OtherCosts BuldingEnveope- SoftCosts BuildingEnvelope - Warranty BuildingEnvelope - Disbursements BuildingEnvelope - Deficiency Building Envelope - Appleton B!ildingEnvelope Fund- Total Opeftting Fund OperatingFund- PriorYears Surplus Year - Current OperatingFund - Total
13,600.30 215.93 583.36 143S9.59
$65,128.67 -3,21000
835,000.00 11,693 98 18,628.26 -1 7 , 8 6 4 1 0 -11824147 -60,878.00 ,668,338.67 0.00 923.69 4,002-85
s,580.54
TOTAL EQUITY
1e,[email protected]
LIABILITIES ANDEQUITY
29,827.63
vAs 2876 forFiscal End2007 of Actualto BudgetJulyto January IncomeStatementComparison Difference
Budge!
Actual
REVENUE Revenue StrataFees lnterestlncome Otherlncome Total Revenue TOTALREVENUE
25,944.31 190.40 555.00 26,689.71
25,944.31 233.31
0.00 -42.91
26,177 .62
512.09
26,68971
26,177 .62
512.09
70 00
-3000 -39169 - 1 0 66 1 -74358 -29880 -440.72 -1 370.81 -0.06 12616 -216.74 -48.72 - 1 0 20 6 - 5 71 4 - 1 85 6 16007 , 1 7 5A 0 257.95 -83.67 -67.13 ,55217 ,4,492t5
EXPENSE Expenses BankCharges Electricity Garbage Removal lnsurance Janforial Landscaping l\,4anagement Fees l\,4isce laneous ProfessionalFees R & lvl- Elevatormantenance R & [,4- ElevatorLicense R & [,4- AirHandingUnit R & M - Garage DoorInspeclions R & l\,4- FireA armInspections R & l\,4 - SumpPitcleaning R & N4- DryerVentcleaning R & i\,4- Unscheduled Repairs Repairs & Maintenance Waier& Sewer TotalOperating Expenses Transfersto ReserveFund Transiefto CRF- CurfentYear Transferto CRF- Interestlncome Transfe6 - Total TOTALEXPENSE NETINCOME
40.00 '1,066.62 768.39 3,631.42 2,909.51
87500 4 37500 3 208.31 2,319.87 1,370.81 2 , 8 1 9 . 81 350.00 583.31
0.00 2819.75 47616 366.57 1,7 0 1 . 2 8 0.00 111.86 80.56 51 0 . 0 7 0.00 578.76 3,707.95
1,750.00 1 0 20 6 1 7 50 0 9912 35000 '17500 32081 3,79162 6 69648 78945 21,44350 583.36 8.00 583.36 22,426.86 4,662.85
6,763.61 1,341.62
583.31
99.31
641.62 26 17727 0.35
0.05 -58.31 -58.26 - 4 1 5 04 1 4,662.54
vAs 2876 BalancoSheetAs At 8/31/2006
Page1
ASSETS CurrentAasets Bank- Operating Fund Bank- Contingency ReserveFuhd AccountsReceivable Total Curent Assets
8,607.81 13,766.96 1,11E.83 2Q,4e3-60
OtherAssets PrepaidExpenses Total OtherAssets
1336.15 1.236.L5
TOTAL ASSETS
24.7?9.75
LIABILITIES CurrentLiabilities AccountsPayable KeyDeposjts Total CurrentLiabilities
7,385.98 000 7,385.98
TOTALLIABILITIES
7,385.98
EQUITY ContingencyReserueFund Reserves- PriorYears Reserves- InterestIncome Reserves - CunentYear ContingencyReserveFund - Total BuildlngEnvelopeFund EuildingEnvelope - SpecialLevy BuildingEnvelope - Interestlncome BLrilding Envelope - PSTRebate BuildingEnvelope - OtherCosts BuildingEnvelope - SoftCosts Building Envelope - Warranty BuildingEnvelope - Disbursements BuildingEnvelope - Deficiehcy EuildingEnvelope - Appleton BuildingEnvolopeFund - Total OperatingFund Operahng Fund- PriorYears Transferlo 2004-05Budget Surplus- CurrcntYear OperatingFund - Total
13,600.30 0.00 166.66
83500000 11,693.98 18,628.26 -17,864.10 -118,241.47 60 878 00 -665,'128 67 ,3,210.00 -668,338.6f 0.00
0.00 2,65:J.12 3,576,81
TOTALEQUITY
17,?!3.ry
LIABILITIES ANDEQUITY
24.f29.!5
vAs 2876 IncomeStatementComparison ofActualto BudgetJu y to Augustfor FiscalEnd2007 REVENUE
Actual
Revenue StrataFees InterestIncome Otherlncome TransferffomOperating Fund TotalRevenue TOTALREVENUE
Page1 Difference
Budget
7.412.66 0.00 315.00 000 7,72766
7 412.66 66 66
0.00 -6666
0.0! 7,47932
0.00 248.34
7,727.66
7 479.32
248.34
EXPENSE Expenses BankCharges Electricity Garbage Removal Gas Insurance Janitora Lanoscaptng I\,4anagement Fees Miscellaneous ProfessionaFees R & l\,4- E evatormaintenance R & l\l - ElevatorLtcense R & [I - Aif Handling Unt R & M - GarageDoofInspecUons R & M, FreAafm Inspections R & 4,4 - SumpPitcleanng R & l\,,1 - DryerVentcleaning R & N,l- Unschedu ed Repairs Repaias & I\/aintenance Water& Sewer Total OperatingExpenses Transfersto ReserveFund Transferto CRF- CurrentYear Transfer to CRF- Interest lncorne Transfers- Total
0.00 351.18 264.89 5 3 11 8 824.18 628.35 0.00 805.60 '131.60 000 944.44 0.00 11 7a 6 0.00 0.00 0.00 0.00 1,11 42 0
20.00 4 1 66 6 250.00 1,250.00 916.66 662 82 391.66 805.66 1 0 00 0 16666 50000 29.16 50.00 28.32 100.00 s0 00 91.66 '1083.32
2,176.50 000 5,713.48
1932.46 38332 7,295.90
1 6 66 6 Q.QO 16660
166.66 16.66 143.32
TOTALEXPENSE
5 8 8 01 4
NETINCOIVIE
.52 1,84!
7,479.22 0.10
20.00 -65.48 1 48 9 -718.82 -9248 -3447 -391.66 ,0.06 31.60 - 1 6 66 6 44444 ,29.16 67.86 28.32 -100.00 -5000 9166 30.88 244.04 -383.32 -1,58242 000 -16.66 1 , 5 9 90 8 1,847.42
MINUTES OF TIIE STRATA COIJNCIL MEETING OF STRATA PLAN vAS 2876,held Wcdncsd^y Apri125,2007,@ 6i00 p.Eo-within lhe ofreeo of R. JANG & Associat€sLtd, 10 10 WeetBroadway,vancouv€!BC Prcstrt: 103 Eloni calanis 203 Alex Fisher 401 JonathnnMarshall ElinNash
Couqcil kesident
Ltd. R. JANG& Ascociates
Themeetingwascalled to older at 6i03 p,F. l. Mjnutcs ofJstruarv 2.4.200? Cou.cil Meeting Councilnotesthe following amendmedtrequiled: iran 4. (h) Ths last tontqroe, dclete thc wordiDg "obtalnlnt cosls for replacemenl rugs." This tast senloDc€is to rcad: The Couaoil Preside offoled to look idto the selectioh of
It wasthenmovc4 sccondcd,(Jomthtn, Elcni) aadUNANIMOUSLY CARRIED to adoptthc Ednutesof the Stata Councilm€etingheldon January24, 2007, with the abovc notcd aEcndmcat. 2, Mrrch 31.2007 Flnaucial S.pvtew Fi4,rrsi4l siat€neoG were distrrauted to thoF preseDtaod reviewed iu detail. Kcy trgrucs as at March 3 I , 2007, inolude the following: BB!k- Operating Fund Bank.- CRF AccourtsReceivable
$ 8,946.79 514.704.29 $ 543.51
Tbe balanceshect shows a 'Building Envclope Fund' with a zero balanco aud Coucil asks why this needsto still be showiig- The stlata Eanager Y/ill report back with aD aDswerat the next Eeeting. .
900/r oo@
Accot htsrecelvable - Council aclorowlgdgcdlhat lett{rs had been sent to tho two Owuets tbat still remaiD i! arrear8ofthei! Stata Corporation maintenance scc.uots. oDo of tbtse Owu€Is hss rcplicd that a lottd b fodhcomi.Dg atd the other ouEcr las lot yct respoDded.
q ,[1 SS LY IJOS S Y9N -]-f {
IIOIS C !t09
W!
t7:l t
LO O Z/ 7\ / 9O
3. Old BusiDelr 8)
Goage Wall Leak - The City ofvaloouyer haalbpen ooftacted qnd attetrdcd oD silc to iovcstigste ttre lcaL rh't still occDrsat f'e-king stall #23 as rhis palt ofthe garegeis directly bclow tbe back alley. Ther6 is to be a rcport forthcoming ftom the City ofvucouyrr.
b)
Itrstrqnce Cldlm ReimbursemenlPolicy - Can.cernta9an Owner's rcquest for reimbusemeat of their home-ownem insuranc€deduotible, 1e Strala Managor had seDta lctter to this Owncr requestilg frrrthel hforEation; bowever, a reply bas oot beon rocsiv€d, S/ith rcgard.to iqsuraDocdcducdble reimtnrseaeot policics at othcr buildings, Mr, R Jaag wEs c4lslrlted &d he advisogtb-ethe has notiome aorou" thfu situatioD a.ndstatesthat it is just ihe oppositc oflhe shata coryoration oskidg a homeovrDerto pay the stsata's deductible. Couaoil reoommends fiuther discussion witb the Owners bo brcught for6 at the Annusl Geoeral Meeting.
c)
G@age Ent|j LiEhting - Council hrs chec*ed tfie lighting at the garage ramp cnEsrrcoand agreca that the cxistidg lighting is sdcquate. No firrther action rcqufeo,
d)
MaiB Ta e lkspectlon Srporr- Old English Window Cloarjng have provided & quot&lioD to tedove the otgatric growlh on thc balcouy faces at a cost of$4go-00 + tax. -The Stlata Manager has also obtaitreda quotation for olea.ning inaocessible wiodowc as this witl be required with the algae lemgval. Council approves the quotc for $470.00 + t x. Notioqs lr/ill be se out to all rcsidents prioi to initiurrug thls work.
e)
Ereplqce Serelcing - There worc 7 s€paratolEsponderlts to the fueplace cleaning lisf, and_l9 wuc nceded to get the spocial rste. The Strata Malager wi follow up with BC Fireplaoe Serviocs as they havc yet lo sel sppoiEtonentswith tl].e O*ne!s. Also, Council asks that the Stata Msrlager obtaia iaformatioa in writing coacetaing fireplacc cleaning rsquir€menls as weu a definition ofthg risks posed if tl s cleaningis not done, Slrinkler Syrtem & Lockel Allocdtton -,Batteo Fire Ssfery Syst€ms' had pleviously advisBd thar the dry valve iosido locker #17, wiu ncod to bc testcd in the spring. The SFala Manager advised ttat the handyman h?s not beaB ablc to look i4to the situation wittr lockcr #17 6s rhqc is Dq lockcr room key at thc offic€. A CouDoil rDcmber ofded to bri[g a kcy to the tDaragcr's omce.
8)
900/ 200u
Dryer Vent Cleaning - Council revierryedthe dry€t verrt cleaning lcport from January07, and notos thet 6 units \ /ers not aooessiblefiom the iIlsidc, Council a6ks that Owners bc reEiuded tha. it will bo $eft respoDsibilitj,, should a liabilig issuo arire &om a clogAed vent. Council ffrrther ask thar the Sr?ts Meagcr ge! back to NatioEal Air Tochnologies vrith legard to conceme of'quality of service' a€ the
cJ'r
SSJYIfOSSI;
9N-'r
t
TTOIai :Zt00 M
tz:tI
zoo? t I
so
tecbniciansdid not bavetho e:cbalsthosehookedup u/iilc reporting evorything wEsin ordgrwith fic veot. h)
Goftge Cleaning- Cormcilrevieweda quotationprovided by Sp€qtraTecServic€s Groupwit}r 2 optionsto oletn the parkilg gzragc. Wion I .: to power sw€opand backpaokblow comersgfp?,rki[ggarage at aco6lof$400.00. Option2: to power washin additio! to powersweepandbackpeckblow at a costof $500,00,Council
recommends Io gowithOptior2 andincludethcpowerwash.Councilfurlhsr
r€coDmends that th€ O14nersbe givon a deedlinc date of approximatoly one month to removo items Aoln their parking stalls es the storage of these items are also agaiEstfirc depaltmcat reguladoB. Should 6ny itcrur ronain st the parking staus after the dcadline dadc,they wlll be rcmoved and thc individuals rcsponsiblc will b€ billed Eccordingly. Lobby Carpettfig - Cgnceming tle rcplacemcnt 'rurmer' at the lobby entrance, & io fiont of the mailbox area, the Council nembeis a8rgod to not replace a ruDner at the majlbox area, but the lobby eltrance requires oDefor people to wipe off their shoes beforc going ftlrthor into the building, In th6t rcgard, esch Council member will look into oblsiniDg a cr.{rot roplaceemt option & costs and comparc notcs prior to lbe purchase.
CorresDopdenceRecelved l. From an Owrrer acknowledging receipt ofcouncil's lener regaiding their outstaDdi[g strata accou.Dtbala,lce, and advising lhey are gsthering infodration to respond back onoo tleir rcscarch is dode. This was discussed above udder ltcm 2. 2. A! irspoction of ooll1moll plopertj, declaration flom a buildiag inspector, advising they will view the roof from the toof hatch, atrd will Efrain fiom going onto the roof This inspection is widr regard lo the sale of a udt within the building. 3. Several e-mails from an Owner with rcgard to locker allocalioo, faulty o- r1gsat the taps to laundry hoses, a move-out & in, and intercorn updale request. 4, An e-nail fiom an Owner conceming a leaking sprinkler head at the msster bedroom, The Stata Managcr had spok.d with this Or^Eer at the time who advisod that the lesking bad stoppcd, Also, Bartec \ras contacted and they advisod that if there were a problcra with the spriDklcr head,it would continue to lcak water, As the lvaler ddppiDg has stoppcd it was likety a spl.ll ofwater froE lhe unit abovc. The wEter found it's way tbrough the sprinklor hcad as this is the lowest poift in the ceilitrg. 5. From BC Safety Authority, concerDingthe elevatbg devices and s rcquest to submit a list ofinfomution with regard to ths eleyator. This request was forwarded to 'Thysscn Dover,' who in trirn have sobmitted lhe .equeatcd informaxion to BC Safcty Prom Wylie-crurp asking w! advise itl writing wben thc locoEEcndatiorls by 6, Maiq Tano sre complcted,
900,/c00E
cJ'I
SII,I,VI)OSSV CNVI {
IT0TtC /.t09 IV d tZ: tI
1, 002/ r 1l90
4- New Blglners a,) Untt tt102 -T}.e 0\'1n0r ofOris utrit cslled today to rsport pater comiag in through the ceiliEg ftom drs u!.lt abovo. .46 our beldy !o9! was close by we had asked that hc oheckon the situation, ofwhich he did and rcpofied back thgt there was no leaking now, and minimal wster stains. Apprcximately one month ago, this same Ollnci had repoded finding a white substaucein thc wate! supply, aod in following up the Ovrier repolti tlEt this is no longer occuEing. Tbe buildhg plunber bad taken a water samplefor testing and tLe results indicated tlat tle white substance appearcd to be &y vall material. b) Insurance Appraisal - Snncorp Valuatlons have provided an appraisal updatg Esat January5,2007 , the total insurablecost ofthe building is $2,618,800. The insuaice broker has been advised ofthe updated valuc and they in tDm have provided an updatedilsuance policy amcodiag the building limit to the new aJnoulrt. This change hosalso rcsulted in a prcrated additional premium of $343 .00 a) Nollce Board - TtLa Strata Cor.Ecil discussedinstalling a uotice board at the lobby mailbox qrea. ln that legard, tlle Strata Marregerwill make the arrangements, Therebeingnofrtherbusinessthem€ctilrgwasdeclaredadjoumedatT:47p.m,'Iherrcxt Couocil meeti-ogis schedulcd fo! Tuesday Julle 26,2007 at 6'.OOp.m. R. JANG & AssociatesLtd. l0l0 WestBroadway Vancouver,BC v6H lE6 (604)7381010 tel 24 brs. (604)738-10l I fax
900/'00o
qJ1 SALYTJOSSY9livt
{
IIOIA cZ' oo
\r-' d S Z ttt
LO O Z/ t r r 90
R. JANG & Associates Ltd.
Regrets: 103 EleniGalanis 203 XanaUppal ThercbeiDga quorumin attendance, themeetingwascalledto orderat 5:58p.m. 1. Minutesof November16.2005,CouncilMeeting It wasmoved,seconded, andUNANIMOUSLY CARRJDD(Rob,Shane)to adoptthe minutesofthe lastStrataCouncilmeetingheldNovemberi6, 2005,ascirculateq 2. Anril 30,2006,Fin:rncialRevicw Finanoial slatements weredistributedto thosepresentandreviewedbriefly. Key figuresasat thisdaleincludethefbllowing: Ballk- OperatirgFund Bank- CRF Accounls Receivable .
$ 5,809.32 $12,520.47 $ 1,753.48
Accounts receivable- A letterfrom theStmlaCorporation,s legalCounselhadbeensent to theOwnerwith thesubstantial arrears.Councilis pleasedto acknowledge thatthis Owneris makingeffortsto payofftheir accountandhavereducedthe balanccowrns significantly.
It wasthenmoved,seconded andCARRIED (Rob,Shane)to adopttlrefinaDcialstatements asat April 30,2006,aspreseDted. 3. Old Busircss a)
Electricalrcom waterleak- Sillcethelastmeeting,,Telus,,hadinvestigated the watercoming from the "Telus,,colduit andadvisedthat this wasnot their responsibilify asthe sourceofthe lsakwasftom a conduitpiDeattached to the hydropole in drebacklane. ClarcConstruction hassinceresolvedthc malrerand therehasbeenno further leak at ihe area.
b)
policy hasbeenrenewed insurance Insurancerenewa,/ - The ShataCorporation's with Mardon & carrison InsuranceBrokelsLtd , for a total annualpremiumof $5,095.00
c)
valuation havecompletedthe insurance lnsuranceappraisal- SuncorpValuations andbasedon thcir investigationasat January5, 2006, the total insumblecostof 00. valuewas$2,196,400 Lastyear's 2876is $2,290,000.00. StrataPlanVAS property and not the market this This amountrepresentsthe costto reconstruct valueofthe propeity. Mardon& Ganisonhavebeenadvisedofthe valuationincreaseandhavein tum iuoreasilgthebuildingvalueto thenew limit forwardeda policy endorsement This changehasresultedin a totalprontedadditionalpremiumof$I83.00.
d)
Ltd., completedtheannual AnnualFire lnspectio,- BartecFireSafetySystems itemizing rcquiredrepairsand 18, A deftciertcy list inspection on November 2005. associatedcostswasauthorizedandthe work hasbecncompletedat a total additional costof $1,432.08.
e)
Slipperybacks/alr"r- The first setofsandpaper stripsworeout quicklyrurdthc with theapplioation o1' site remedied the situation contractorcamebackor and with theresults. moredurablestripsat no additionalcost. Councilis pleasecl
received 4. Corresnondcnce .
permission An Ownerhadrcquested to installlaminateflooringat thcir unit. Council approved this request.
.
An Ownerwroteabouta break-inat theirunit by way of thepalio slidingdoor,andthe windowreplacemenl companythatatlended to therepairhadadviscdthatthe windowshadbeeninconectlyinslalledwith shippingscrews. The Stata Manageradvisedthdtshefollou/edup this concemwith inquiriesto WylieCrump,andwasrcfencdto StarlineWindows,who in turn relbrredto BC Building rvhotheuadviscdofa $100.00perhourchargeto investigate Science, th€ situation. CouncilrecomnendsthatOwnerschecktheirown windows. In thal regard,dircction wasgivento the StrataManagerto senda separate lefterto all Owncrsoutliningwhat to checkat thewindow,andwho to contactshouldtheywish 10pursuethematte! furfher. From Wylie-CrumpLtd., respondingto the shippingscrewissueaswcll asadvisingof MarathonRisk Mgmt. Corp, continuingtheirannualinspections until theremainder of the warrantyterm- Wylie-Crunp Ltd. will keepthe Stratainformed ol any recommendations madc in the feportsthat requireattention. From Wylie-Crump Ltd., regardinga site review inspectionconductedon September 21,2005. Theirreportindicates, all areasarefunctioningwell andarein good
condition,with the exceptionofsomemissingboltsat the structuralsteelcolumn Iocatedabovethe garageently. The StrataManagera(anged for Clarc Construction to jnstallthemissingbolts,ofwhioh hasbeendoneandWylie-CrumpIld. havebeen advisedofthis completedwork,accordingly. .
permission Fromthe Ownerat unit #401,requesting to replacetheexistingskylight with a skylightthatopens.TheOwneraisooutlineshow the work will be doneand assucsthatthis proposedreplacement wilJ notaffecttheroofor the buildingenvelope astheonly differencewith thenewskylightwouldbe thatit opensandcloseslbr ventilation. Followinga discussion, Councilapprovedthercquestwith theprovision thatthe StrataManagercheck10ensurcthalthis work will no1void thebuilding warranty.The Ownerwill be advisedoncethewanantyissuchasbccnconfirmed.
5. Ncw llusincss a) Walerleak at garage arca - Water has becnleakingthrough the cxhaustfa| a1thc garagc aDdat parking stall #23 dlrring the rainy wcathcr. Clare Constructionhave bcenon site to invesligalethc situatioDand a quolationdclailing the stepsto resolvethe ma1lerwas reviewcdby Council. Following this revicw, Council authorizedtheir approvalfor Clarc Construclion to proceedwilh the repairsat thetotalquotedcostoJ $I,350.00+ GSf. k\
Sumpl'ump Alarm -Nonh S1i! Mccbaticul l-td., attcndcdon sitc, 1oan al1crhour omergcncy oallplacedon April ll, 2006,tbr thc sumpalarmringing. North star providcd a reportfaxed to the StralaManageroDApril 26, 2006 advisiig lllal they clcarcda blockageat the dischargepiping of items that appearedto bc Styrofoamchunksand rccoln|neDd1heinstallationo1'sonc littings, a uuion, a chcck valve and a shut ofvalve. An estimatefor this work will be submittodwith the invoioe for the after hour servicecall. l'he StrataMarager reportedthat the building plumbor,Will Clark plunrbing was commissioned10check the suDrpduring r.cguJar hou:.sand they suggcstthe installationoj' a solitaryvalve at approximately$i200.00. Council discusscdrhat thc sump is opcraring now bul recommendthat a liner glalc be iDstalledover the drain. Furthcr discussiunon this nratteris tabledto the n€xt meetiDg.
c) lnsurence Claim - A water damagc claim has been made on the Strata Corpomttons insurancepolicy as a result of exteDsivedirmdgcat unir #l 0 I fron e lcaking hot water tank originatingfrom unit #201. WiU Ctark PlLrmbiogadviscdthat thc drair shouldhave takencareofthe water lcak, bu it appearcdas thoughthe drain was plugged. After three aftemptsto clearthe drain, one by "Will Clatk" and the other two by ..Roto ftooter',to no avail, fufthcr investigationirdicated that the drain in the conoreteat the garagewas "capped." In consideralionofthe assumedpluggeddrain,the ShataManagerhad askedRoto Rooter for an cstimateto cleanall thc druinsin the building, ofwhich has beenforwardedat a cost of$1,500 - $1,925.00+ taxes. Council reconnnendedconsiderationto drair crcanrnp
be includedin next ycarsbudget. In the meantimeliability for the cappeddrain will need to be lookedinto for recourse,The StrataManagerwill follow up. 4) Anwal GeneralMe€ring- Council scheduledthe Annual GeneralMeeting datefor Tue,sday August l, 2006. AppropriatenoticesI'ill bc mailed to all Olr'nersin advance. Therebeingno furdrerbusiness themeetingadjoumedat 6:42p.m. The next Councilmeeting will be scheduledafter the Annual GeneralMeetins. R. JANG& Associates, Ltd. l0l0 WestBroadway Vancouver-BC V6H IE6 (604)738-1010 tel 24 hrs. (604)738-l0l I fax
REMINDERS CouncilCorrespondence: fromall owners. andquestions TheStrataCouncilwelcomescomments Please Ownersare invitedto correspondwith Councilby writingto the Stratal\y'anager. receivedby the stratamanager'sofficebecomesa rememberthat all correspondence publicdocument. An ownerrequesting to be heardby Councilshouldallowup to one monthfor a Council meeting to be convened. StrataMeetingMinutes: which Pleasekeeptheseminutesin a safeplace.Theseminutesare officialdocuments required whenyoudecideto sellyourstrataunit. Shouldyou require aretypically additional copiesat that time a fee is chargedas allowedfor underthe StrataProperty Act. AfterHoursEmergencies: Intheeventof an "afterhourscommonareaemergency" all ownersand residents are reminded to callthe stratamanager's office@ (604)738-1010.Pleaseselectthe "repairs andmaintenance menu"andfollowthe instructions to leaveyourmessage whichwillthenbe pagedto our"oncall"staff. youmayhaveon yourtelephone Pleaseturnoffany"callblock"features linetoallow ourstaffto yourreturnyourpage;andpleaserefrainfromusingyourtelephone until i. ratr rrna.l
Thankvoufor vourco-operation.
AugustI, MINUTES OF THD,STRATA COUNCIL MEETING ofVAS 2876heldTuesdav, JANG & 2006irnmediatelyfollowing the Annual GereralMeetingwithin the offices ofR. BC Ltd. @ 1010WestBroadwayStreet,Vancouver, Associates ln attendance: 103 203 204
IllcniGalanis Alex Fisher RobCarupbell
lllin Nash
Ltd. R. JANC & Associates
Regrets: 401
Marshall Jonathan
Cucsts: 203 403
L. Slouf{rnan R. Ching-Kit
'l'hcmeetingwascalledto orderat 7:38PM. StrataCouncilExccutivc l) 2006-07 UNANIMOUSLY agreedto electRobCarnpbellasStrataCouncilPresideot All iDattendance for 2006-07,ofwhich tlleygraciously andEleniCalatrisasStr: d CouncilVice-Presidcnt, aocopted. 2) Ncr liusiness mentioncdthattherchadbcena brgak-inat the a) Breoka tl Entet - 'fhe CouucilPresident gamgearcaofthe bLdldinglastweek. Someofthe OwnersweredismayedthataNoticehacl not beencirculatedfrom the StrataManagerto all Ownersin that regad, and asksthat should anyfunrrebreak-insoccur,that a troticebe circulatedfrom the Ploperty Management company. thesecurityofthe bicyclestorageroom. Followinga b) BikeRoom An Ownerquestioned directionwasgivento theStrataManagerto obtaina quotationfor a secure discussion, bicycleenclosure. c) GatugeDoor Therewas a discussionconcerningthe garagedoor entry nol having adequatelighting, and it wasdiscussedthat perhapsa motion detectorlight at the areawould solvetjrisproblem.In thatregardthe StrataManagerwill look iDtoobtaining !ecommendations andcosts.
VAS2876
Pageof t
Therewasalso a discussionoonceminga planterbox locateddircctly abovethe garage entrancg,anddircction was given to the StrataManagerto ask the gadener to pull the w€eds outof thisbox, d) Beesand Wasps- Ihere wasa questionasto whetherthe beesarestill an issueasit was lastyear. It wasdiscussedthat if we wereto locatoa neston the property therl we could do somethingaboutthem. Ifwe werc to locatea neston the neighborspropertythen w€ cantalk to tllemaswell. e) Front Enlrauce Door - It wasmontionedthat the fiont door is not closing properlyas it is rubbingagainsttheframe.
-l Reminoer please WeaskthatallResidents ensure thatthedooris properly closed I whenentering andexitingthe building.
i
Thcrcbeingno furtherbusiness themeetingvr'asadjounedat 8i10PM.
R. JANC& Associates Ltd. l0l0 WestBroadway Vancouver, BritishColumbia V6I-IIE6 604738-1010 (tel)24 hrs 6 0 47 3 8 - 1 0 1 1 (fa x)
VAS2876
Pageof2
MINUTES OF THE ANNUAL GENEIL{L MDETING OF THtr OWNERS, STRATA PLAN VAS 2876heldTuesday, August1, 2006@ 7:00PM wirhinthc offices ofR. JANG & Associates Ltd. @ 1010WestBr.oadway, Vancouver,BritishColumbia, L 2.
3.
4. 5.
6.
'lle meetingwascalledto ordcrat 7:01PM -fherewasa totalOwnerrepresentaliou offive, two in person.Lndthreeby proxy. As thequorumrequircment waslive, themeetingwasdeclarcdcompetent to proceedwith the businessat hand. Total Ownerrcpresentationsubsequenly increasedto seven. The StrataManageradvisedthattheNoticeofMeetingwasmailed20 daysin advanccofthe meetingdate;this waswell within thc 2 weektime requiremcnt specifredin the StrataPropertyAc( ofBC. Therewereno objectionsto the conlrary. fn accordance wilh the recluirements ol'theStrataPropefiyAct ofBC tbe Owucrs wereto electa ChairpersoD. Lt thatrcgald,theStlataMadageragrcedto Cltail thismeeting. Thelcbeingno errorsor omissiollsiu theminutesofthc lastGe[cralMcating,jt wrs moved,seconded (R. Campbcll,L. Sloufinan)andCARRIEI) UNANIMOUSLY to adoptth€ninutcsof theAnnualGeneralMeetingholdJuly 7.2005. Rcporton Insurancc
A copyol'lhc Strat Corpor.ation's insurancc policyhadbccr a[.Lchcdto theNoticcol' packagcMccting l'hc irsuranccpolicybasbccnreDewed with l lrc Econonrica, InsuraiccGroup,fbr a policyperiodl'roDrDcccorber 3, 2005tlxoughto Decembcr3, 2006,al anannualprernium of$5,128.00. Kcyfiguresareasfollows: Propeflylimit ceneralLiobility timit -
$2,323,500 $5,000,000
Clainsaresubjectto deductibles asfollowsl Building& Contents FloodFhdorsenrent Earthquakc -
ti
r,000
$ 10,000 (r0%) $ 232,350
Ownersore remindedthot the slrolocorporolion,sinsulqncepolicyqoes nol extendcoveroge lo "owner'sirnprovemenfs,' or ,,personolproperty". Exomples of improvemenfs include: .
\ew floori.tg {eg. ho.owooo, corpei eic)
. Mirrored wclls . Wo l l p o p e r . Alteredinleriorsiruciures
StrotoPlqnVAS2876
Poge I of I
7.
2005-06FinancialReviervand 2006-07OperatineBudset
2005-06Fina,NcialReeiew: Includedwith theNoticeofthe Meetingwasa financialpackagesummarizing the Strata Corporation's financialpositionfor theyearendedJune30,2006,showingan Operating Funddsficitof$93.17. Therewasa discussion concenng theoperating expenses andvariousexpenses thatlall intotheUDscheduled Repairsaccount.lt wasnotedthata waterdamagedeductibleof was expcnsed to unscheduled $1,000 repairs.Thiswateldamageaffectedoneoffie unilsarldit wasthe rcsultolla oappeddrlrin.'ltis cappeddrainwasenbeddedinsidea concrcte wall at thc parkinggamgelcvelanclwasverylikely part ofthe original construction.. Concerning theycarcnddeficitof$93.17,it wasmoved,sccorded(R. Campbcll,L. Slouffinan)and CAllltItrD UNANIMOUSLY to elimjnatcthc 2005-06deficitasan cxpenditurc fiol11thc 2006-07Operating lludgel,ard allocatcdto tlte"unsoheduLed rcpaiN"aacount, 2006-07ProposedOpeftting Bu.lgel: 'fherewassomediscussion coDcerning thc variousexpenscacoonnts.In light ofthc prior yearendactualcostsaswell assligbtLc iicrcascsfor serviceprovidcN,thc proposed opcmtingbudgctaccountshavcbccnkcptto a barcmininrunr.11is proposcdthatthc Orvners shatafccswill ncedto be iDcrcascd slightJythisycar'. 'l.]leStrataPropertyAot ofBC addlesscs conlributioD requircmcDts to the Conlinggncy Rescrye Flnld. Specihcally,if thearnountof Doneyin theconti[gencyrescrycfrlndat theendofany fiscalyearis at least250lobrLtlessthan100%ofthe totalannualbudgeted contribution to theoperatingfund for thefis0alyearthathasjustended,llreannual contribution to thecoutiogency reservcfundmaybeofany anount. It is recommended to continuecontributions to theContirgencyRcscrveFundandthc prollosedbudget allocates $1,00C.00. TheOwnersdisoussed thattlte coDlluol],u.ea oarpeting aDdplintjng hadbeendonea lew ycarsago,andthe roof will probablyneedto bereplacedin approximately 10yearstime. |ollowing ftirtheraccountscrutinyit was moved,seconded (R. Campbell,R. Ching-Kit) andCARRIED UNANIMOUSLY to adoptthe2006-07budgerasproposed. REMINDER Slrotofeeshqve increosedfor 2006-07 and ore due on ihe firsiof eoch monlh,in odvonce. Theopproved buoge+iserfec',veJJryl, 2006.
StrotqPlonVAS2876
Poge 2 of 2
youroccounlisnoi ossessed Toensure o lole poymenifinepleoseensurelhql yourstrolqfee qniveswithinthe strolomonogor,soffice by the due dqte. we occept posldoted chequ;s and offero pre-outhorized poymentplon. Thonkyou for your co-operolion. 8.
2006-07Strota Council
TheStataManageradvisedthatat this momenttheprior yearsStrataCouncilmembers officiallystepdownfrom theirpositions.On behalfof all the Ownersin the Srara Corporationa (hankyou wasextendedto last year'sStrataCouncil membersand thosein attendance showedtheir appreciatiorqwith a rcund ofapplause. The floor wasthen opento the nominationofthe new ShataCouncil, for a mimrnumof 3 to a maximumof 7 people. The following owneGvolunteercdor were nominatedto serveon the2006-07StrataCouncill 103 203 204 401
EleniGalanis Alex Fisher RobCampbell Jonatlran Marshall
Therebeingno lirrthernamesput forth,thcabovenotedOwnersweredcclaredelectedby acclamation to the2006-07StrataCouncil. As thcrewasno ful.therbusiness themeotingwasadjoumedat 7:3gpM. R. JANG& Associates Ltd. 1010WestBroadway Vancouver, BritishColumbia V6H 1E6 738-1010 (24 hrs) 738-10lI (fax)
StrotoPlonVAS2876
Poge 3 of 3
REMINDERS CouncilCorrespondence: The StralaCouncilwelcomescommentsand ouestionsfrom all owners. Ownersare invitedto correspond withCouncilformally by writingto the Strata that Manager. Pleaseremember all correspondence receivedby the strata officebecomesa publicdocument. manager's An ownerrequestingto be heardby Councilshouldallowup to one monthfor a Council meetingto be convened. StrataMeetingMinutes: Pleasekeeptheseminutesin a safeplace. Theseminutesare official documentswhichare typicallyrequiredwhenyou decideto sell your stralaunil. Shouldyourequireadditional copiesat thattimea fee is chargedas allowedfor underthe StrataPfoperty Act. AfterHoursEmergencies: In the eventof an "afterhourscommonareaemergency"all ownersand residents are reminded to callthe stratamanager's office@ (604)738-1010. Pleaseselectthe "repairsandmaintenance menu"andfollowthe instructions to leaveyourmessagewhichwillthenbe pagedto our "oncall"staff. Pleaseturn off any 'call block"featuresyou may haveon yourtelephonelineto allowourstaffto yourreturnyourpage;andpleaserefrainfrom usingyouf telephone untilyourpageis returned. Thankyou for your co-o eratton.
StrotoPlonVAS2876
Poge 4 oJ 4
StrataPlanVAS2876 Approved2006-07Strata Fees
Unit Unit ntitlement #
Approved StrataFees
101
487
2
102
604
3
103 104 201 202 203 204 205 301 302 303 304 305 401 402 403
643 s19 436 649 590 642 467 434 645 588 646 464 699 826 661
$ o $ $ $ $ $ $ $ $ $ $ $ g $ $ $
SL
1
4
5 6 7 I 9 't0 11 12 13 14 t5 16
10000
180.50 zz.r.oo 238.32 192.36 161.60 240.54 218.67 237.95 173.09 160-85 239.06 217.93 239.43 171.97 259.07 306.14 244.99
$ 3 .7 0 6 .3 3
MINUTESOT THE STRATACOIJNCILMEETINGOF STRATAPLAN 24,200?,@ 6:00p.m.withintheoffrcesofR. JANG& VAS2876,heldWednesday January Vancouver BC Associates Ltd.,1010WestBroadway, Prcsent: 103 EleniGalanis CouncilPresidenl 203 AlexFisher 401 Jonothan Marshall Elin Nash,
R. JANG & Associates Ltd-
hasassumed the In acco ancewith Bylawl3(j)(b) EleniGalanis,as Couhcill/ice-President, posilion, lhe e. StrataCouncilPresident as RobCampbellis no longeran Ov,nerel OqkLa Therebeinga quorumin attendance, themeetingwascalledto orderat 6:05p.m. l. Minutesof May 16,2006and Ausust 1.2006CoutrcilMecaing Councilasksthatan additionbe includedto theminutesofAugusl 1,2006,at item 2. (o),a secondsentcnce shouldrc^d. ThePrcpert-y Manaserwasaskedto atrange.lbrthedoor to be (Alex, lt was then moved, seconded, Eleni)andUNANIMOUSLY CARRIED to t9pgL9!1. adopttheminutesofthe StrataCouncilmeetingheldon May 16,2006ascirculatedandthe minutesofthe StrataCouncilmeetingheldon Augustl, 2006,with theprovisionthattheabove notedadditionis included. 2. Dcccmbcr 31.2006.FinancialRevicu Financialstatements weredistributedto thosepresentandreviewedin detail, Key figuresasat December 31,2006,includethefollowing: Bank- Operating Fund Baik CRIi AccountsReceivable
$10,'162.84 $14,316.25 $ 884.05
Accounlsreceivable- Thereare two Ownerin anearsoftheir StrataCorporation maintenanceaccouots.Council askedthat the StrataManaeerwdte a letter to both Owners. Old Busincss a)
Exhaustfan leak - Clare Constructionhaverepairedthe leak at the exhaustfan at parking stall#23in accordance with theirquotedp ceof$1,350.00+ GST. Councilasksthatthe SlrataManagerspeakwith the Ownerthat parksat stall #23, to conlirm thereis no furtherleokinglhroughtheexhaustfan,
Insurqnceclaim - Council reviewedan Owner'swdtten requestfor re-imbursementof thefuhome-ownersinsurancedeductiblewith rcgardto two separateclaims, a break& from a "capped"drain. enterthough the patiodoorandwaterdamage
o)
CouncilrecommeDded thatsincethercis no provisionin the budgetto reimburse this topicis bestbroughtfoth for fufiherdiscussion with the homeowner deductibles, Ownersat the Annual GeneralMeeting. Direction wasthen given to the Sfata Manager to find out thepolicy at otherbuildingsaadto contactthe Ownerfor furtherwritten confirmationto supportthe request. BreakandEnterNoli|icdtio, - Councilsetapolicy tbal in the eventoffuture breakand enteroccurences,theCouncilPresident will postnoticesat thebuildingandnonresident Ownersareto be advisedby mail. d)
BikeRoom- Councllrevieweda quotationsubmittedby 'DobraDcsign'for enhanced sccurityto theexistingstruclureby instalLing expandod metalmcshto thc insidcofthe onclosure andto the gate,for a tolal costof$1,300.00+ GST. Councilreconuncnds that a provisionbe includedin nexl yearsbudgel.
e)
Lighlingat GarageDoor - Couicil revieweda quotationsubmittedby, App Electrical Services, to installa motionsensorlight at thce[tranceto theparkingareaat a costof + thelightinBat thegarageentry$340.00 GST. Councilwill rcassess 4, CorrcsDondcnceReceivcd . .
Iiroman Ownerrequesting re-imbursemcnt for theirinsurance deductiblt:, disoussed aboveunderitenl 3. (b) FrcnrWylie-crump,enclosingMain'l:ulc Services Ltd.,inspectionrcport.
NcwBusincss a ) Main TaneInspection fieport- Concerning thc MarathonBuildingEnvelopcWarranty,Main
TaneServices Ltd. attendedon siteon November9, 2006to conducta visualrcvicwofrhc buiJding envelope.It wasnotedthefollowingitemsthat[eed to be takencareo1'l . . .
blackstainsat a third floor fireplaccventat theNorthEastcomerofthe buildiDg somedebrison theroofand balconygutters organicgroMh on someoflhe north facing balconyfaces
Councilrecommends the fireplacesbecheckedandcleanedagainthis year,anda signup sheetwill bepostedon thebulletinboardin thatregard.ClareConstruction havealready cleaned thedebrisfrom the roofandanangements will be madeto cleanthe organicgrowth.
Rcsidcnts; PIeasekeeDvour balconvsuttcrs clear ofdebris. b) Insurance Claim,unit #103-Therc wasa claimmadeon the StrataCorpolation'siDstjrance policyin August2006,asa resultof a leakingwatertankat unit # 103. The O\r'nerhad
r€ported beinginconvenionced for s€veralmonthsbeforeths damagssto the floor,carpetand baseboards wererepaired. policyhasbeenrenewedwith Mardon Insurance Policy-The Stata Corporation's insurance & GarisonInsurance BrokersLtd, Theeffectivepolicyperiodis from December3,2006 throughto December3, 2007,with a totalannualpremiumof $5,095.00. d) AnnualFire Inspectior- BartecFire SafetySystems wereon siteNovember9, 2006to conducttheannualfiro safetyinspection.Councilis pleasedto hearthattherewereno deficiencies found, However,Bartecwill needto retumin thespringto testthe sprinkler systems asaccess to the dry valvednin wasnot availableastheequipmentis insidethe lockedlocker#17. With therebeing no recod asto who is usinglocker #17, letterswere sentto the 5 unit Ownelsnol on the lockerlist. Councilnotedthattbelock on #17 B,ill needto be cut ifthere is no respons€from any Owner or residenton the matter. The Council Presidentwill confirm thelockerdesignation wifi fhe buildingresidents asthecurreDtlist maybe out ofdate. Dryer VenlCleoning- National Air Technologicswerc on site January20, 2007 for the annualcleaningofthe dryervents.AllOwnersandresidents werenotified well in advance. Sunppunp - A & A AndersonTank ServiceLtd., attendedto an emergencycall on January 12,2007,aswaterwasrisinginsidetheparkinggarage.The StrataManagerwill speakwith A & A with regardto the emergencycharges,asregularservicefor the propertyhadbeen scheduled in October. g) GarcgeSutface- Directionwasgivento theStrataManagerto obtaina quotationfor power sweepingthe garage. It wasnotedthat OwnersandResidentsare storing inappropriate personalitems in the garageand that theseneedto be removedas it is againstfire department regulations.ln that regard,Noticeswill needto be sentto all Ownersand Rcsidents. h) LobbyCarpeting- Council discussedthat the scatterrugs in the building lobby area tripping hazard.Direction wasgivel to the StrataManagcrto arrangefor the removalof the runnerin frontofthe mailboxesarea.TheCouncilPresident offeredto look into obtaininecostsfor reptacement rugs. Therebeingno furtherbusiness themeetingwasdeclared adjournedat 7:41p.n. Thenext Councilmeetingwill be at the call ofthe CouncilPresident. R. JANG& Associates Ltd. 1010WestBroadway Vancouver, BC V6H 1E6 (604)738-1010 tel 24 hrs, (604)738-1011 fax
vAs 2876 BalanceSheetAs At 1/31/2007
Page1
ASSETS Curent Assets Bank- Operat ng Fund Bank- Contingency ReserveFund AccountsReceivable Total Current Ass€ts
10,638.71 14,399.59 543.51 25,58141
OtherAssets PfepaidExpenses Tolal OtherAssets
4,241.e2 4241.e
TOTALASSETS
29.827.63
LIABILITIES Curlent Liabilities AccountsPayable Total CurrentLiabillties
9,841.50 9,841.50
TOTALLIABILITIES
9,841.50
EQUlTY ContingencyResorvoFund Reserves- PriorYears Reserves- InterestIncome Reserves- CurrentYear ContingencyReserveFund - Total BuildingEnvelope Fund BuildingEnvelope - SpecjalLevy BuildingEnvelope - lntereslIncome BuildingEnvelope - PSTRebate Building Envelope - OtherCosts BuldingEnveope- SoftCosts BuildingEnvelope - Warranty BuildingEnvelope - Disbursements BuildingEnvelope - Deficiency Building Envelope - Appleton B!ildingEnvelope Fund- Total Opeftting Fund OperatingFund- PriorYears Surplus Year - Current OperatingFund - Total
13,600.30 215.93 583.36 143S9.59
$65,128.67 -3,21000
835,000.00 11,693 98 18,628.26 -1 7 , 8 6 4 1 0 -11824147 -60,878.00 ,668,338.67 0.00 923.69 4,002-85
s,580.54
TOTAL EQUITY
1e,[email protected]
LIABILITIES ANDEQUITY
29,827.63
vAs 2876 forFiscal End2007 of Actualto BudgetJulyto January IncomeStatementComparison Difference
Budge!
Actual
REVENUE Revenue StrataFees lnterestlncome Otherlncome Total Revenue TOTALREVENUE
25,944.31 190.40 555.00 26,689.71
25,944.31 233.31
0.00 -42.91
26,177 .62
512.09
26,68971
26,177 .62
512.09
70 00
-3000 -39169 - 1 0 66 1 -74358 -29880 -440.72 -1 370.81 -0.06 12616 -216.74 -48.72 - 1 0 20 6 - 5 71 4 - 1 85 6 16007 , 1 7 5A 0 257.95 -83.67 -67.13 ,55217 ,4,492t5
EXPENSE Expenses BankCharges Electricity Garbage Removal lnsurance Janforial Landscaping l\,4anagement Fees l\,4isce laneous ProfessionalFees R & lvl- Elevatormantenance R & [,4- ElevatorLicense R & [,4- AirHandingUnit R & M - Garage DoorInspeclions R & l\,4- FireA armInspections R & l\,4 - SumpPitcleaning R & N4- DryerVentcleaning R & i\,4- Unscheduled Repairs Repairs & Maintenance Waier& Sewer TotalOperating Expenses Transfersto ReserveFund Transiefto CRF- CurfentYear Transferto CRF- Interestlncome Transfe6 - Total TOTALEXPENSE NETINCOME
40.00 '1,066.62 768.39 3,631.42 2,909.51
87500 4 37500 3 208.31 2,319.87 1,370.81 2 , 8 1 9 . 81 350.00 583.31
0.00 2819.75 47616 366.57 1,7 0 1 . 2 8 0.00 111.86 80.56 51 0 . 0 7 0.00 578.76 3,707.95
1,750.00 1 0 20 6 1 7 50 0 9912 35000 '17500 32081 3,79162 6 69648 78945 21,44350 583.36 8.00 583.36 22,426.86 4,662.85
6,763.61 1,341.62
583.31
99.31
641.62 26 17727 0.35
0.05 -58.31 -58.26 - 4 1 5 04 1 4,662.54
vAs 2876 BalancoSheetAs At 8/31/2006
Page1
ASSETS CurrentAasets Bank- Operating Fund Bank- Contingency ReserveFuhd AccountsReceivable Total Curent Assets
8,607.81 13,766.96 1,11E.83 2Q,4e3-60
OtherAssets PrepaidExpenses Total OtherAssets
1336.15 1.236.L5
TOTAL ASSETS
24.7?9.75
LIABILITIES CurrentLiabilities AccountsPayable KeyDeposjts Total CurrentLiabilities
7,385.98 000 7,385.98
TOTALLIABILITIES
7,385.98
EQUITY ContingencyReserueFund Reserves- PriorYears Reserves- InterestIncome Reserves - CunentYear ContingencyReserveFund - Total BuildlngEnvelopeFund EuildingEnvelope - SpecialLevy BuildingEnvelope - Interestlncome BLrilding Envelope - PSTRebate BuildingEnvelope - OtherCosts BuildingEnvelope - SoftCosts Building Envelope - Warranty BuildingEnvelope - Disbursements BuildingEnvelope - Deficiehcy EuildingEnvelope - Appleton BuildingEnvolopeFund - Total OperatingFund Operahng Fund- PriorYears Transferlo 2004-05Budget Surplus- CurrcntYear OperatingFund - Total
13,600.30 0.00 166.66
83500000 11,693.98 18,628.26 -17,864.10 -118,241.47 60 878 00 -665,'128 67 ,3,210.00 -668,338.6f 0.00
0.00 2,65:J.12 3,576,81
TOTALEQUITY
17,?!3.ry
LIABILITIES ANDEQUITY
24.f29.!5
vAs 2876 IncomeStatementComparison ofActualto BudgetJu y to Augustfor FiscalEnd2007 REVENUE
Actual
Revenue StrataFees InterestIncome Otherlncome TransferffomOperating Fund TotalRevenue TOTALREVENUE
Page1 Difference
Budget
7.412.66 0.00 315.00 000 7,72766
7 412.66 66 66
0.00 -6666
0.0! 7,47932
0.00 248.34
7,727.66
7 479.32
248.34
EXPENSE Expenses BankCharges Electricity Garbage Removal Gas Insurance Janitora Lanoscaptng I\,4anagement Fees Miscellaneous ProfessionaFees R & l\,4- E evatormaintenance R & l\l - ElevatorLtcense R & [I - Aif Handling Unt R & M - GarageDoofInspecUons R & M, FreAafm Inspections R & 4,4 - SumpPitcleanng R & l\,,1 - DryerVentcleaning R & N,l- Unschedu ed Repairs Repaias & I\/aintenance Water& Sewer Total OperatingExpenses Transfersto ReserveFund Transferto CRF- CurrentYear Transfer to CRF- Interest lncorne Transfers- Total
0.00 351.18 264.89 5 3 11 8 824.18 628.35 0.00 805.60 '131.60 000 944.44 0.00 11 7a 6 0.00 0.00 0.00 0.00 1,11 42 0
20.00 4 1 66 6 250.00 1,250.00 916.66 662 82 391.66 805.66 1 0 00 0 16666 50000 29.16 50.00 28.32 100.00 s0 00 91.66 '1083.32
2,176.50 000 5,713.48
1932.46 38332 7,295.90
1 6 66 6 Q.QO 16660
166.66 16.66 143.32
TOTALEXPENSE
5 8 8 01 4
NETINCOIVIE
.52 1,84!
7,479.22 0.10
20.00 -65.48 1 48 9 -718.82 -9248 -3447 -391.66 ,0.06 31.60 - 1 6 66 6 44444 ,29.16 67.86 28.32 -100.00 -5000 9166 30.88 244.04 -383.32 -1,58242 000 -16.66 1 , 5 9 90 8 1,847.42
MINUTES OF TIIE STRATA COIJNCIL MEETING OF STRATA PLAN vAS 2876,held Wcdncsd^y Apri125,2007,@ 6i00 p.Eo-within lhe ofreeo of R. JANG & Associat€sLtd, 10 10 WeetBroadway,vancouv€!BC Prcstrt: 103 Eloni calanis 203 Alex Fisher 401 JonathnnMarshall ElinNash
Couqcil kesident
Ltd. R. JANG& Ascociates
Themeetingwascalled to older at 6i03 p,F. l. Mjnutcs ofJstruarv 2.4.200? Cou.cil Meeting Councilnotesthe following amendmedtrequiled: iran 4. (h) Ths last tontqroe, dclete thc wordiDg "obtalnlnt cosls for replacemenl rugs." This tast senloDc€is to rcad: The Couaoil Preside offoled to look idto the selectioh of
It wasthenmovc4 sccondcd,(Jomthtn, Elcni) aadUNANIMOUSLY CARRIED to adoptthc Ednutesof the Stata Councilm€etingheldon January24, 2007, with the abovc notcd aEcndmcat. 2, Mrrch 31.2007 Flnaucial S.pvtew Fi4,rrsi4l siat€neoG were distrrauted to thoF preseDtaod reviewed iu detail. Kcy trgrucs as at March 3 I , 2007, inolude the following: BB!k- Operating Fund Bank.- CRF AccourtsReceivable
$ 8,946.79 514.704.29 $ 543.51
Tbe balanceshect shows a 'Building Envclope Fund' with a zero balanco aud Coucil asks why this needsto still be showiig- The stlata Eanager Y/ill report back with aD aDswerat the next Eeeting. .
900/r oo@
Accot htsrecelvable - Council aclorowlgdgcdlhat lett{rs had been sent to tho two Owuets tbat still remaiD i! arrear8ofthei! Stata Corporation maintenance scc.uots. oDo of tbtse Owu€Is hss rcplicd that a lottd b fodhcomi.Dg atd the other ouEcr las lot yct respoDded.
q ,[1 SS LY IJOS S Y9N -]-f {
IIOIS C !t09
W!
t7:l t
LO O Z/ 7\ / 9O
3. Old BusiDelr 8)
Goage Wall Leak - The City ofvaloouyer haalbpen ooftacted qnd attetrdcd oD silc to iovcstigste ttre lcaL rh't still occDrsat f'e-king stall #23 as rhis palt ofthe garegeis directly bclow tbe back alley. Ther6 is to be a rcport forthcoming ftom the City ofvucouyrr.
b)
Itrstrqnce Cldlm ReimbursemenlPolicy - Can.cernta9an Owner's rcquest for reimbusemeat of their home-ownem insuranc€deduotible, 1e Strala Managor had seDta lctter to this Owncr requestilg frrrthel hforEation; bowever, a reply bas oot beon rocsiv€d, S/ith rcgard.to iqsuraDocdcducdble reimtnrseaeot policics at othcr buildings, Mr, R Jaag wEs c4lslrlted &d he advisogtb-ethe has notiome aorou" thfu situatioD a.ndstatesthat it is just ihe oppositc oflhe shata coryoration oskidg a homeovrDerto pay the stsata's deductible. Couaoil reoommends fiuther discussion witb the Owners bo brcught for6 at the Annusl Geoeral Meeting.
c)
G@age Ent|j LiEhting - Council hrs chec*ed tfie lighting at the garage ramp cnEsrrcoand agreca that the cxistidg lighting is sdcquate. No firrther action rcqufeo,
d)
MaiB Ta e lkspectlon Srporr- Old English Window Cloarjng have provided & quot&lioD to tedove the otgatric growlh on thc balcouy faces at a cost of$4go-00 + tax. -The Stlata Manager has also obtaitreda quotation for olea.ning inaocessible wiodowc as this witl be required with the algae lemgval. Council approves the quotc for $470.00 + t x. Notioqs lr/ill be se out to all rcsidents prioi to initiurrug thls work.
e)
Ereplqce Serelcing - There worc 7 s€paratolEsponderlts to the fueplace cleaning lisf, and_l9 wuc nceded to get the spocial rste. The Strata Malager wi follow up with BC Fireplaoe Serviocs as they havc yet lo sel sppoiEtonentswith tl].e O*ne!s. Also, Council asks that the Stata Msrlager obtaia iaformatioa in writing coacetaing fireplacc cleaning rsquir€menls as weu a definition ofthg risks posed if tl s cleaningis not done, Slrinkler Syrtem & Lockel Allocdtton -,Batteo Fire Ssfery Syst€ms' had pleviously advisBd thar the dry valve iosido locker #17, wiu ncod to bc testcd in the spring. The SFala Manager advised ttat the handyman h?s not beaB ablc to look i4to the situation wittr lockcr #17 6s rhqc is Dq lockcr room key at thc offic€. A CouDoil rDcmber ofded to bri[g a kcy to the tDaragcr's omce.
8)
900/ 200u
Dryer Vent Cleaning - Council revierryedthe dry€t verrt cleaning lcport from January07, and notos thet 6 units \ /ers not aooessiblefiom the iIlsidc, Council a6ks that Owners bc reEiuded tha. it will bo $eft respoDsibilitj,, should a liabilig issuo arire &om a clogAed vent. Council ffrrther ask thar the Sr?ts Meagcr ge! back to NatioEal Air Tochnologies vrith legard to conceme of'quality of service' a€ the
cJ'r
SSJYIfOSSI;
9N-'r
t
TTOIai :Zt00 M
tz:tI
zoo? t I
so
tecbniciansdid not bavetho e:cbalsthosehookedup u/iilc reporting evorything wEsin ordgrwith fic veot. h)
Goftge Cleaning- Cormcilrevieweda quotationprovided by Sp€qtraTecServic€s Groupwit}r 2 optionsto oletn the parkilg gzragc. Wion I .: to power sw€opand backpaokblow comersgfp?,rki[ggarage at aco6lof$400.00. Option2: to power washin additio! to powersweepandbackpeckblow at a costof $500,00,Council
recommends Io gowithOptior2 andincludethcpowerwash.Councilfurlhsr
r€coDmends that th€ O14nersbe givon a deedlinc date of approximatoly one month to removo items Aoln their parking stalls es the storage of these items are also agaiEstfirc depaltmcat reguladoB. Should 6ny itcrur ronain st the parking staus after the dcadline dadc,they wlll be rcmoved and thc individuals rcsponsiblc will b€ billed Eccordingly. Lobby Carpettfig - Cgnceming tle rcplacemcnt 'rurmer' at the lobby entrance, & io fiont of the mailbox area, the Council nembeis a8rgod to not replace a ruDner at the majlbox area, but the lobby eltrance requires oDefor people to wipe off their shoes beforc going ftlrthor into the building, In th6t rcgard, esch Council member will look into oblsiniDg a cr.{rot roplaceemt option & costs and comparc notcs prior to lbe purchase.
CorresDopdenceRecelved l. From an Owrrer acknowledging receipt ofcouncil's lener regaiding their outstaDdi[g strata accou.Dtbala,lce, and advising lhey are gsthering infodration to respond back onoo tleir rcscarch is dode. This was discussed above udder ltcm 2. 2. A! irspoction of ooll1moll plopertj, declaration flom a buildiag inspector, advising they will view the roof from the toof hatch, atrd will Efrain fiom going onto the roof This inspection is widr regard lo the sale of a udt within the building. 3. Several e-mails from an Owner with rcgard to locker allocalioo, faulty o- r1gsat the taps to laundry hoses, a move-out & in, and intercorn updale request. 4, An e-nail fiom an Owner conceming a leaking sprinkler head at the msster bedroom, The Stata Managcr had spok.d with this Or^Eer at the time who advisod that the lesking bad stoppcd, Also, Bartec \ras contacted and they advisod that if there were a problcra with the spriDklcr head,it would continue to lcak water, As the lvaler ddppiDg has stoppcd it was likety a spl.ll ofwater froE lhe unit abovc. The wEter found it's way tbrough the sprinklor hcad as this is the lowest poift in the ceilitrg. 5. From BC Safety Authority, concerDingthe elevatbg devices and s rcquest to submit a list ofinfomution with regard to ths eleyator. This request was forwarded to 'Thysscn Dover,' who in trirn have sobmitted lhe .equeatcd informaxion to BC Safcty Prom Wylie-crurp asking w! advise itl writing wben thc locoEEcndatiorls by 6, Maiq Tano sre complcted,
900,/c00E
cJ'I
SII,I,VI)OSSV CNVI {
IT0TtC /.t09 IV d tZ: tI
1, 002/ r 1l90
4- New Blglners a,) Untt tt102 -T}.e 0\'1n0r ofOris utrit cslled today to rsport pater comiag in through the ceiliEg ftom drs u!.lt abovo. .46 our beldy !o9! was close by we had asked that hc oheckon the situation, ofwhich he did and rcpofied back thgt there was no leaking now, and minimal wster stains. Apprcximately one month ago, this same Ollnci had repoded finding a white substaucein thc wate! supply, aod in following up the Ovrier repolti tlEt this is no longer occuEing. Tbe buildhg plunber bad taken a water samplefor testing and tLe results indicated tlat tle white substance appearcd to be &y vall material. b) Insurance Appraisal - Snncorp Valuatlons have provided an appraisal updatg Esat January5,2007 , the total insurablecost ofthe building is $2,618,800. The insuaice broker has been advised ofthe updated valuc and they in tDm have provided an updatedilsuance policy amcodiag the building limit to the new aJnoulrt. This change hosalso rcsulted in a prcrated additional premium of $343 .00 a) Nollce Board - TtLa Strata Cor.Ecil discussedinstalling a uotice board at the lobby mailbox qrea. ln that legard, tlle Strata Marregerwill make the arrangements, Therebeingnofrtherbusinessthem€ctilrgwasdeclaredadjoumedatT:47p.m,'Iherrcxt Couocil meeti-ogis schedulcd fo! Tuesday Julle 26,2007 at 6'.OOp.m. R. JANG & AssociatesLtd. l0l0 WestBroadway Vancouver,BC v6H lE6 (604)7381010 tel 24 brs. (604)738-10l I fax
900/'00o
qJ1 SALYTJOSSY9livt
{
IIOIA cZ' oo
\r-' d S Z ttt
LO O Z/ t r r 90
