OF THE ANNUAL GENERAL MEETING
MINUTES OF THE COUNCIL MEETING THE OWNERS STRATA PLAN LMS 4383 THE MONDRIAN Held on July 21, 2009 Within the Lounge Room at 989 Richards Street, Vancouver, B.C.
COUNCIL IN ATTENDANCE:
Stephen Elliott Jacy Lee David Rowan Garry Heiman Dennis Kelli Craig Sinclair
President Vice President Treasurer Member at Large Member at Large Member at Large
REGRETS:
Susan Fellenz
Member at Large
PROPERTY MANAGER:
Emil Filip
Crosby Property Management Ltd.
The meeting was called to order at 6:08 pm by Council President. GUEST BUSINESS Owners from a strata lot attended the meeting to express their frustration regarding the fact that the situation caused by a leaky dryer duct has not yet been addressed. RESIDENT MANAGER REPORT The new Resident Building Manager (RBM), Ilona Bristow, briefly joined the meeting to introduce herself. Council asked Ms. Bristow a number of questions regarding her work, the assistance that she needs, problems and challenges that she is facing, and about the most problematic issues that she had to deal with. The RBM advised that the most common problem is the number of leaks, some of them caused by the negligence of the residents. Council thanked the RBM for her verbal report, then the meeting continued. APPROVAL OF COUNCIL MEETING MINUTES It was moved/seconded to approve the Minutes of the Council Meeting held June 25, 2009 as circulated. CARRIED. APPROVAL OF FINANCIAL STATEMENTS It was moved/seconded to approve the June, 2009 financial statements. CARRIED.
IMPORTANT ! Some owners are still in arrears with the payment of the special levy. All owners in arrears have received warning letters as the payment was due over three months ago. Liens were placed on 17 strata lots and more liens will be placed if payment is not received by July 31, 2009. C:\Documents and Settings\Stephen\My Documents\Mondrian\CM minutes July 21.doc
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on July 21, 2009 REPORT ON UNAPPROVED EXPENDITURES There are no unapproved expenditures to report. The Strata Property Act requires that all owners be notified as soon as possible of unanticipated expenditures. REPORT ON LITIGATION To the best of our knowledge there is no litigation to report. The Strata Property Act requires that all owners be notified as soon as possible of any legal action that the Strata Corporation is part of. BUSINESS ARISING FROM PREVIOUS MINUTES Regular Building Maintenance - Common Area/hallway touch up painting As the strata personnel cannot do the touch up painting themselves, Council suggested that the painter used to paint the RBM unit be contacted for the job. The RBM will be in charge of the project. Washing Machine Hose Replacement – Angus The project has started. Council wishes to apologize for the inconvenience caused by the fact that the work had to be redone and delayed to a number of units after it was discovered that the flexible hose pipes that were supposed to be used had a design problem due to a faulty valve. Regular metal braided pipes will be used instead. Signs The design of the signs was approved by Council. Dryer duct issue Council decided to replace the dryer in the respective unit with a ventless dryer, seal the vent and repair the ceiling, as such will be way cheaper and less inconvenient than repairing a duct encased in concrete.
CORRESPONDENCE The Strata Council received correspondence with respect to the following: • • • • • • • •
Dirty ledge. The Property manager advised that the problem has been resolved since. Dog barking. Warning letter has already been sent out. Early noise, dripping noise, garbage on roof. Property manager will contact owner for updates before taking action Replacement of door damaged by fire. Replacement was approved by Council. Request to waive late special levy payment fines. Request rejected. Request to waive fine for not removing Xmas lights in time. Request rejected. Response from owner who received noise complaint in error. Council apologizes for the inconvenience. Cracked glass pane in window. Will be replaced.
C:\Documents and Settings\Stephen\My Documents\Mondrian\CM minutes July 21.doc
2
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on July 21, 2009 NEW BUSINESS Dishwasher flood A small leak affected a unit below. As repairs fall under the insurance deductible, no claim was filed. Expenses for emergency response will be charged back to the unit where the leak originated from. Quote for spa service from Imperial Paddock Pools The quote was rejected as the RBM and the strata staff are expected to continue with the maintenance of the spa. Annual fire systems inspection The annual fire system inspection was scheduled for early to mid August (see notices attached). Access is needed in all unit. Access arrangements can be made with the RBM in case residents are not available. Repairs to irrigation system Completed. Unfortunately, due to the fact that apparently the system was turned off by someone after the spring start up, a number of trees are stressed. Council expressed their dissatisfaction with the landscaping company who reported the problem very late. Missed crack It was brought to Council’s attention that there is a crack that was missed – hence not caulked – by Bemco during their maintenance work. Council will take pictures of the crack and the Property Manager will arrange to have the crack caulked. There being no further business, the meeting was adjourned at 8:27 p.m. The next meeting will tentatively be held on August 25, 2009 at 6:00 pm within the lounge at 989 Richards Street.
______________________________________ Emil Filip Property Manager CROSBY PROPERTY MANAGEMENT LTD. General Office # (604) 683-8900 (24 Hours) www.crosbypm.com
Please keep a copy of these minutes for future reference. They will be required at the time of sale and a charge, as per the Strata Property Act, will be assessed for replacement copies.
C:\Documents and Settings\Stephen\My Documents\Mondrian\CM minutes July 21.doc
3
MINUTES OF THE COUNCIL MEETING THE OWNERS STRATA PLAN LMS 4383 THE MONDRIAN Held on September 29, 2009 Within the Lounge Room at 989 Richards Street, Vancouver, B.C. COUNCIL IN ATTENDANCE:
Stephen Elliott Jacy Lee Garry Heiman Dennis Kelli Susan Fellenz Craig Sinclair
President Vice President Member at Large Member at Large Member at Large Member at Large
REGRETS:
David Rowan
Treasurer
LICENSED STRATA AGENT:
Emil Filip
Crosby Property Management Ltd.
The meeting was called to order at 6:10 pm by the Council President. GUEST BUSINESS No guest business. RESIDENT MANAGER REPORT The Resident Manager presented a summary of the report that had been submitted in advance to the Strata Council. APPROVAL OF COUNCIL MEETING MINUTES It was moved/seconded to approve the Minutes of the Council Meeting held August 25, 2009 as circulated. CARRIED. APPROVAL OF FINANCIAL STATEMENTS The financial statements for the month of August have not been received yet.
IMPORTANT! Some owners are still in arrears with the payment of the special levy and strata fees. Such owners have received statements of account and, if needed, warning letters as reminders that they owe money to the Strata Corporation. Liens will continue to be placed on the strata lots that did not comply with the request. Such owners are advised that the placement of a lien will add an additional non-refundable $400 in administrative fees.
S:\LMS\Lms4383\cm\2009\Sept 29.doc
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on September 29, 2009
REPORT ON UNAPPROVED EXPENDITURES There are no unapproved expenditures to report. The Strata Property Act requires that all owners be notified as soon as possible of unanticipated expenditures. REPORT ON LITIGATION To the best of our knowledge there is no litigation to report. The Strata Property Act requires that all owners be notified as soon as possible of any legal action that the Strata Corporation is part of. BUSINESS ARISING FROM PREVIOUS MINUTES Regular Building Maintenance - Common Area/hallway touch up painting A second quotation was provided by Rudy Fehr Repairs. A third quotation will be obtained by the Strata Agent. Washing Machine Hose Replacement – Angus The project is almost complete. There are just a few more units to attend to that have been missed due to access problems. All owners are reminded that the final cost will be charged back to each strata lot ($125 + tax). It was noted that a number of owners have already changed the hoses to their machines on their own. If such owners can provide an invoice to prove that the job was done and that they paid for it, they will not have to pay the charge. However, in case of failure of the hoses on their machines, they will be held liable. Signs The project is in progress. No updates. Dryer duct issue As the option of inserting a duct in the existing duct seems to be very difficult to achieve, Council authorized the Strata Agent to obtain three quotes for the repair to the ceiling. CORRESPONDENCE The Strata Council received correspondence with respect to the following: • • • •
guest room – an owner will be partially reimbursed for cancelling the reservation; request to waive fines for late payment – approved, owner not at fault; response to Council from landscaper; request for fence relocation – approved, as per original plans.
S:\LMS\Lms4383\cm\2009\Sept 29.doc
2
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on September 29, 2009
NEW BUSINESS Landscaping Two quotations were received from Angel Ridge Landscape Maintenance and Busybee Gardening for landscaping services. Decision tabled as more time is needed to review both quotes in detail. Quote for electrical repairs A quotation was received from Houle Electric to replace several light fixtures around the complex. Due to the high cost, Council advised the PM to obtain two more quotes from different contractors. Quotes for repairs Rudy Fehr Repairs provided three quotes for repairs around the complex. The quote to repair a handrail at M1 was approved. Council requested more information regarding the other two quotes. Personal insurance A recent incident regarding water damage to 4 suites has resulted in tens of thousands of dollars in water damage. The suite owner did not carry the right insurance and is liable for all damage to all suites as the incident did not emanate from common property nor did it affect common property. Owners need to be aware that this is the normal state of water damage and that the strata insurance will not cover damage caused between suites that does not involve common property. Virtually all water damage falls into this category. Since damages have in the past run into the hundreds of thousands of dollars from a single incident, we strongly urge all owners to review their insurance. All residents are strongly advised to purchase adequate personal insurance for their units and belongings. Since the insurance deductible for the Mondrian stands now at $50,000, the chances for the Strata insurance to cover costs below $50,000 is nil. Further, the insurance deductible or the cost for the emergency repairs would still be charged back to the respective owner to be claimed under his/her personal insurance if the responsibility for repairs belongs to the owner. Please get adequate personal insurance to protect yourself. Cigarette butts Another small fire was started by a cigarette butt that landed on the balcony of a resident below. Fortunately, the owner was at home and was able to quickly contain the fire. Please be a responsible resident and do not throw cigarette butts on common property. Garage gate security A number of fines have been levied for residents that do not stop to wait for the garage gate to close behind their cars when entering or leaving the parkade. Please follow this basic safety procedure in order to protect yourself from thieves and/or penalties. S:\LMS\Lms4383\cm\2009\Sept 29.doc
3
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on September 29, 2009
Garbage left out for vagrants TO ALL RESIDENTS AT THE MONDRIAN WHEN YOU LEAVE BOTTLES AND OTHER RECYCLABLES OUTSIDE THE BUILDING THIS IS WHAT HAPPENS: • •
• •
PEOPLE LEAVE BROKEN GLASS ALL OVER FOR OUR STAFF TO CLEAN UP; PEOPLE WILL EMPTY THE CONTENTS OF YOUR BOTTLES AND CANS ONTO OUR STAIRS FOR OUR STAFF TO CLEAN UP, WHICH IS NOT EASY BECAUSE THEY ARE PERMANENTLY STAINING THE STEPS; PEOPLE WILL DISCARD PLASTIC BAGS, CARDBOARD BEER CASES AND OTHER DEBRIS ALL OVER THE PROPERTY FOR OUR STAFF TO CLEAN UP. WORD GETS AROUND THAT AT THIS BUILDING THERE ARE FREE PICKINGS, WHICH ATTRACTS UNDESIRABLE ELEMENTS TO THE BUILDING. PLEASE HELP KEEP THE BUILDING CLEAN AND SAFE
Pets Pet owners are strongly advised to clean up after their pets. Council will have zero tolerance towards any resident that fails to do so. Pet faeces, urine, muddy paw prints, vomit, hairballs are not only disgusting, but make the property look cheap and embarrassingly dirty, are hard and costly to clean, and prevent the Strata personnel from using their time for better purposes during their daily routine. Please be both a responsible pet owner and a caring resident. Fines In consideration of ongoing issues, the Council decided not to provide further warning to offenders and proceed with the levy of fines for every violation, including the first one. Council believes that the warnings included in the Strata Council minutes and in the Strata Bylaws and Rules serve as first warning for every resident, owners and tenants alike. In addition, the strata council has been proactive in posting warnings regarding Bylaw violations in all public spaces and on the Mondrian website. No one is exempt from obeying the Bylaws and Rules, therefore Council will be enforcing them strictly by penalizing the offending strata lots without initial warning. The Strata Agent advised about the required procedures under the Strata Property Act and the advice received from the lawyers, however the strata council believes that their enforcement of the bylaws does not in any way contravene the requirements under the Strata Property Act, specifically allowing representation by any affected owner to plead their case in a timely manner as required by the Act. S:\LMS\Lms4383\cm\2009\Sept 29.doc
4
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on September 29, 2009
There being no further business, the meeting was adjourned at 8:05 p.m. The next meeting will tentatively be held on October 28, 2009 at 6:00 pm within the lounge at 989 Richards Street.
______________________________________ Emil Filip Licensed Strata Agent CROSBY PROPERTY MANAGEMENT LTD. General Office # (604) 683-8900 (24 Hours) www.crosbypm.com Please keep a copy of these minutes for future reference. They will be required at the time of sale and a charge, as per the Strata Property Act, will be assessed for replacement copies.
S:\LMS\Lms4383\cm\2009\Sept 29.doc
5
MINUTES OF THE COUNCIL MEETING THE OWNERS STRATA PLAN LMS 4383 THE MONDRIAN
Held on Wednesday, November 25, 2009 at 6:30 pm Within the Lounge Room at 989 Richards Street, Vancouver, B.C.
COUNCIL IN ATTENDANCE:
Stephen Elliott Jacy Lee David Rowan Garry Heiman Dennis Kelli Craig Sinclair
President Vice President Treasurer Member at Large Member at Large Member at Large
REGRETS:
Susan Fellenz
Member at Large
LICENSED STRATA AGENT:
Emil Filip
Crosby Property Management Ltd.
The meeting was called to order at 6:35 pm by the Council President. GUEST BUSINESS No guest business. RESIDENT MANAGER REPORT The Resident Manager presented a summary of the report that had been submitted in advance to the Strata Council. Some of the items on the report are as follows: • • • • • • • •
There have been problems with the elevators, but fewer than in the past; Fire testing completed – 42 units missed; Sprinkler system winterized; Several cars were broken into; locker D broken into as well; Some residents continue not to clean after their pets Some residents continue to leave garbage in lobbies and parkade bins; Some residents continue to mix the recycling materials and put garbage into recycling totes.
APPROVAL OF COUNCIL MEETING MINUTES It was moved/seconded to approve the Minutes of the Council Meeting held October 28, 2009 as circulated. CARRIED. MacBookSFE:Applications:CM minutes Nov 25-amended.doc
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on November 25, 2009
APPROVAL OF FINANCIAL STATEMENTS The approval of October 2009 financial statements was tabled, as some clarification is needed. IMPORTANT Some owners are still in arrears with their payment of the special levy and strata fees, such owners have received statements of account and, if needed, warning letters as reminders that they owe money to the Strata Corporation. Liens will continue to be placed on the strata lots that did not comply with the request. Such owners are advised that a placement of a lien will add an additional non-refundable $400.00 in administrative fees. REPORT ON UNAPPROVED EXPENDITURES There are no unapproved expenditures to report. The Strata Property Act requires that all owners be notified as soon as possible of unanticipated expenditures. REPORT ON LITIGATION To the best of our knowledge there is no litigation to report. The Strata Property Act requires that all owners be notified as soon as possible of any legal action that the Strata Corporation is part of. BUSINESS ARISING FROM PREVIOUS MINUTES 1. Regular Building Maintenance – Common Area Touch-Up Painting The contractor has already collected samples of paint to match the existing colour. The painting will commence in early December. 2. Electrical repairs A second quotation for such repairs was obtained from Synergy Electric. The decision was tabled as more info is needed. 3. Dryer Duct Issue The quotation received from Rudy Fehr Repairs to fix the crack in the ceiling and seal the concrete was approved. 4. Second fire inspection 42 units missed. The owners will be asked to carry the inspection of their unit at their own expense. 5. Security Upgrades Quotes received. Decision tabled.
MacBookSFE:Applications:CM minutes Nov 25-amended.doc
2
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on November 25, 2009
CORRESPONDENCE The Strata Council received correspondence with respect to the following: request for reimbursement from C.A.G., leak, damp wall, noise. The Strata Agent will respond as needed.
NEW BUSINESS 1. Proposed Budget The Strata Council has reviewed and finalized the draft budget for the next fiscal year. The A.G.M. will be tentatively held on January 13, 2010. A 7% increase should be expected due to the pending introduction of the Harmonized Sales Tax. There being no further business, the meeting was adjourned at 7:46 pm. The next Council meeting will be held on December 8, 2009.
Please visit the Strata Corporation website at: http://mondriandowntown.com
______________________________________ Emil Filip Licensed Strata Agent CROSBY PROPERTY MANAGEMENT LTD. General Office # (604) 683-8900 (24 Hours) www.crosbypm.com Please keep a copy of these minutes for future reference. They will be required at the time of sale and a charge, as per the Strata Property Act, will be assessed for replacement copies.
MacBookSFE:Applications:CM minutes Nov 25-amended.doc
3
COUNCIL IN ATTENDANCE:
Stephen Elliott Jacy Lee David Rowan Garry Heiman Dennis Kelli Craig Sinclair
President Vice President Treasurer Member at Large Member at Large Member at Large
REGRETS:
Susan Fellenz
Member at Large
PROPERTY MANAGER:
Emil Filip
Crosby Property Management Ltd.
The meeting was called to order at 6:08 pm by Council President. GUEST BUSINESS Owners from a strata lot attended the meeting to express their frustration regarding the fact that the situation caused by a leaky dryer duct has not yet been addressed. RESIDENT MANAGER REPORT The new Resident Building Manager (RBM), Ilona Bristow, briefly joined the meeting to introduce herself. Council asked Ms. Bristow a number of questions regarding her work, the assistance that she needs, problems and challenges that she is facing, and about the most problematic issues that she had to deal with. The RBM advised that the most common problem is the number of leaks, some of them caused by the negligence of the residents. Council thanked the RBM for her verbal report, then the meeting continued. APPROVAL OF COUNCIL MEETING MINUTES It was moved/seconded to approve the Minutes of the Council Meeting held June 25, 2009 as circulated. CARRIED. APPROVAL OF FINANCIAL STATEMENTS It was moved/seconded to approve the June, 2009 financial statements. CARRIED.
IMPORTANT ! Some owners are still in arrears with the payment of the special levy. All owners in arrears have received warning letters as the payment was due over three months ago. Liens were placed on 17 strata lots and more liens will be placed if payment is not received by July 31, 2009. C:\Documents and Settings\Stephen\My Documents\Mondrian\CM minutes July 21.doc
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on July 21, 2009 REPORT ON UNAPPROVED EXPENDITURES There are no unapproved expenditures to report. The Strata Property Act requires that all owners be notified as soon as possible of unanticipated expenditures. REPORT ON LITIGATION To the best of our knowledge there is no litigation to report. The Strata Property Act requires that all owners be notified as soon as possible of any legal action that the Strata Corporation is part of. BUSINESS ARISING FROM PREVIOUS MINUTES Regular Building Maintenance - Common Area/hallway touch up painting As the strata personnel cannot do the touch up painting themselves, Council suggested that the painter used to paint the RBM unit be contacted for the job. The RBM will be in charge of the project. Washing Machine Hose Replacement – Angus The project has started. Council wishes to apologize for the inconvenience caused by the fact that the work had to be redone and delayed to a number of units after it was discovered that the flexible hose pipes that were supposed to be used had a design problem due to a faulty valve. Regular metal braided pipes will be used instead. Signs The design of the signs was approved by Council. Dryer duct issue Council decided to replace the dryer in the respective unit with a ventless dryer, seal the vent and repair the ceiling, as such will be way cheaper and less inconvenient than repairing a duct encased in concrete.
CORRESPONDENCE The Strata Council received correspondence with respect to the following: • • • • • • • •
Dirty ledge. The Property manager advised that the problem has been resolved since. Dog barking. Warning letter has already been sent out. Early noise, dripping noise, garbage on roof. Property manager will contact owner for updates before taking action Replacement of door damaged by fire. Replacement was approved by Council. Request to waive late special levy payment fines. Request rejected. Request to waive fine for not removing Xmas lights in time. Request rejected. Response from owner who received noise complaint in error. Council apologizes for the inconvenience. Cracked glass pane in window. Will be replaced.
C:\Documents and Settings\Stephen\My Documents\Mondrian\CM minutes July 21.doc
2
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on July 21, 2009 NEW BUSINESS Dishwasher flood A small leak affected a unit below. As repairs fall under the insurance deductible, no claim was filed. Expenses for emergency response will be charged back to the unit where the leak originated from. Quote for spa service from Imperial Paddock Pools The quote was rejected as the RBM and the strata staff are expected to continue with the maintenance of the spa. Annual fire systems inspection The annual fire system inspection was scheduled for early to mid August (see notices attached). Access is needed in all unit. Access arrangements can be made with the RBM in case residents are not available. Repairs to irrigation system Completed. Unfortunately, due to the fact that apparently the system was turned off by someone after the spring start up, a number of trees are stressed. Council expressed their dissatisfaction with the landscaping company who reported the problem very late. Missed crack It was brought to Council’s attention that there is a crack that was missed – hence not caulked – by Bemco during their maintenance work. Council will take pictures of the crack and the Property Manager will arrange to have the crack caulked. There being no further business, the meeting was adjourned at 8:27 p.m. The next meeting will tentatively be held on August 25, 2009 at 6:00 pm within the lounge at 989 Richards Street.
______________________________________ Emil Filip Property Manager CROSBY PROPERTY MANAGEMENT LTD. General Office # (604) 683-8900 (24 Hours) www.crosbypm.com
Please keep a copy of these minutes for future reference. They will be required at the time of sale and a charge, as per the Strata Property Act, will be assessed for replacement copies.
C:\Documents and Settings\Stephen\My Documents\Mondrian\CM minutes July 21.doc
3
MINUTES OF THE COUNCIL MEETING THE OWNERS STRATA PLAN LMS 4383 THE MONDRIAN Held on September 29, 2009 Within the Lounge Room at 989 Richards Street, Vancouver, B.C. COUNCIL IN ATTENDANCE:
Stephen Elliott Jacy Lee Garry Heiman Dennis Kelli Susan Fellenz Craig Sinclair
President Vice President Member at Large Member at Large Member at Large Member at Large
REGRETS:
David Rowan
Treasurer
LICENSED STRATA AGENT:
Emil Filip
Crosby Property Management Ltd.
The meeting was called to order at 6:10 pm by the Council President. GUEST BUSINESS No guest business. RESIDENT MANAGER REPORT The Resident Manager presented a summary of the report that had been submitted in advance to the Strata Council. APPROVAL OF COUNCIL MEETING MINUTES It was moved/seconded to approve the Minutes of the Council Meeting held August 25, 2009 as circulated. CARRIED. APPROVAL OF FINANCIAL STATEMENTS The financial statements for the month of August have not been received yet.
IMPORTANT! Some owners are still in arrears with the payment of the special levy and strata fees. Such owners have received statements of account and, if needed, warning letters as reminders that they owe money to the Strata Corporation. Liens will continue to be placed on the strata lots that did not comply with the request. Such owners are advised that the placement of a lien will add an additional non-refundable $400 in administrative fees.
S:\LMS\Lms4383\cm\2009\Sept 29.doc
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on September 29, 2009
REPORT ON UNAPPROVED EXPENDITURES There are no unapproved expenditures to report. The Strata Property Act requires that all owners be notified as soon as possible of unanticipated expenditures. REPORT ON LITIGATION To the best of our knowledge there is no litigation to report. The Strata Property Act requires that all owners be notified as soon as possible of any legal action that the Strata Corporation is part of. BUSINESS ARISING FROM PREVIOUS MINUTES Regular Building Maintenance - Common Area/hallway touch up painting A second quotation was provided by Rudy Fehr Repairs. A third quotation will be obtained by the Strata Agent. Washing Machine Hose Replacement – Angus The project is almost complete. There are just a few more units to attend to that have been missed due to access problems. All owners are reminded that the final cost will be charged back to each strata lot ($125 + tax). It was noted that a number of owners have already changed the hoses to their machines on their own. If such owners can provide an invoice to prove that the job was done and that they paid for it, they will not have to pay the charge. However, in case of failure of the hoses on their machines, they will be held liable. Signs The project is in progress. No updates. Dryer duct issue As the option of inserting a duct in the existing duct seems to be very difficult to achieve, Council authorized the Strata Agent to obtain three quotes for the repair to the ceiling. CORRESPONDENCE The Strata Council received correspondence with respect to the following: • • • •
guest room – an owner will be partially reimbursed for cancelling the reservation; request to waive fines for late payment – approved, owner not at fault; response to Council from landscaper; request for fence relocation – approved, as per original plans.
S:\LMS\Lms4383\cm\2009\Sept 29.doc
2
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on September 29, 2009
NEW BUSINESS Landscaping Two quotations were received from Angel Ridge Landscape Maintenance and Busybee Gardening for landscaping services. Decision tabled as more time is needed to review both quotes in detail. Quote for electrical repairs A quotation was received from Houle Electric to replace several light fixtures around the complex. Due to the high cost, Council advised the PM to obtain two more quotes from different contractors. Quotes for repairs Rudy Fehr Repairs provided three quotes for repairs around the complex. The quote to repair a handrail at M1 was approved. Council requested more information regarding the other two quotes. Personal insurance A recent incident regarding water damage to 4 suites has resulted in tens of thousands of dollars in water damage. The suite owner did not carry the right insurance and is liable for all damage to all suites as the incident did not emanate from common property nor did it affect common property. Owners need to be aware that this is the normal state of water damage and that the strata insurance will not cover damage caused between suites that does not involve common property. Virtually all water damage falls into this category. Since damages have in the past run into the hundreds of thousands of dollars from a single incident, we strongly urge all owners to review their insurance. All residents are strongly advised to purchase adequate personal insurance for their units and belongings. Since the insurance deductible for the Mondrian stands now at $50,000, the chances for the Strata insurance to cover costs below $50,000 is nil. Further, the insurance deductible or the cost for the emergency repairs would still be charged back to the respective owner to be claimed under his/her personal insurance if the responsibility for repairs belongs to the owner. Please get adequate personal insurance to protect yourself. Cigarette butts Another small fire was started by a cigarette butt that landed on the balcony of a resident below. Fortunately, the owner was at home and was able to quickly contain the fire. Please be a responsible resident and do not throw cigarette butts on common property. Garage gate security A number of fines have been levied for residents that do not stop to wait for the garage gate to close behind their cars when entering or leaving the parkade. Please follow this basic safety procedure in order to protect yourself from thieves and/or penalties. S:\LMS\Lms4383\cm\2009\Sept 29.doc
3
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on September 29, 2009
Garbage left out for vagrants TO ALL RESIDENTS AT THE MONDRIAN WHEN YOU LEAVE BOTTLES AND OTHER RECYCLABLES OUTSIDE THE BUILDING THIS IS WHAT HAPPENS: • •
• •
PEOPLE LEAVE BROKEN GLASS ALL OVER FOR OUR STAFF TO CLEAN UP; PEOPLE WILL EMPTY THE CONTENTS OF YOUR BOTTLES AND CANS ONTO OUR STAIRS FOR OUR STAFF TO CLEAN UP, WHICH IS NOT EASY BECAUSE THEY ARE PERMANENTLY STAINING THE STEPS; PEOPLE WILL DISCARD PLASTIC BAGS, CARDBOARD BEER CASES AND OTHER DEBRIS ALL OVER THE PROPERTY FOR OUR STAFF TO CLEAN UP. WORD GETS AROUND THAT AT THIS BUILDING THERE ARE FREE PICKINGS, WHICH ATTRACTS UNDESIRABLE ELEMENTS TO THE BUILDING. PLEASE HELP KEEP THE BUILDING CLEAN AND SAFE
Pets Pet owners are strongly advised to clean up after their pets. Council will have zero tolerance towards any resident that fails to do so. Pet faeces, urine, muddy paw prints, vomit, hairballs are not only disgusting, but make the property look cheap and embarrassingly dirty, are hard and costly to clean, and prevent the Strata personnel from using their time for better purposes during their daily routine. Please be both a responsible pet owner and a caring resident. Fines In consideration of ongoing issues, the Council decided not to provide further warning to offenders and proceed with the levy of fines for every violation, including the first one. Council believes that the warnings included in the Strata Council minutes and in the Strata Bylaws and Rules serve as first warning for every resident, owners and tenants alike. In addition, the strata council has been proactive in posting warnings regarding Bylaw violations in all public spaces and on the Mondrian website. No one is exempt from obeying the Bylaws and Rules, therefore Council will be enforcing them strictly by penalizing the offending strata lots without initial warning. The Strata Agent advised about the required procedures under the Strata Property Act and the advice received from the lawyers, however the strata council believes that their enforcement of the bylaws does not in any way contravene the requirements under the Strata Property Act, specifically allowing representation by any affected owner to plead their case in a timely manner as required by the Act. S:\LMS\Lms4383\cm\2009\Sept 29.doc
4
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on September 29, 2009
There being no further business, the meeting was adjourned at 8:05 p.m. The next meeting will tentatively be held on October 28, 2009 at 6:00 pm within the lounge at 989 Richards Street.
______________________________________ Emil Filip Licensed Strata Agent CROSBY PROPERTY MANAGEMENT LTD. General Office # (604) 683-8900 (24 Hours) www.crosbypm.com Please keep a copy of these minutes for future reference. They will be required at the time of sale and a charge, as per the Strata Property Act, will be assessed for replacement copies.
S:\LMS\Lms4383\cm\2009\Sept 29.doc
5
MINUTES OF THE COUNCIL MEETING THE OWNERS STRATA PLAN LMS 4383 THE MONDRIAN
Held on Wednesday, November 25, 2009 at 6:30 pm Within the Lounge Room at 989 Richards Street, Vancouver, B.C.
COUNCIL IN ATTENDANCE:
Stephen Elliott Jacy Lee David Rowan Garry Heiman Dennis Kelli Craig Sinclair
President Vice President Treasurer Member at Large Member at Large Member at Large
REGRETS:
Susan Fellenz
Member at Large
LICENSED STRATA AGENT:
Emil Filip
Crosby Property Management Ltd.
The meeting was called to order at 6:35 pm by the Council President. GUEST BUSINESS No guest business. RESIDENT MANAGER REPORT The Resident Manager presented a summary of the report that had been submitted in advance to the Strata Council. Some of the items on the report are as follows: • • • • • • • •
There have been problems with the elevators, but fewer than in the past; Fire testing completed – 42 units missed; Sprinkler system winterized; Several cars were broken into; locker D broken into as well; Some residents continue not to clean after their pets Some residents continue to leave garbage in lobbies and parkade bins; Some residents continue to mix the recycling materials and put garbage into recycling totes.
APPROVAL OF COUNCIL MEETING MINUTES It was moved/seconded to approve the Minutes of the Council Meeting held October 28, 2009 as circulated. CARRIED. MacBookSFE:Applications:CM minutes Nov 25-amended.doc
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on November 25, 2009
APPROVAL OF FINANCIAL STATEMENTS The approval of October 2009 financial statements was tabled, as some clarification is needed. IMPORTANT Some owners are still in arrears with their payment of the special levy and strata fees, such owners have received statements of account and, if needed, warning letters as reminders that they owe money to the Strata Corporation. Liens will continue to be placed on the strata lots that did not comply with the request. Such owners are advised that a placement of a lien will add an additional non-refundable $400.00 in administrative fees. REPORT ON UNAPPROVED EXPENDITURES There are no unapproved expenditures to report. The Strata Property Act requires that all owners be notified as soon as possible of unanticipated expenditures. REPORT ON LITIGATION To the best of our knowledge there is no litigation to report. The Strata Property Act requires that all owners be notified as soon as possible of any legal action that the Strata Corporation is part of. BUSINESS ARISING FROM PREVIOUS MINUTES 1. Regular Building Maintenance – Common Area Touch-Up Painting The contractor has already collected samples of paint to match the existing colour. The painting will commence in early December. 2. Electrical repairs A second quotation for such repairs was obtained from Synergy Electric. The decision was tabled as more info is needed. 3. Dryer Duct Issue The quotation received from Rudy Fehr Repairs to fix the crack in the ceiling and seal the concrete was approved. 4. Second fire inspection 42 units missed. The owners will be asked to carry the inspection of their unit at their own expense. 5. Security Upgrades Quotes received. Decision tabled.
MacBookSFE:Applications:CM minutes Nov 25-amended.doc
2
Minutes of the Council Meeting The Owners Strata Plan LMS 4383 Held on November 25, 2009
CORRESPONDENCE The Strata Council received correspondence with respect to the following: request for reimbursement from C.A.G., leak, damp wall, noise. The Strata Agent will respond as needed.
NEW BUSINESS 1. Proposed Budget The Strata Council has reviewed and finalized the draft budget for the next fiscal year. The A.G.M. will be tentatively held on January 13, 2010. A 7% increase should be expected due to the pending introduction of the Harmonized Sales Tax. There being no further business, the meeting was adjourned at 7:46 pm. The next Council meeting will be held on December 8, 2009.
Please visit the Strata Corporation website at: http://mondriandowntown.com
______________________________________ Emil Filip Licensed Strata Agent CROSBY PROPERTY MANAGEMENT LTD. General Office # (604) 683-8900 (24 Hours) www.crosbypm.com Please keep a copy of these minutes for future reference. They will be required at the time of sale and a charge, as per the Strata Property Act, will be assessed for replacement copies.
MacBookSFE:Applications:CM minutes Nov 25-amended.doc
3
