strata plan
MINUTES OFCOUNCIL EETING
STRATAPLAN HO DEVONSHIRE On Thursday, Aprilto, 2oo8at 6:Jo B.C. 33rdAvenue,Vancouver,
36 E.
. in the MeetingRoomat 2083West
PRESENTI
BorisObrknezev RyanGreen WarkMcGregor
Unit#4o6 Unit#424 Unit#32o
REGRETl
RobertaFraser PhilCriffith PeterRodgers
Unit #2't2 Unit #426 Unit #416
GUEST:
KenWebber
STRATAAGENT:
VladPostelnicu, Ph.D.,Vancouver
(Resident Ca
(6B0p.m.to 6:35p.m.) Services Ltd.
Themeetingwascalledto orderat 6:3op.m.
RES LDENICARETAKEB5REPORT The strata councilreviewedthe monthlyreport and the addressed the issues, asnecessary.
of the residentcaretaker.Council
EttCIlON!F OFFICERS It wasagreedon the followingnominations: RobertaFraser BorisObrknezevRyanGreen -
President VicePresident Treasurer
MINUTES It was moved,secondedand carriedto adoptthe minutes circulated. FINANCIAL REPORT Page 1 of 6
February14,2oo8councilmeeting,as
BC5-536/2oo8 Aprmin
1.
MonthlyStatements:After reviewand discussion, if was moved,secondedand carriedto adopttheFebruaryand March,zoo8financial statempnts, aspresented. Anyownerwishing a copy of the strata corporation's financial Statements may contact Vancouver Condominium Services Ltd.duringregularbusiness hfurs,9:ooa.m.to 4:lo p.m.,Mondayto Friday.
't
AccountBalances:The currentbalances for the z"Jmonth endingMarch3r,2oo8in the appropriatefundsareasfollows:
3.
o
TotalCashBalance
(includirlg CRFBalance) $149,819
.
CRFBalance
(Contingfncy ReserveFund) $t33,727
.
Yearto dateincome
562,952
.
Yearto dateexpenses
s59,627
2007Audtt: After reviewand discussion, councilapprovedthe audit adiustingentriesand authorized the finalization of the 2oo7fiscalyearalait, as presented to the ownersin the Annual6eneralMeetinenotice.
BUSINESS ARISING
1.
AnnualFireTest: The agentadvisedcouncilthat th! zoo8 annualfire test was conducted betweenFebruaryzTthand 29th.The inspectionrefiort will be forwardedto councilupon receipt. Landscapi;rg: The stratacouncilanalyzed the condftionof the commonarealandscaping and noted that the new contractor,GreenlineAllianle Landscaping Ltd.,who startedtheir work on Februayt't produced is a significantirinprovementof the condition of the landscaping. councilexpressed theirsatisfaction abputthe qualityof work providedanda job professionally doneandwill continueto addresslhe issuesas necessary.
3.
Bylaw Enforcement:The strata councilis permitdedto enforcethe strata corDoration bylaws. After reviewand discussion, councilrequeFtedthe agent to send lettersto nine ownersrequesting them to complywith the stratacorporation bylawsregarding exterior appearance andpatiostorage. ] councilalsonotedthat, despiteseveralwarninglett{rs sent by the agentas instructed,one owner continuesto be in significantviolationof tt'le strata corporationbylawsregarding dogs. After reviewand discussion, councildecided!o levya gloofine againstthe stratalot for allowingtheir dog to urinateon the armchairs in tle mainlobbyon Marchr4th. quotltian$ Theagentpresented illaDtenance quotations counfilwith several maintenance asfollows:
Page2 of 6
(u)
A quotationfrom Pacificheights windows, Services to cleanall exteriorinaccessible includingaccessible groundfloor ones but elcludingthe patio doors,to cleanthe windowsin the main lobby,both insidean{ outsideand all the skylightsfor an estimatedamountof gz,8zoplusGST.
(b)
A quotationfrom FondaBuildingMaintenar]ce to cleanall rooftop gutter debris, includingalltownhouseguttersfor an estimatpdamountof 9775plusGST,to remove all gutterdebrisfrom the balconyguttersfor !n estimated amountof g95oplusCST and to wash the outsideof all balconygutt{rs includingthe balconyedgesfor an estimatedamountof g4ooplusGST.
(c)
To pressurewall all concretefence poststo rlemovethe spots,alongwith the front entrancewalkways,eaststairsand lower lan{ing areasfor an estimatedamountof $600plusCST.
(d)
To removethe mossfrom the roofsof the tovfnhouses andsprayzincsulphate on all roof surfacesto deterfurthergrowthfor an e4timatedamountof 945o.
(e)
To low pressurewashto removethe greenst insfrom allapproximately 9o postsof the balconies aroundthe buildingfor an estim ted amountof $t,tooplus65T.
After review and discussion, councilapprovedal the above mentionedmaintenance
Groundlevel PartitionWork l4ajntenance:The ag nt presented councilwith a quotation from NiklsPropertyServices to cleanand stainall th partitionwallson the groundlevelfor an estimatedamount of 12,615plus CST. After r view and discussion. councilvoted in favourof the project.Propernoticeswill be distribut d to the affectedownersin duetime.
CORRESPONDENEE
Ownersare invitedto writecouncilvia the management company
advbedthat,pursuant totheStrata Property Act,conespondence whichis available to anyotherownerinterested in suchconespondence, andto
anystratacorporation matters.Owners are to thestratacorporation mustbemade in specified ofherpersons circumstances.
Whatthis meansis that any coffespondence whichis sentto the strata'tcouncil in confidencemightnot be protectedor privileged,andis subjectto anyotheroveridingandapplicable law,
1.
Correspondence was received from an ownerabou{noiseand otherissuesregarding their relationwith a neighbour.Counciltook the inform{tionunderadvisementand responded
Page3 of 6
BC5-516/2oo8 Aprmin
that strata common living sometimesinvolveheariflgoccasionalnoisesemanatingfrom neighbouring units. Councilwouldalsoliketo adviseall ownersthat anirpersonalissuesor disputesbetween betweenthe involved neighbours shouldbe addressed by directand civilifeddiscussions partiesor usingthe existinglegal systemas the slrata councildoes not get involvedin personal disputes betweenowners, ')
Correspondence was receivedfrom an owner in resppnseto a bylawviolationlettersentby the agentasinstructed by council.Council took the irfformation underadvisement. Theowneralsosubmittedto councila complaint from a ab{ut loudpianomusicemanating neighbouring unit for extensiveperiodsof time,sevehdaysa week,becominga nuisance for the residentsand representing noisewhichunreaso(ablyinterfereswith the rightsof other persons to useandenjoytheirunits. As a secondletterof complaint wasreceived regardifgthe sameproblem/unit, afterreview and discussion, councilrequested the agentto sendcorrespondence to the ownerof the noted unit requestingthem to complywith the stralacorporationbylaws,to respondback in writingwithinsevendaysif they disagree with tfie particulars if they of the complaints, wish to presenttheir position in person at a cor.lncilmeeting or if they feel that the imposition of a finein thisinstance willbe inappropri{te for anyreason. Correspondence was receivedfrom an owner regardingseveralissueswhich council responded asfollows:
4.
(u)
(seeBusiness Regarding landscaping Arising,ifem #z).
(b)
After reviewanddiscussion, councildeniedovirner's requestto installsecuritybarson theirwindowsandrecommended filmson the insideof themto in$tallclearsecurity theirexteriorwindows.
Correspondence was receivedfrom the agentof {n owner advisingcouncilabout their intentionto conductcosmeticrenovationsin their uhit. Counciltook the informationunder advisement.
NEWBUSINESs t.
CobraIntegratedServicesQuote: The agentprese4tedcouncilwith correspondence from the firemonitoring companyadvising currerlt system is monitored with an Alarmnet that the cellularsystemto providea secondline of commulnication.Rogers,the cellularnetwork provider,has ceasedto supportthis type of eq(ripmentand, therefore,the Alarmnet transmitterno longerfunctions.The contractorlfecommended the replacement of the transmitterwith a new GSNunit in order to maintpinthe ULCrating and ensurethat the
Page4 of 6
BCS-5j6/20o8 Aprmin
buildingis monitoredto codefor an estimatedamorJrnt of g45oplustax. After reviewand discussion, councilvotedin favourof the replacemenf. 2.
PMLMaintenance Agreemert:Theagentpresented from PML founcilwith correspondence presenting Professional Mechanical two optionsfor the annualrenewal,as per the terms andconditionsofthe existingmaintenance agreemeht.After reviewanddiscussion, council votedin favourof optionz, securing the ratesfor the nextyearasfollows: .
March1,2oo8-
February28,2oo9
.
March1,2oo9-
February28,201o
'
52,468per year peryear $2,54o
3.
InsuJance reportfrom AppraisalReport: The agentpresentedcouncilwith an appraisal NormacAppraisaladvisingthat the cost of reprodrfctionnew, as at February3, 2oo8,is $21,660,000.The strata corporation'sinsurerwas potifiedto adiustthe insurancepolicy accordingly.
4.
BuildingGuaranteeReviewPLoBosaL Theagentprepentedcouncilwith a five-yearbuilding warrantyreviewproposalfrom MorrisonHershfield, to identifyany buildingenvelope deficienciesin connectionwith a five-yearwarrant! period for an estimatedamount of councilvoted in favourof the proposal. $4,8ooplusCST.After reviewanddiscussion,
5.
FlooringCleaning:After reviewand discussion, counlil requestedthe agentto schedulethe commonareacarpetandthe floor cleaning.Properqoticeswill be postedin duetime.
Therebeingno further business, the meetingwas adjournef,at 7:25p.m. Thenext meetingwill be held on Thursday, May 8,2oo8 at 6:00 p.m. in the meefingroom at 2083West 33'dAvenue, Vancouver, B.C.
VIadPostelnicu, Ph.D Vancouver Condominium Services Ltd. #40o- 1281West 6eorgiaStreet Vancouver, B.C. v6EjJ7 Telephone: (6o4) 684-629t(24 HourEmergency Services) Tofl Free: i-877-684-6291I Faxl 6o4-684-1539 VP/mc
IMP OR TA NITNS URA NCE I NF O RM A T I O N
Page5 of 6
BCS-5j6/20o8 Aprmin
Yourstratacorporationis insuredbut the policydoesnot policyfor the foll Youshouldobtainyourown insurance policy: stratacorporation's
a a
a a
losses. tect you againstyourpersonal in the ng itemswhicharenot included
lmprovements, "betterments",upgrades; i.e. hardwoodor laminate flooringinstalled by possessio art andotherpersonal Furniture, clothing, forcedout of vourstratalot bv some Hotel expensesin the event you or your tenant calamity; Personal third partyliability; (such for an incident, Deductibles of the stratacorporationpolicyif you a heldresponsible aswater overflow).
Homeowneror "tenant" ooliciesare availablefrom a generallycostlessthan g5ooper year.All policiesarediff
Page6 of 6
variety of insurancebrokersand so shopwisely.
Aprmin BCS-536/2oo8
STRATAPLAN HO DEVONSHIRE On Thursday, Aprilto, 2oo8at 6:Jo B.C. 33rdAvenue,Vancouver,
36 E.
. in the MeetingRoomat 2083West
PRESENTI
BorisObrknezev RyanGreen WarkMcGregor
Unit#4o6 Unit#424 Unit#32o
REGRETl
RobertaFraser PhilCriffith PeterRodgers
Unit #2't2 Unit #426 Unit #416
GUEST:
KenWebber
STRATAAGENT:
VladPostelnicu, Ph.D.,Vancouver
(Resident Ca
(6B0p.m.to 6:35p.m.) Services Ltd.
Themeetingwascalledto orderat 6:3op.m.
RES LDENICARETAKEB5REPORT The strata councilreviewedthe monthlyreport and the addressed the issues, asnecessary.
of the residentcaretaker.Council
EttCIlON!F OFFICERS It wasagreedon the followingnominations: RobertaFraser BorisObrknezevRyanGreen -
President VicePresident Treasurer
MINUTES It was moved,secondedand carriedto adoptthe minutes circulated. FINANCIAL REPORT Page 1 of 6
February14,2oo8councilmeeting,as
BC5-536/2oo8 Aprmin
1.
MonthlyStatements:After reviewand discussion, if was moved,secondedand carriedto adopttheFebruaryand March,zoo8financial statempnts, aspresented. Anyownerwishing a copy of the strata corporation's financial Statements may contact Vancouver Condominium Services Ltd.duringregularbusiness hfurs,9:ooa.m.to 4:lo p.m.,Mondayto Friday.
't
AccountBalances:The currentbalances for the z"Jmonth endingMarch3r,2oo8in the appropriatefundsareasfollows:
3.
o
TotalCashBalance
(includirlg CRFBalance) $149,819
.
CRFBalance
(Contingfncy ReserveFund) $t33,727
.
Yearto dateincome
562,952
.
Yearto dateexpenses
s59,627
2007Audtt: After reviewand discussion, councilapprovedthe audit adiustingentriesand authorized the finalization of the 2oo7fiscalyearalait, as presented to the ownersin the Annual6eneralMeetinenotice.
BUSINESS ARISING
1.
AnnualFireTest: The agentadvisedcouncilthat th! zoo8 annualfire test was conducted betweenFebruaryzTthand 29th.The inspectionrefiort will be forwardedto councilupon receipt. Landscapi;rg: The stratacouncilanalyzed the condftionof the commonarealandscaping and noted that the new contractor,GreenlineAllianle Landscaping Ltd.,who startedtheir work on Februayt't produced is a significantirinprovementof the condition of the landscaping. councilexpressed theirsatisfaction abputthe qualityof work providedanda job professionally doneandwill continueto addresslhe issuesas necessary.
3.
Bylaw Enforcement:The strata councilis permitdedto enforcethe strata corDoration bylaws. After reviewand discussion, councilrequeFtedthe agent to send lettersto nine ownersrequesting them to complywith the stratacorporation bylawsregarding exterior appearance andpatiostorage. ] councilalsonotedthat, despiteseveralwarninglett{rs sent by the agentas instructed,one owner continuesto be in significantviolationof tt'le strata corporationbylawsregarding dogs. After reviewand discussion, councildecided!o levya gloofine againstthe stratalot for allowingtheir dog to urinateon the armchairs in tle mainlobbyon Marchr4th. quotltian$ Theagentpresented illaDtenance quotations counfilwith several maintenance asfollows:
Page2 of 6
(u)
A quotationfrom Pacificheights windows, Services to cleanall exteriorinaccessible includingaccessible groundfloor ones but elcludingthe patio doors,to cleanthe windowsin the main lobby,both insidean{ outsideand all the skylightsfor an estimatedamountof gz,8zoplusGST.
(b)
A quotationfrom FondaBuildingMaintenar]ce to cleanall rooftop gutter debris, includingalltownhouseguttersfor an estimatpdamountof 9775plusGST,to remove all gutterdebrisfrom the balconyguttersfor !n estimated amountof g95oplusCST and to wash the outsideof all balconygutt{rs includingthe balconyedgesfor an estimatedamountof g4ooplusGST.
(c)
To pressurewall all concretefence poststo rlemovethe spots,alongwith the front entrancewalkways,eaststairsand lower lan{ing areasfor an estimatedamountof $600plusCST.
(d)
To removethe mossfrom the roofsof the tovfnhouses andsprayzincsulphate on all roof surfacesto deterfurthergrowthfor an e4timatedamountof 945o.
(e)
To low pressurewashto removethe greenst insfrom allapproximately 9o postsof the balconies aroundthe buildingfor an estim ted amountof $t,tooplus65T.
After review and discussion, councilapprovedal the above mentionedmaintenance
Groundlevel PartitionWork l4ajntenance:The ag nt presented councilwith a quotation from NiklsPropertyServices to cleanand stainall th partitionwallson the groundlevelfor an estimatedamount of 12,615plus CST. After r view and discussion. councilvoted in favourof the project.Propernoticeswill be distribut d to the affectedownersin duetime.
CORRESPONDENEE
Ownersare invitedto writecouncilvia the management company
advbedthat,pursuant totheStrata Property Act,conespondence whichis available to anyotherownerinterested in suchconespondence, andto
anystratacorporation matters.Owners are to thestratacorporation mustbemade in specified ofherpersons circumstances.
Whatthis meansis that any coffespondence whichis sentto the strata'tcouncil in confidencemightnot be protectedor privileged,andis subjectto anyotheroveridingandapplicable law,
1.
Correspondence was received from an ownerabou{noiseand otherissuesregarding their relationwith a neighbour.Counciltook the inform{tionunderadvisementand responded
Page3 of 6
BC5-516/2oo8 Aprmin
that strata common living sometimesinvolveheariflgoccasionalnoisesemanatingfrom neighbouring units. Councilwouldalsoliketo adviseall ownersthat anirpersonalissuesor disputesbetween betweenthe involved neighbours shouldbe addressed by directand civilifeddiscussions partiesor usingthe existinglegal systemas the slrata councildoes not get involvedin personal disputes betweenowners, ')
Correspondence was receivedfrom an owner in resppnseto a bylawviolationlettersentby the agentasinstructed by council.Council took the irfformation underadvisement. Theowneralsosubmittedto councila complaint from a ab{ut loudpianomusicemanating neighbouring unit for extensiveperiodsof time,sevehdaysa week,becominga nuisance for the residentsand representing noisewhichunreaso(ablyinterfereswith the rightsof other persons to useandenjoytheirunits. As a secondletterof complaint wasreceived regardifgthe sameproblem/unit, afterreview and discussion, councilrequested the agentto sendcorrespondence to the ownerof the noted unit requestingthem to complywith the stralacorporationbylaws,to respondback in writingwithinsevendaysif they disagree with tfie particulars if they of the complaints, wish to presenttheir position in person at a cor.lncilmeeting or if they feel that the imposition of a finein thisinstance willbe inappropri{te for anyreason. Correspondence was receivedfrom an owner regardingseveralissueswhich council responded asfollows:
4.
(u)
(seeBusiness Regarding landscaping Arising,ifem #z).
(b)
After reviewanddiscussion, councildeniedovirner's requestto installsecuritybarson theirwindowsandrecommended filmson the insideof themto in$tallclearsecurity theirexteriorwindows.
Correspondence was receivedfrom the agentof {n owner advisingcouncilabout their intentionto conductcosmeticrenovationsin their uhit. Counciltook the informationunder advisement.
NEWBUSINESs t.
CobraIntegratedServicesQuote: The agentprese4tedcouncilwith correspondence from the firemonitoring companyadvising currerlt system is monitored with an Alarmnet that the cellularsystemto providea secondline of commulnication.Rogers,the cellularnetwork provider,has ceasedto supportthis type of eq(ripmentand, therefore,the Alarmnet transmitterno longerfunctions.The contractorlfecommended the replacement of the transmitterwith a new GSNunit in order to maintpinthe ULCrating and ensurethat the
Page4 of 6
BCS-5j6/20o8 Aprmin
buildingis monitoredto codefor an estimatedamorJrnt of g45oplustax. After reviewand discussion, councilvotedin favourof the replacemenf. 2.
PMLMaintenance Agreemert:Theagentpresented from PML founcilwith correspondence presenting Professional Mechanical two optionsfor the annualrenewal,as per the terms andconditionsofthe existingmaintenance agreemeht.After reviewanddiscussion, council votedin favourof optionz, securing the ratesfor the nextyearasfollows: .
March1,2oo8-
February28,2oo9
.
March1,2oo9-
February28,201o
'
52,468per year peryear $2,54o
3.
InsuJance reportfrom AppraisalReport: The agentpresentedcouncilwith an appraisal NormacAppraisaladvisingthat the cost of reprodrfctionnew, as at February3, 2oo8,is $21,660,000.The strata corporation'sinsurerwas potifiedto adiustthe insurancepolicy accordingly.
4.
BuildingGuaranteeReviewPLoBosaL Theagentprepentedcouncilwith a five-yearbuilding warrantyreviewproposalfrom MorrisonHershfield, to identifyany buildingenvelope deficienciesin connectionwith a five-yearwarrant! period for an estimatedamount of councilvoted in favourof the proposal. $4,8ooplusCST.After reviewanddiscussion,
5.
FlooringCleaning:After reviewand discussion, counlil requestedthe agentto schedulethe commonareacarpetandthe floor cleaning.Properqoticeswill be postedin duetime.
Therebeingno further business, the meetingwas adjournef,at 7:25p.m. Thenext meetingwill be held on Thursday, May 8,2oo8 at 6:00 p.m. in the meefingroom at 2083West 33'dAvenue, Vancouver, B.C.
VIadPostelnicu, Ph.D Vancouver Condominium Services Ltd. #40o- 1281West 6eorgiaStreet Vancouver, B.C. v6EjJ7 Telephone: (6o4) 684-629t(24 HourEmergency Services) Tofl Free: i-877-684-6291I Faxl 6o4-684-1539 VP/mc
IMP OR TA NITNS URA NCE I NF O RM A T I O N
Page5 of 6
BCS-5j6/20o8 Aprmin
Yourstratacorporationis insuredbut the policydoesnot policyfor the foll Youshouldobtainyourown insurance policy: stratacorporation's
a a
a a
losses. tect you againstyourpersonal in the ng itemswhicharenot included
lmprovements, "betterments",upgrades; i.e. hardwoodor laminate flooringinstalled by possessio art andotherpersonal Furniture, clothing, forcedout of vourstratalot bv some Hotel expensesin the event you or your tenant calamity; Personal third partyliability; (such for an incident, Deductibles of the stratacorporationpolicyif you a heldresponsible aswater overflow).
Homeowneror "tenant" ooliciesare availablefrom a generallycostlessthan g5ooper year.All policiesarediff
Page6 of 6
variety of insurancebrokersand so shopwisely.
Aprmin BCS-536/2oo8
