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ALL RESIDENTS ARE ADVISED THAT
THE CHRISTMAS PARTY
WILL BE HELD ON WEDNESDAY, DECEMBER 6, 2006.
MINUTES OF THE COUNCIL MEETING
THE OWNERS STRATA PLAN LMS 195
CITYGATE 1
Held on October 17, 2006 at 7:00pm
Meeting Room, 1188 Quebec Street
Vancouver, B.C.
(Printer
version)
Attendance:
Harley Phillips, Cameron Lowry, Wayne Worden, Bill Stone
Gateway Property Management
Silvia C. Hoogstins, Property Manager
Regrets:
Mike Bell,
Mauro Clinaz, Sarah Moen
The meeting was called to order at
7:00 p.m. by Cam Lowry
AGENDA
A Motion was made to approve the Agenda as amended. Seconded. Carried
APPROVAL OF THE MINUTES
A Motion was made to approve the Minutes of the September 19, 2006
Strata Council meeting as distributed. Seconded. Carried.
FINANCES
Provided for Strata Council's information was a copy of the financial
statements for the operating and project accounts.
Harley Phillips reviewed the financial statements. A $10,000.00
deductible was paid for the insurance claim that resulted when a pipe
break occurred prior to the repiping. Six suites were affected when the
pipe in the wall of a laundry room broke causing water damage in six
suites. Harley requested that the expense be moved to the plumbing repair
and maintenance general ledger account instead of the insurance account.
A Motion was made to approve the financial statements as presented.
Seconded. Carried.
Provided for Strata Council's information was a copy of the arrears list
for the special assessment account. Gateway has contacted the owners and
given deadlines to pay the arrears with a threat of liens being placed if
the funds are not received. The Strata Council also has the option of
levying 10% interest on the arrears owed.
The Strata Council requested that the list of owners who still owe
special assessment amounts be listed in the minutes and to begin charging
interest and fines for failing to pay the assessment money owed.
165 13,288.30
170 1,782.15
171 1,826.50
173 1,766.38
4 1,438.14
18 9,162.16
28 1,277.47
40 607.00
69 1,302.84
78 1,312.95
82 985.70
86 1,182.84
102 1,190.73
105 1,292.25
131 1,287.77
151 1,945.77
Total $41,048.02
BUSINESS ARISING FROM THE MINUTES
Correspondence
Provided for Strata Council's information was a copy of a letter received
from the previous owner of suite 2701 in which the owner provides a
proposal for the settlement of the money held in trust. The owner has
proposed a 50/50 split to settle the matter of the legal fees and fines
owed by his suite.
The Strata Council requested a breakdown of the legal fees and various
fines that were assessed against the suite prior to making any decision
regarding a settlement of funds.
Repiping
Provided for Strata Council's information was a quote from Latham's for
the replacement of the booster pump system. Unfortunately the proposal
does not accurately address the information requested from Latham's by
the repiping project manager.
Brighter has advised that they will not be quoting on the replacement
of the single lead pump set but have been instructed to replace the four
ball valves in the existing booster pump set at a cost of $1,300.00.
The repairs to the 24th floor suite as the result of the water leak are
substantially complete. The materials for the 20th floor suite repair
have been delivered and were installed on October 10th.
There are currently 6 suites left to repipe, 12 suites to inspect, 24
suites to board, 36 suites to tape and fill and 42 suites to sand and
prime. Ted McGrath has confirmed that the repiping work is scheduled to
be completed by the end of November.
Provided for Strata Council's information was a copy of an email from a
17th floor suite regarding the washing machine hose that was not properly
attached by Brighter Mechanical when they finished the repiping work in
the suite. They also unplugged the refrigerator, which result in a loss
of food. Their email was forwarded to Ted McGrath and he has advised that
Brighter Mechanical is currently repairing the resulting damage. An 18th
floor suite also sustained damage due to in improperly installed washing
machine hose.
The Strata Council requested that all needed manuals, as built drawings
and any correspondence be obtained from Brighter Mechanical prior to the
final payment being made for the project.
The Strata Council also requested that a cost review be obtained from
Gary Meeds and that there should be no more invoices regarding
engineering.
605 Enclosure
As approved by the Strata Council, a letter of response was sent to
the legal representative for the owner of a 7th floor suite that has
recently indicated concerns with respect to the repair of a 6th floor
sunroom enclosure. The representative was advised that the repair of the
enclosure has been approved by the owners as the current enclosure leaks.
The current enclosure does not have any slope which is not allowed as per
the building code. The repair of the enclosure will include the least
amount of slope as is allowable. A flat roof would be allowed if the
roofing material was a built up membrane. The City of Vancouver would
consider a built up membrane as a permanent structure and thus the square
footage of the suite would change which in turn would require changes to
the strata plan that was originally filed by the developer.
A change to the strata plan is very expensive and requires 100% approval
from the owners of Citygate. Copies of the letters were provided for
Strata Council's information.
Roof
The Interprovinical Roof Inspectors report was sent to Harvard
Roofing for review and to provide a price to fix the various areas of the
roof. Harvard has advised that they are not able to fix liquid membrane
roof systems. Gateway sent the report to Transwest Roofing and Flynn
Canada and they have reviewed the report. They advised that making
repairs to the existing roof is not advisable as the repairs may not
work. The roof was improperly installed and any repair made may not
necessarily solve the problem. They will provide quotes to replace the
roof membrane. The Strata Council requested that specifications be
obtained to replace the roof and quotes also be obtained based on the
specifications.
Security
Gateway has requested a quote from Action Lock and Security for a fob
reader in the middle of the driveway and an enterphone system to allow
visitors to be buzzed into the underground visitors parking area. Action
Lock will provide a quote shortly for this system.
Ted McGrath advised that an island in the middle of the driveway may not
be possible as there needs to be adequate room for the removal of the
compactor from the underground parking. The Strata Council discussed the
possibility of increasing the width of the driveway by removing the
planter that is between the walkway and the driveway. Further
investigation regarding this issue will be required.
Suite Renovations
The owner of a townhouse suite has provided the building permit
number that was issued for the bathroom work that is being done in their
suite. Work began on October 9, 2006.
NEW BUSINESS
Correspondence
Letters were sent to ten suites for failing to have insurance on
their vehicles.
A letter was sent to the owner of a suite asking that they remove the
newspapers from the floor of their parking stall.
A letter was sent to the owner of a suite asking that they remove the
cardboard from their parking stall.
A letter was sent to the owner of a suite asking that they remove the
various items that are being stored in their parking stalls.
A letter was received from the owner of a suite regarding an on going
leak in their bedroom and the repairs required as the result of the
repiping. Gateway has contacted Rick MacDonald Contracting regarding the
leak repair. A copy of the letter is provided for Strata Council's
information.
Neighbhouring Building
An email was received advising that the management of the Citygate
social housing buildings has been transferred from LTD Homes Society to
Affordable Housing Society. The Executive Director had previously been
contacted regarding the lack of light bulbs in the light fixtures and the
accumulation of junk around their property.
Maintenance
Ted McGrath reported that there was a large hole in the games room.
Dean's Painting will be contacted to repair the hole and complete old
leak repairs in two suites.
There are lights at the side of the building that need to be replaced. It
was anticipated that some of the light fixtures from in front of the
townhouses would be used to replace the broken ones at the side of the
building however since the replacement of the Quebec Street lights has
been delayed, Precision Electric will provide two light fixtures to
replace the broken fixtures. Parts from the broken fixtures will be kept
as spares for the other fixtures.
Action Lock was contacted to fix the latch, hinges and magnetic lock on
the Quebec Street access door.
Schedule Next Meeting
The next Strata Council meeting is scheduled for November 21, 2006 at
7:00 p.m. There being no further business, the meeting was terminated at
8:30 p.m.
Please retain at least 24 months of
Strata Council and General Meeting minutes. Should you decide to sell or
remortgage your suite, these minutes will be required by the potential
purchaser or lending institute. The Property Management company has copies
of the minutes however there would be a charge for obtaining a copy of the
minutes.
Gateway Property Management
Corporation
Main Switchboard (604) 635-5000
400-11950-80th Avenue Fax (604) 635-5001
Delta, B.C. Property Manager (604) 635-5022
V4C 1Y2 Administrative Assistant (604) 635-5037
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