MINUTES OF THE COUNCIL MEETING
THE OWNERS STRATA PLAN LMS 195
CITYGATE 1
Held on March 20, 2007 at 7:00pm
Meeting Room, 1188 Quebec Street
Vancouver, B.C.
(Printer
version)
Attendance:
Harley Phillips, Olga Volkoff,
Sarah Moen, Bill Stone
Gateway Property Management
Silvia C. Hoogstins, Property Manager
Regrets:
Mauro Clinaz, Cameron Lowry
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 February 20, 2007
Strata Council meeting as distributed. Seconded. Carried.
FINANCES
Provided for Strata Council's information was a copy of the arrears list
for the special assessment account and operating account.
An estimate year end budget was presented to the Strata Council. It
appears that the fiscal year will end with a surplus of funds. A
preliminary budget will be established to be reviewed by the Strata
Council.
The transfer of Contingency Reserve Funds and Special Project Funds will
be transferred to the special assessment account in order to fund the
restoration of the common areas. Harley Phillips provided a review of the
account and requested that Gateway establish the assessment account in the
same manner.
A Motion was made to accept the financial statements as presented.
Seconded. Carried.
BUSINESS ARISING FROM THE MINUTES
Repiping
Brighter Mechanical had inquired whether the remaining $10,000.00
holdback can be released to them. Gary Meeds advised that Peter Hughes had
indicated that the revised drawings had gone back to Brighter for the
final review. Once the drawings are reviewed they were to be sent to
Citygate so that Ted McGrath could review the drawings and manual. The
plans were couriered from Brighter to Peter Hughes on Wednesday, March 7,
2007. The Strata Council agreed that as soon as Ted and Cam Lowry have
reviewed the information, the money should be sent to Brighter Mechanical.
2010 Olympics
Gateway spoke to Tony Gioventu of CHOA and he has confirmed that a ¾
vote of the owners is required in order to proceed with the installation
of the banners on the building as they will significantly change the look
of the exterior of the building. The Strata Council will inquire with the
other buildings in the area to determine what they are planning with
respect to this issue.
Common Area Restoration
Ted McGrath has advised that 5 small and 1 large light fixture have
been ordered. The small fixtures are 26 watt and the large is two 13 watt
units using warm white bulbs. Once the fixtures are received, they will be
installed to check for suitability prior to the main order being placed.
Ted has advised that some owners have expressed interest in purchasing the
old hallway fixtures and the old furniture and art.
Rick MacDonald Contracting will begin removing the town house lobby
corbels on March 15 or 16.
Robert Cushing has advised that he has requested that Classic Painting and
Ploutos Enterprises resubmit their quotes made out to the attention of the
Strata Corporation and include the required clarifications.
Gateway will be able to track the costs using the repiping account. Once
invoices are approved, Gateway can do a holdback on invoices and release
the funds when instructed to do so.
Roofing
Gateway has spoken to Interprovincial Roof Inspectors and they advised
that the specifications for the roof should be ready shortly. Once the
specs are ready, they can be sent out to tender.
Aphid Treatment
As approved by the Strata Council, Davey Tree Service was advised to
proceed with the treatment of the courtyard trees for aphids.
NEW BUSINESS
Correspondence
Letters were sent to six suites for parking vehicles in the visitors
parking area over the maximum allowable time.
Two letters were sent to a suite as items were being stored in the parking
stall including construction material.
Letters were sent to two suites for parking a vehicle in the visitors
parking area without a valid parking pass.
A letter was sent to a suite as a vehicle was parked in their parking
stall without a license plate.
A letter was sent to a suite as a complaint of noise was received
regarding the suite.
A letter was sent to a suite as a barbecue was being stored in the parking
stall. The owner advised that their balcony is not covered and that they
were waiting for the custom made barbecue cover to arrive prior to putting
the barbecue out on the balcony.
A letter and fine were sent to a suite for failing to have insurance on
their vehicle.
A letter was sent to a suite advising that they must remove the dog that
is being kept in their suite by March 1, 2007.
The owner of a suite requested that the fine that was levied against his
strata lot for failing to have insurance on this vehicle be rescinded. The
owner advised that the letter was left at their suite however they are in
the Ucluelet. They advised that they had insurance on the vehicle but had
not yet provided a copy to the on site office. The Strata Council will
review this issue and advise the owner of their decision.
An email had been received regarding potential owner who wished to have a
roommate. The Strata Council members indicated that as long as the owner
was living in the suite, they could have a roommate. However, if the owner
moved out, then they would have to place their suite on the rental list
and wait until their name came to the top of the list.
A letter was received from an owner regarding a water leak into their
suite and the damage caused to their hardwood floor. The letter also
requested the cancellation of a parking fine previously levied against the
suite. Gateway advised that Rick MacDonald Contracting had repaired the
leak and would make arrangements with the owner to be present when the
water test is done to determine whether the area is water tight. The
Strata Council agreed that the fine for the parking violation will still
not be reversed.
Renovations
Provided for Strata Council's information was a copy of the proposed
renovations to be completed in a 12th floor suite. A Motion was made to
approve the proposed renovations. Seconded. Carried.
Provided for Strata Council's information was a copy of the proposed
renovations to be completed in a 10th floor suite. A Motion was made to
approve the proposed renovations. Seconded. Carried.
Provided for Strata Council's information was a copy of a letter from the
owner of a 6th floor suite. The owner has submitted a sign Indemnity
Agreement to install hardwood flooring in their suite. The owner was
advised that they must use cork as sound proofing material. The owner
submitted other products that they feel are better for use as sound
proofing material. The products and spec sheets were reviewed by the
Strata Council. The Strata Council agreed that the owner must use 6 mil
cork as it has been proven to work as a sound proofing material at
Citygate. Other products have been tried in the two suites and have not
been successful in preventing noise transfer to other suites.
As requested by the Strata Council, a letter was sent to 15th floor suite
indicating that approval had been given for their renovations however they
owners must hang their curtains inside the blinds.
Maintenance
The owner of a 15th floor suite had inquired regarding the leak into
their suite that began in January. Gateway has asked the on site staff for
information regarding whether Rick MacDonald Contracting has investigated
this leak.
The owner of the 30th floor suite advised that there was a water leak into
the west facing sitting room. Rick MacDonald Contracting will investigate
the problem.
Provided for Strata Council's information was a copy of a report from Ted
McGrath indicating the number of toilets that have cracked. The most
recent toilet to crack was in a 24th floor suite. These toilets are the
original Crane toilets.
ALL OWNERS ARE REMINDED THAT IF THEY STILL HAVE CRANE TOILETS IN THEIR
SUITE, THEY ARE RESPONSIBLE FOR REPLACING THE TOILET AS THEY WILL CRACK.
ANY DAMAGE CAUSED AS THE RESULT OF A CRACKED TOILET IS THE RESPONSIBILITY
OF THE OWNER OF THE SUITE THAT CAUSED THE DAMAGE.
Latham's has advised that their contract price for the annual maintenance
of the mechanical equipment will increase by $40.00.
Provided for Strata Council's information was a copy of a quote from
Latham's to replace the check valve prevention device on the heating
system with a reduced pressure backflow prevention device at a cost of
$1550.00.
They also provided a price of $595.00 to supply and install a repair kit
on the mixing valve for the hot water from the 26th to the 30th floors.
A quote of $270.00 was also provided to reposition the hot water pumps in
the roof top mechanical room so that the wiring connection box is on the
top.
The Strata Council requested that Cam Lowry review the quote and provide
his opinion regarding the proposed work.
Window Washing
The window washing will occur beginning April 16, 2007. Ted McGrath
has suggested that Sea to Sky Window Cleaning also clean the drains on the
sloped roof above unit 603 as the drains can only be accessed from the
outside of the building.
The estimate provided by Sea to Sky Window Cleaning is $4905.00.
Staff
Mate Bratanic has advised that he will be taking 2 months leave of absence
beginning April 1, 2007. Ted McGrath has agreed to cover Mate's duties for
the 2 month period. Mate and Anka will be on holidays from June 1st to
21st.
Painting
A quote was received to paint the areas around the entrance to the
building. Gateway will contact Ted McGrath regarding the quote.
Schedule Next Meeting
The next Strata Council meeting is scheduled for April 17, 2007 at
6:00 p.m. There being no further business, the meeting was terminated at
8:15 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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