MINUTES OF THE COUNCIL MEETING
THE OWNERS STRATA PLAN LMS 195
CITYGATE 1
Held on May 15, 2007 at 7:00pm
Meeting Room, 1188 Quebec Street
Vancouver, B.C.
(Printer
version)
Attendance:
Harley Phillips Olga Volkoff
Bill Stone Cameron Lowry
Gateway Property Management
Silvia C. Hoogstins, Property Manager
Regrets:
Sarah Moen Mauro Clinaz
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 April 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. The Strata
Council will request permission from the owners at the Annual General
Meeting to begin legal action against the strata lot owners that have not
paid their arrears, and in particular, the three strata lots that still
owe their special assessment amounts. Gateway will contact Adrienne Murray
to provide the ¾ vote resolution required to be presented at the Annual
General Meeting.
The Strata Council discussed the issue of self managing the Contingency
Reserve Fund. The Strata Council inquired whether permission from the
owners was required to transfer the reserve to a self managed account.
Gateway will research this issue.
Provided for A Motion was made to accept the financial statements as
presented. Seconded. Carried.
Annual General Meeting
Provided for Strata Council's information was a copy of the proposed
budget for the 2007-2008 fiscal year along with final year end figures. A
copy of the Annual General Meeting package was also provided for review.
The Strata Council reviewed the budget and the Annual General Meeting
package and provided the changes required to the budget. The Annual
General Meeting date was sent for June 26, 2007.
The owners of the upper level townhouses will put together a request to
change the brick balcony walls at the front of the building to a glass
railing. This request will be presented to the owners at the Annual
General Meeting and any costs associated with the change would be the
responsibility of the owners whose balconies would be involved.
Provided for Strata Council's information was a suggested list of
maintenance items for consideration. The Strata Council requested that
updated quotes be obtained to paint the visitors parking area, the four
elevator vestibules, the hallway to the daycare and a quote to paint the
pool and pool room. The Strata Council will consider upgrades to the
changing rooms and gym in the future.
BUSINESS ARISING FROM THE MINUTES
Common Area Restoration
Provided for Strata Council's information was a financial review of
the expenses incurred to date for the common area restoration and the
amounts that still need to be spent.
The 30th floor has been painted. The carpet will not be installed until
after the roof has been replaced.
Provided for Strata Council's information is a copy of the quote for the
lobby mirrors. One price was for regular mirrors and one was for beveled
edge mirrors. A Motion was made to accept the quote for the beveled edge
mirrors. Seconded. Carried. The Strata Council will review the width of
the mirrors to determine whether the size is adequate for the amount of
space in the townhouse lobby.
Fujitec Elevators has advised that a full modernization of the elevator
cabs would cost approximately $160,000.00 each. To redecorate the elevator
cabs including the removal of the brass elevator door skins would be
approximately $30,000.00 each. The Strata Council requested that Robert
Cushing provide a design for the elevators so that firm pricing can be
obtained to restore the elevators in the future.
Roof
Interprovincial Roofing Inspectors have advised that the
specifications will be ready for tender during the week of May 14-18,
2007. Once the tenders are received, they will be presented to the Strata
Council for a decision regarding which roofing company will do the work.
2010 Olympics
Provided for Strata Council's information was a copy of an email from
Tunnel Vision Transit regarding whether the Strata Corporation has any
interest in having banners placed on the building during the Olympics. The
Strata Council agreed to contact Tunnel Vision Transit and advise them
that Citygate 1 is not interested in having banners installed on the
building during the Olympics.
Water Leak
Provided for Strata Council's information were copies of emails
regarding the water damage in a 26th floor suite. The insurance provider
for the Strata Corporation was contacted regarding this issue and adjuster
was assigned to the file. The adjuster has advised that the owner needs to
contact their insurance provider as the flooring is an upgrade to the
suite and is the owner's responsibility.
NEW BUSINESS
Correspondence
Letters were sent to two suites regarding a failure to have insurance on
their vehicles.
A copy of proof of insurance was provided by the owner of one suite.
A letter was sent to one suite regarding oil leaking onto the parking
stall.
Letters were sent to two suites for storing items in their parking stalls.
A letter was sent to one suite regarding a vehicle parked in the visitors
parking area for a prolonged period of time.
A letter was sent to the new owner advising that their renovations had
been approved. They have been advised that they must use cork as
soundproofing material.
Parking Bylaws
Provided for Strata Council's information was an email regarding the
suggested amendments to the parking bylaws. Any changes to the bylaws will
need to be made in order to be sent to the owners with Annual General
Meeting package for approval. The Strata Council agreed to leave the
parking bylaws as they are.
Spa Filter Replacement
Ted McGrath advised that problems were occurring with the spa filter.
Approximately one quart of sand was found at the bottom of the spa with
small amounts of sand having been found regularly in the spa. A new filter
system was ordered at a cost of $935.00.
Maintenance
Provided for Strata Council's information was a copy of the
maintenance report from Ted McGrath.
On April 23, 2007 the owner of an 8th floor suite reported that their
toilet had backed up and overflowed. Phoenix Restoration was called to dry
the suite. On May 5 suites on the 7th through to the 11th floor reported
soapy water backing up in their toilets. Latham's has put a camera into
the sewer line but did not find any reason for the back up of water.
A leak under townhouse continues to be a problem. The leak is dripping in
the parking area and KC Plumbing is currently trying to determine the
source of the water as they have ruled out a number of possible options.
The townhouse elevator access has been repaired by Action Lock and
Security.
The hot water temperature was adjusted from 60 to 57 degrees Celsius on
the lower floors and from 68 to 64 degrees Celsius on the upper floors.
Having received no complaints, the hot water was further adjusted from 57
to 51 and 64 to 61. The new system is much more efficient and the reduced
temperatures will help the Strata Corporation save money. The townhouses
are not automated and the manual temperature setting has been changed from
140 to 135.
The Strata Council discussed the matter and agreed that the hot water
temperature needed to be adjusted slightly higher as some concerns were
expressed regarding the temperature of the hot water.
Brighter Mechanical have repaired recirculation pump #2 as the bearings
failed. This work was done under warranty.
Ted McGrath has reset the pavers on the walk adjacent to the driveway.
Visitors Bicycles
The Strata Council discussed the issue of the bicycles currently
stored in the visitors parking area. It is thought that some of these
bikes may be abandoned as they have been there for some time. Gateway will
post a notice regarding the bikes with a deadline to remove the bikes
otherwise they will be removed and disposed of. A Motion was made to have
the visitors bicycle area patrolled along with the visitors parking area.
Seconded. Carried.
Schedule Next Meeting
The next Strata Council meeting is scheduled for June 19, 2007 at 7:00
p.m. There being no further business, the meeting was terminated at 9:00
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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