MINUTES OF THE COUNCIL MEETING
THE OWNERS STRATA PLAN LMS 195
CITYGATE 1
Held on August 26, 2008 at 7:00pm
Meeting Room, 1188 Quebec Street
Vancouver, B.C.
(Printer
version)
Attendance:
Olga Volkoff, Cameron Lowry, Sara Moen,
David Waldref, Jim Cool, Kenn Coblin
Gateway Property Management
Silvia C. Hoogstins, Property Manager
Regrets:
Cindy Coehlo
The meeting was called to order at
7:00 p.m. by Olga Volkoff.
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 July 22, 2008 Strata
Council meeting as amended. Seconded. Carried. Page 3 Security: The new
security remotes will be replaced on a one for one basis.
FINANCES
Provided for Strata Council’s information was a copy of the arrears
list for the operating account and special assessment account. The owner
of suite 308 has paid their special assessment but is currently
disputing the interest charges and lien fee as they state that they were
never advised of the arrears. The Strata Council agreed that the
interest and lien charge must be paid.
Discussion ensued regarding those suites that are in arrears for extra
parking stalls. The Strata Council agreed that a new bylaw will be
implemented requiring parking stalls to be paid by automatic debt from
the owner’s account rather than by cheque.
Provided for Strata Council’s information was a copy of the special
assessment account review. Classic Painting is still owed $6,937.60 on
their contract.
David Waldref provided a review of the financial statements for July.
A Motion was made to accept the financial statements as provided.
Seconded. Carried.
BUSINESS ARISING FROM THE MINUTES
Common Area Restoration
Provided for Strata Council’s information was a copy of the August
8, 2008 letter from the legal representatives for Ploutos Enterprises
and a copy of the Default Judgment. Also provided was a copy of an email
that was sent to the owner of Ploutos by Sarah Moen. The owner of
Ploutos has spoken to his lawyer and everything has been settled. A
credit note and waiver will be requested to settle the Default Judgement.
Classic Painting has been on site to begin repainting the suite doors.
Ted McGrath has confirmed that they did not do a good job on the doors
of suites 2001 and 2002. Barry of Classic has also not set up a schedule
for the work which is making owners very unhappy. A complaint was
received from the owner of a suite as the owner made arrangements to be
home while the door was being painted and then the painter did not show
up.
Roof
Broadway Roofing has completed the final deficiencies that were
noted on the final inspection report.
Elevator
There continues to be a problem with water infiltration into the
elevator pit due. The original inspection was to be done on August 12,
2008 however it had to be cancelled due to water in the pit. The British
Columbia Safety Authority has confirmed that they will inspect and
accept the elevator provided they receive reassurance that the water
issue will be addressed in a reasonable time period (60 days) however a
method to keep water out of the elevator pit would have to be devised in
order for even temporary approval to be granted.
A copy of the latest email and water proofing quotes were provided for
Strata Council’s information. The Strata Council reviewed the quotes and
agreed to accept the quote from R & W Waterproofing. The Strata Council
will discuss the waterproofing work with Vertech Consulting.
Security
Provided for Strata Council’s information was a copy of the revised
quote from Action Lock and Security for the security system and
automatic door opening system along with two names of other buildings
that use this same system. Also provided was a quote for a new intercom
system for the townhouses. A Motion was made to accept the quotes from
Action Lock and Security for the new security system, door opening
system and intercom system as presented. Seconded. Carried.
The automatic door was not in the original budget figure but is required
in order to provide access to residents with mobility problems.
Renovations
The owner of a suite has advised that their renovations have been
delayed until August 20-21, 2008.
Olympic Committee
Gateway has obtained information from the Condominium Home Owners
Association regarding the temporary renting of suites during the
Olympics. They have advised that section 26 of the Strata Property Act
mandates that the Strata Council enforce their bylaws, thus new bylaws
will need to be drafted if temporary rentals will be allowed during the
Olympics. They have also advised that extra costs for cleaning and
security would be reflected in the budget and thus be the expense of all
owners. Gateway has inquired whether a fee can be charged for allowing
owners to rent their suites for the Olympics.
The Strata Council discussed the issue of the Olympics and agreed that
more information will be needed from VANOC. The Strata Council also
inquired as to whether Tunnel Vision had obtained a consensus from the
other buildings in order to light the exterior of the buildings.
Patio Repairs
Rick MacDonald Contracting has been on site repairing the membrane
on the deck of a 7th floor suite.. The owner had reported a leak late
last year however dry weather was required in order for the membrane to
be repaired.
The owner of a suite has advised that the owner of a 7th floor suite has
painted their patio bricks grey. The Strata Council discussed the issue
and agreed that many residents have changed the look of their patio
floors and thus painting of the bricks is allowed.
Shaw Cable
Provided for Strata Council’s information was a copy of the proposed
agreement between Shaw Cable and the Strata Corporation. The agreement
is for five years and allows Shaw to continue using space at Citygate
for their equipment in exchange for free cable and internet service for
the resident manager’s suite. The Strata Council agreed to review the
contract prior to signing.
Over Watering
Notices were delivered to the building for posting regarding deck
washing and over watering plants
Two emails were received on August 20, 2008 from an 8th floor and 10th
floor advising that between 10:30 p.m. and 11:00 p.m. on August 19, 2008
the resident of a 12th floor suite was washing their balcony and allowed
the water to flow onto the balconies below. The owner of the 10th floor
suite reported that their belongings that were on their deck were soaked
with water and some form of chemical cleaner. The Strata Council agreed
to levy a $100.00 fine against the suite for the infraction of the
bylaw. Anyone who allows water to flow off of their balcony in the
future will be levied a $100.00 bylaw infraction fine.
NEW BUSINESS
Correspondence
A letter was sent to the owner of a 3rd floor suite advising that
they cannot keep a dog in their suite. The residents have since left the
building.
Provided for Strata Council’s information was a letter from the owner of
a 25th floor suite regarding the replacement of the hardwood flooring in
the suite as the result of damage caused by a window leak. The owner was
advised that the Strata Corporation would reimburse the owner for the
cost of carpeting and underlay as that is the material that was
originally installed in the suite.
The owner advised that the Strata Council in the past had reimbursed the
owner for the cost of hardwood flooring that was previously damaged. The
Strata Council agreed that the previous Strata Council had reimbursed
the owner in error and would not be requesting a refund of the
difference between carpet and hardwood flooring that was paid in error.
The Strata Council agreed to only reimburse the owner for carpet and
underlay for the damage caused to the hardwood flooring during the most
recent incident.
A letter was sent to a 4th floor suite regarding noise coming from the
suite.
Letters were sent to two suites, regarding items being stored in their
parking stalls.
A letter was sent to a suite regarding an oil leak in their parking
stall.
A letter was sent to a suite for parking in the visitors parking area
over the maximum allowable time.
Balcony Shade
Provided for Strata Council’s information was a copy of a letter and
pictures from the legal representative for the owner of a 15th floor
suite.. The owner has also sent a doctor’s note indicating that they are
more susceptible to skin cancer and thus need the blind on their balcony
to block the sun. The Strata Council discussed the request and suggested
an alternative solution. The Strata Council provided literature and a
sample of window film that effectively blocks UV rays from entering the
suite without hampering the view from the suite. The film would be more
effective than a shade and would be in keeping with the exterior look of
the building. The owner may also install a sun umbrella on their deck
which is not a violation of the bylaws.
Soil
As approved by the Strata Council, soil was purchased and added to
the planters around the building. The cost was $3970.00.
Renovations
Provided for Strata Council’s information was a copy of the signed
Indemnity Agreements for three suites. The owner of a 2nd floor suite
wishes to redesign their kitchen and dining area incorporating new
flooring, cabinetry, counter tops, appliances and lighting and the owner
of a townhouse wishes to install hardwood flooring. The owner of an 18th
floor suite wishes to install tile in their suite.
The Strata Council reviewed the requests and approved all three. Letters
will be sent to the owners of the suites. The owner wishing to install
tile in their suite will also be reminded that they are responsible for
any noise that may be created in their suite as the result of the tile.
Leak
Rick MacDonald Contracting has found the leak into a townhouse suite
which appears to be originating from the planter on the top floor of the
townhouses. It appears that a repair was made, possibly when the
building was constructed, as there is already a patch in the bottom of
the planter. If they are not able to stop the leak, then the entire
planter may need to be removed to properly stop the leak.
Rick MacDonald Contracting advised that the employee who was working on
the planter had hurt their back and thus the repair had been delayed.
Gateway will ask Rick to have the repair made as quickly as possible.
Resident Manager
Provided for Strata Council’s information was a copy of the work
report from Ted McGrath.
Window Washing
The Strata Council discussed the issue of the window washing and agreed
that the owners had approved the washing of the windows twice per year.
Schedule Next Meeting
The next Strata Council meeting is scheduled for September 16, 2008 at
7:00 p.m. There being no further business, the meeting was terminated at
9:05 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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