MINUTES OF THE COUNCIL MEETING
THE OWNERS STRATA PLAN LMS 195
CITYGATE 1
Held on April 21, 2009 at 7:00pm
Meeting Room, 1188 Quebec Street
Vancouver, B.C.
(Printer
version)
Attendance:
Olga Volkoff, Cameron Lowry,
Sarah Moen,
David Waldref,
Kenn Coblin, Jim Cool,
Cindy Coehlo
Gateway Property Management
Silvia C. Hoogstins, Property Manager
Guest:
Ted McGrath
The meeting was called to order at 7:00 p.m. by Olga Volkoff
AGENDA
A Motion was made to approve the Agenda as presented. Seconded. Carried
APPROVAL OF THE MINUTES
A Motion was made to approve the Minutes of the February 17, 2009 Strata
Council meeting as distributed. Seconded. Carried.
There were no Minutes for the month of March as the Strata Council
meeting did not proceed due to quorum.
FINANCES
The approval of the financial statements was deferred to the next
meeting.
The Strata Council reviewed the arrears for the operating and special
assessment accounts.
BUSINESS ARISING FROM THE MINUTES
Window Washing
As per the Strata Council, the quote from Sea to Sky Window Cleaning to
clean the windows only was approved. They provided a quote in the amount
of $5,395.00 to clean the windows. They had also provided a quote of
$3,600.00 to clean the balcony railings. Champion Window Cleaning
provided a quote of $7,650.00 to clean the windows and $3,200.00 to
clean the railings. The cleaning of the glass railings will be discussed
at the Annual General Meeting.
The work was scheduled to start April 20th. Notices were posted prior to
the work commencing.
Legal Issue
No further information has been received regarding Graham Ford, former
owner of suite 2701, and his claim for the return of legal fees and
fines assessed against his strata lot.
Olympics
Provided for Strata Council’s information were suggested bylaws
regarding rentals during the Olympics. The suggested bylaws are attached
to the Minutes for information only. The final wording of the bylaws
will be presented to the owners at the Annual General Meeting for
voting.
Fire Panel
The annual fire inspection has been completed. Provided for Strata
Council’s information was a copy of the deficiency report along with
costs to repair the deficiencies. A quote will be obtained from
Vancouver Fire Prevention for the repair of the deficiencies.
Mechanical Equipment
Latham’s has advised that they have increased their annual contract cost
by $77.00 to $2,912.00 per year.
Tree Service
Davey Tree Service has completed the first application of dormant oil on
the tulip trees in the courtyard.
NEW BUSINESS
Garbage Contract
As approved by the Strata Council, Gateway has terminated the contract
with Smithrite Disposal and requested a contract from Waste Management.
The contract with Smithrite Disposal had come up for renewal and Gateway
requested quotes from both Smithrite and Waste Management. Smithrite
quoted $95.00 per haul plus landfill cost and Waste Management quoted
$90.00 per haul plus landfill cost. Waste Management currently provides
the recycling service for Citygate.
Exercise Equipment
Exer-Tech Services has advised that their contract has increased to
$233.00 per quarterly service visit. This is an increase of $13.00 over
their current price.
The Strata Council previously discussed the issue of donated equipment
being left in the gym and the need for a sign that indicates that the
use of the gym equipment is at your own risk. No equipment is to be
donated to the gym unless it is approved by the Strata Council.
Elevator Contract
Fujitec Canada has advised that their mechanic’s no longer carry keys
for the building. After hours emergencies will require someone to let
the technician into the building.
Building Access Remotes
Action Lock and Security had advised that they have another client that
is still using the same access system that was previously used by
Citygate. Action Lock inquired as to whether the Strata Council would be
interested in selling or donating their old fobs to this client. Gateway
contacted the Strata Council and responded to Action Lock that we would
be interested in selling the remotes that were returned by the owners. A
price of $12.00 each was agreed to by Action Lock. They will forward a
cheque to our office.
Landscaping
An owner expressed concern that the pampas grass in the courtyard had
not been trimmed and looked messy. Ted McGrath confirmed that he trimmed
the plant prior to going on holidays.
Renovation Tax Credit
An owner had inquired regarding the renovation tax credit being offered
by the government. The following information has been provided regarding
this issue:
The government is allowing tax credits for renovations in individual
homes and Strata Corporations. If a Strata Corporation is doing common
area upgrades or renovations, they can send every strata owner a notice
of their individual amount of the project based on unit entitlement or
if it is by special assessment, then the amount assessed can be used
towards the credit application. The government does not require back up
to be included with the tax return however it does require the owner to
maintain information should they require it in the future. The only draw
back is that once strata lot owners begin to put forth credit
applications, the Strata Corporation will now be on the government’s
radar. Strata Corporations are suppose to file income tax returns. This
requires an annual audit of the Strata Corporation books which is a cost
of between $5,000.00 and $8,000.00. Currently the government has not
been enforcing the submission of tax returns however if a Strata
Corporation is brought to their attention, then they may start looking.
Electrical Vault Maintenance
The electrical vault is due for maintenance. Eaton Corporation provided
a quote of $3850.00 and Schneider Electric provided a quote of $4480.00
for the work. Maintenance of the vault is required every three years.
Eaton has been scheduled to clean the vault.
Insurance Claim
A sewer line backed up in to two suites on the 7th floor and also one
suite on the 6th floor on January 17, 2009. Work has begun on the
repairs to these suites.
Staff
Mate Bratanic has advised that he will be taking a leave of absence from
April 1 to May 30th. From June 1 to 21, both Mate and Anka will be on
holidays.
Pool and Hot Tub
An incident occurred in the hot tub that required the tub to be drained
and cleaned. Some minor repairs were completed while the tub was empty.
Provided for Strata Council’s information was a copy of a quote from
Imperial Paddock Pools for repairs required to the pool. The Strata
Council reviewed the quote and agreed that the work needs to be done.
Ted McGrath advised that the City inspector may not pass the pool in the
future if the work is not done. The Strata Council agreed to approve the
quote provided by Imperial Paddock Pools however a final decision will
need to be made regarding the painting of racing lanes at the bottom of
the pool. This item was tabled to the next meeting.
Human Rights Tribunal
As previously advised, the owner of suite 1501 has begun a Human Rights
action as permission was not granted for the installation of a sun shade
on this balcony. Gateway has forwarded the information from the owners
file to Rod Pearce of Grossman and Stanley. As requested by the Strata
Council, Rod has advised the Case Manager that the Strata Council is
interested in an early settlement meeting. The Strata Council will need
to provide dates on which they will be available for this meeting.
Maintenance Issues
Ted McGrath advised that the owners of a 21st floor suite reported a
leak in their suite. The leak was found to be condensation from the
dryer vent.
Canada Post has replaced the mailbox panel locks.
A 7th floor and 13th floor suite complained of hot water in their
ensuite toilets and uneven ensuite shower water temperature. A 12th
floor suite was asked to shut off their ensuite shower mixing valve as
this had been the source of the problem in the past. This matter is
still being investigated.
Roof Decks
Ted McGrath provided information regarding various roof decks that
require maintenance to ensure that there are no leaks into the suites
below.
All residents are reminded that they are responsible for ensuring that
their decks are kept clean of moss, algae and weeds. Care should be used
when cleaning the deck surface and water should not be allowed to spill
onto the decks below.
Schedule Next Meeting
The next Strata Council meeting is scheduled for May 19, 2009 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
CITYGATE LMS195 POTENTIAL OLYMPIC BYLAWS
1. Strata lot owners who purchased after June 29, 2006 and were
not grandfathered under the new rental bylaw that was adopted on June
29, 2006 will be granted permission to rent their suite during the
Olympics. Strata lot owners who are not grandfathered and purchased
their suite after June 29, 2006 must return the status of their suite to
“owner occupied” as of March 31, 2010.
2. Failure to return the status of the suite to “owner occupied” as of
March 31, 2010 will result in fines as per bylaw 18.7.
3. All strata lot owners who rent their suites must supply a Form K
indicating that their tenant has been provided with a copy of the bylaws
for Citygate 1 and the tenant’s contact information is supplied to the
Strata Corporation.
4. All strata lot owner who rent their suites during the Olympics must
pay a user fee of $250.00 to be used to help pay the additional costs
that will be incurred during the Olympics such as extra cleaning and
security.
5. Strata lot owners will be responsible for any damage to the common
area that is caused by their tenant. Strata lot owners will also be
responsible for any fines that result due to the infraction of bylaws by
their tenants.
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