MINUTES OF THE ANNUAL GENERAL MEETING
THE OWNERS STRATA PLAN LMS 195
CITYGATE 1
Held on July 9, 2009
1182 Quebec Street,
Vancouver, B.C.
(Printer
version)
CALLING OF THE ROLL
It was reported at the commencement of the meeting that 36 (thirty-six)
Owners were present in person and 37 (thirty-seven) Proxies for a total of
73 (seventy-three) Strata Lots represented.
The meeting was called to order at 7:00 p.m. by Olga Volkoff, President.
The Strata Council introduced themselves to the owners in attendance
AGENDA
A Motion was made to accept the Agenda as presented. Seconded. Carried.
APPROVAL OF THE MINUTES
A Motion was made to approve the Minutes of the June 17, 2008 Annual
General Meeting as distributed. Seconded. Carried.
PRESIDENT’S REPORT
Olga Volkoff reported that the repair of the townhouse elevator had been
completed and the access system was replaced during the past fiscal year.
Not much else was undertaken to ensure that budget funds were available. A
glitch at the end of last fiscal year resulted in a number of gas invoices
not being accrued into the previous fiscal year. The invoices were paid
during this past fiscal year.
The Health Board has requested that he pool be repainted during this
coming year. This work will be done shortly. The pool ceiling and walls
will also be done while the pool is empty.
During the 2009-2010 fiscal year, the Olympics will be the big event. More
information regarding the Olympics will be discussed during this meeting.
Owners are advised that some work will be required on the exposed roofs on
the lower levels of the building. These areas are generally balconies or
open areas over suites.
The elevators in the main building will also need some attention.
BUSINESS ARISING FROM THE MINUTES
Renovations
The work that was committed to two years ago has been done in the common
areas. There are some paint and wallpaper deficiencies that need to be
redone. Quotes are being obtained to repair these deficiencies however
during the summer months it is difficult to get contractors to quote on
the work that needs to be done. The Strata Council is hoping that
favorable pricing can be obtained for this work.
The elevators in the tower still need to be upgraded. This cost is
approximately $20,000.00 per elevator. It is the Strata Council’s
intention, at a later date, to upgrade the elevators with the owners’
permission.
Olympic Lighting
Tunnel Vision was previously given permission to light the building during
the Olympics. The group did not receive the funding or agreement required
from the other buildings in the Citygate area so therefore they can not
proceed.
INSURANCE REVIEW
The insurance certificate for Citygate was reviewed. The building is
currently insured for $64,868,000.00. There are significant deductible
amounts and all owners are encouraged to consult with their own insurance
provider to ensure that deductible coverage is included in the owner’s
personal insurance coverage. If a strata lot is found to be responsible
for an insurance claim, the cost of the repairs if less than the
deductible will be charged back to the strata lot. If the claim is more
than the deductible, then the cost of the deductible will be charged back
to the strata lot.
APPROVAL OF THE BUDGET
David Waldref presented the 2009-2010 fiscal year budget. The figure in
the year to end actual amount spent for gas reflects 14 months of invoices
and thus the account was over budget. As the winter was colder than
normal, the use of gas also increased. All costs associated with the
2008-2009 fiscal year were accrued into the appropriate year. This allows
for a more accurate 2009-2010 budget to be presented.
The 2009-2010 budget includes a 10% increase in the condominium fees which
brings the condominium fees more in line with the fees in the other
Citygate buildings. It also allows for funds to be transferred into the
Contingency Reserve Fund. A question arose regarding the legal fees that
may be incurred during the coming year.
Olga Volkoff reviewed the legal issue that involved the previous owner of
suite 2701. Some of the funds that were retained from the previous owner
were returned and the matter has since been settled. There is currently a
Human Rights action against the Strata Corporation. A preliminary meeting
has been schedule to hopefully settle this matter. Legal counsel has been
retained which will result in legal costs that have to be paid by the
Strata Corporation.
A number of expenses for the common areas were accrued in to last fiscal
year. There are funds budgeted to improve the recreation facilities. Last
year this work was put on hold due to the gas issue. The recreation
facilities have to be reviewed to determine what upgrades will be done. A
number of security cameras will also be upgraded.
Account 5730 has been established for Olympic expenses. A decision has not
yet been made as to how these funds will be spent. Suggestions have been
made that a full time concierge may be needed, extra building security and
additional help to clean the building.
A question arose regarding whether the cost of washing the glass balcony
railings has been included in the budget. Last year it was suggested that
the windows only be washed once per year and that the railings be washed
at the same time. There was a consensus of the owners that the windows be
washed twice per year. The cost of washing the glass railings is $3200.00
per washing. An owner advised that she had her own railings washed at a
cost of $125.00. It was suggested that all owners be responsible for
cleaning their own railings.
A Motion was made to wash the windows twice per year. Seconded. Carried.
A Motion was made to amend the budget to include the cost to wash the
glass railings twice per year. Seconded. Carried.
A Motion was made to approve the budget as amended. Seconded. Carried.
¾ VOTE RESOLUTION 1
Olga Volkoff presented ¾ Vote Resolution 1. ¾ Vote Resolution 1 will allow
all owners the opportunity to rent their suite until March 31, 2010.
Strata lot owners who are not grandfathered as part of the rental bylaw,
owners who purchased after June 29, 2006, must return their suites to
“owner occupied” as of March 31, 2010.
A Motion was made to amend the bylaw by deleting the words “during the
Olympics” to “commencing January 1, 2010”. Seconded Carried.
A Motion was made to include ¾ Vote Resolutions 1, 2, 3, and 5 as part of
¾ Vote Resolution 1 rather having them separate. Seconded.
Therefore be it resolved that the Owners of Strata Corporation LMS195
Citygate 1 add bylaw 23.1 to 23.4 to the current bylaws.
23.1 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 commencing January 1, 2010.
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.
23.2 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.
23.3 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.
23.5 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.
Discussion: An owner spoke against the resolution to allow all owners to
rent their suites during the Olympics. An owner suggested that voting down
the resolution will not prevent grandfathered owners from renting their
suites. The resolution is allowing for fairness to those owners who are
not grandfathered as they to will be able to rent their suites for a short
period of time. Discussion continued regarding the pros and cons of
renting suites during the Olympics.
Carried.
¾ VOTE RESOLUTION 4
Olga Volkoff presented ¾ Vote Resolution 1. ¾ Vote Resolution 4. As there
will be an increase in the number of residents in the building during the
Olympics, owners who rent their suites for a short term rental will be
required to pay a fee of $250.00 per week to help with cover the cost of
extra cleaning and security at the building.
Discussion revolved around the amount and whether it is enough to cover
the added expenses. Owners were reminded that all rules and bylaws are
still enforceable and that the strata lot owner is ultimately responsible
for the actions of their tenants, guests or employees.
Any damage caused to the common areas is also the responsibility of the
owner of the strata lot. A suggestion was made to use a rental
verification program to screen tenants. The suggested fee is to assist in
the cost of extra security and cleaning.
A Motion was made to amend the bylaw by changing “Olympics” to “rental
period” and to add “or part of the week, in advance.” Seconded. Carried.
Therefore be it resolved that the Owners of Strata Corporation LMS195
Citygate 1 add bylaw 23.4 to the current bylaws.
23.4. All strata lot owner who rent their suites for a short term rental
during the rental period must pay a user fee of $250.00 per week or part
of the week, in advance, to be used to help pay the additional costs that
will be incurred during the Olympics such as extra cleaning and security.
A Motion was made to accept ¾ Vote Resolution 4 as amended. Seconded.
Carried.
ELECTION OF STRATA COUNCIL
The Strata Council was thanked for all their work during the past fiscal
year.
The following Strata Council members will continue on to their second year
as Strata Council members:
Cam Lowry, Sara Moen, Kenn Coblin, Tracey Coelho.
The following owners agreed to join the Strata Council:
Olga Volkoff, David Waldref, Norm Gallinger
A Motion was made to elect the Strata Council members as presented.
Seconded. Carried.
NEW BUSINESS
Olympics
Olga Volkoff reviewed information that she had received regarding the
Olympics. It has been advised that special security access will not be
required in the area around Citygate. Access in and out of the building
made by difficult due to traffic issues. Information cards were sent out
by the City regarding development proposals in the area.
The area next to the train and bus station will be a staging area for the
screening of delivery vehicles to going to the Olympic sites.
Tents will be set up in a pavilion across from Citygate. There has been no
information at this time regarding a heliport in the area.
Science World has been rented by the Russians to show case the next
Olympics.
Visitors parking will be an issue however as entering and exiting the
building will be difficult due to traffic. A suggestion had been made to
rent out the visitors parking area to VANOC however there has been no
success regarding this issue. It was suggested that a rental company be
approached to rent out the visitors parking stalls with security being
mandatory as part of the rental.
The owners discussed the use of identification cards to indicate who are
residents and who are rentals in the building. It was suggested that a
bulletin be posted indicating which suites are rented during the Olympics.
Window Washing
A Motion was made to change the window washing dates to June and December
from the current dates. Seconded. Defeated.
Bike Room
There are 170 bike stalls available and 150 are rented. 20 stalls are
still available if anyone needs a bike stall.
The owners present wished to thank Ted McGrath and Silvia Hoogstins for
all their work at Citygate. A special thanks to Ted for painting the
corners in the visitors parking area to make them more visible.
There being no further business, the meeting was terminated at 9:15 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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