MINUTES OF THE COUNCIL MEETING
THE OWNERS STRATA PLAN LMS 195
CITYGATE 1
Held on October 20, 2009 at 7:00pm
Meeting Room, 1188 Quebec Street
Vancouver, B.C.
(Printer
version)
Attendance:
Olga Volkoff, Kenn Coblin, Cameron Lowry
Gateway Property Management
Silvia C. Hoogstins, Property Manager
Regrets:
David Waldref, Mark Iwanaka,
Sarah Moen, Norm Gallinger
Guest: Mr. Beruschi
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 September 15, 2009
Strata as distributed. Seconded. Carried.
FINANCES
The Treasurer was not in attendance and thus the financial
statements will be reviewed at the next Strata Council meeting.
BUSINESS ARISING FROM THE MINUTES
Pool
Provided for Strata Council’s information was a copy of the revised
quote from Wolfgang Painting for painting just the pool room. Rick
MacDonald Contracting also provided a revised quote to just repair and
prepare the pool room walls and ceiling. The Strata Council approved the
Rick MacDonald Contracting quote with the addition of a metal window
sill cover and metal kick plates and the Wolfgang Painting quote as
presented. As a quorum was not present at the meeting, the remainder of
the Strata Council will be contacted regarding the quotes presented in
order for majority approval to be received prior to awarding the work.
The men’s dry sauna is still not in working order. The problem is users
of the sauna have poured water on the elements to get steam, however
this is a dry system which should not have water poured on it. The
Strata Council requested that quotes be obtained for a wet sauna system.
Security
The garage gate sign regarding tailgating has been ordered and
installed.
Human Rights Tribunal
Provided for Strata Council’s information was a copy of the last
email and the Response to Complaint in Form 3 and an Application to
Dismiss in Form 8. Rod Pearce has advised that there has been no
communication from the owners of 1501 or their legal representative
regarding this matter.
Elevator Security
The owner of a suite had inquired as to what kind of security was being
added to the elevators. The Strata Council has approved the installation
of potential deterrents to help reduce the vandalism that is occurring
in the elevators.
Islands
Rick MacDonald Contracting has completed the removal of the islands
in the underground parking. A visitor to a suite reported that the paint
on their vehicle was damaged by the dust and debris caused during the
removal of the islands. ICBC has contacted the Property Manager for more
information. This issue will be forwarded back to the contractor.
Garbage Room
All residents are reminded that only household garbage is to be
placed in the garbage cans. Furniture, electronics and renovation waste
cannot be placed in the bin. Waste Management will refuse to remove the
containers if these items are found in the bins. Fines can also be
issued by the City of Vancouver if these types of items are found during
the disposal of the bin.
The Strata Council requested that signs be installed in the garbage room
regarding what is appropriate to be put in the bin.
Guest
An owner was present to discuss a letter that had been sent to them
with respect to bylaw infractions that have occurred by the residents
living in the suite. The required form K has been now been submitted and
the residents have been advised to park in the appropriate parking
stalls. The dog that is in the suite will be moving into a suite that is
grandfathered for pets.
The owner advised that he has made repairs in his suite due to various
issues that have arisen that should have been repaired by the Strata
Corporation.
The Strata Council thanked the owner for attending the meeting and
advised that a quorum was not present at the meeting and these issues
would be discussed at the next Strata Council meeting.
CORRESPONDENCE
Provided for Strata Council’s information was a copy of an email
received from the owner of a suite. The owner will be obtaining a signed
Form K from their tenant and requested a copy of the letter that was
previously sent to them regarding the bylaw infractions caused by their
tenant.
Provided for Strata Council’s information was a copy of a letter sent to
the owner of a suite regarding renovation debris that was left in the
hallway and the noise from jack hammering occurring in the suite.
Provided for Strata Council’s information was a copy of a letter from
owner in response to the letter sent to them regarding the unapproved
renovations being made in the suite. The owner advised that they were
repairing renovation work that had been completed in the past and that
the renovations were not new. The Strata Council stated that in the
future, this type of work should be communicated to the Strata Council
and on site staff to avoid any misunderstanding.
An email was received regarding the resident who parks in parking stall
in such a manner that their neighbour cannot park in their parking
stall. The owner of the suite has been advised of the problem and will
look to rectifying the situation.
A letter was sent to a suite regarding noise coming from the suite on
September 19, 2009. A copy of the letter was provided to the Strata
Council as the owner has advised that they wish to dispute the
allegation.
The Strata Council discussed the matter and requested that the Property
Manager contact the owner regarding their decision.
NEW BUSINESS
Mechanical Systems
Complaints were received regarding a lack of hot water. The
circulation pump for the heat exchangers for the domestic hot water and
make up air water coil was leaking and noisy. Latham’s pulled the pump
in order for it to be repaired. The cost is $1,975.00.
Gateway is currently waiting for a quote from Latham’s to move a pump
for the dry sprinkler system. The current location of the pump allows
for damage if there are future water leaks.
A complaint was received from a suite regarding a loud humming noise.
The problem was found to be the compactor. It has since been repaired.
Olga Volkoff provided a list of emails that have transpired in the last
few weeks regarding mechanical problems that have been dealt with by Ted
McGrath and Mate Bratanic. Both were thanked for all the work they have
done to keep everyone at Citygate comfortable and with minimal
inconvenience.
Ceiling Damage
A leak was reported in the livingroom of a suite. Rick MacDonald
Contracting investigated and found that the leak is originating from the
balcony above. They also found cracks from where the water was entering
the suite. Provided for Strata Council’s information was a copy of the
email that was received from Rick as he has suggested that an engineer
investigate the crack to be certain that there are no issues that need
to be dealt with.
Gateway has contacted Marsh Engineering to investigate and determine if
there are any structural issues regarding the cracking. There cost is
$160.00 per hour.
Winterization
Notices have been delivered to the building regarding the
winterization of the outside water taps. University Sprinklers has
winterized the irrigation system.
Electrical Vault
The second procedure required for the cleaning of the electrical
vault will be conducted on October 26, 2009. Notices have been delivered
to the building along with a separate notice for the Daycare.
Gas Leak
A gas leak was detected on the gas line to the townhouses. The leak
was due to a damaged pipe at the top surface of the cement slab. The
problem has since been repaired.
Driveway Grate
It appears that someone stole a section of the driveway drainage
grate. Rick MacDonald Contracting was able to provide the name of a
company for the replacement grate.
Science World Parking
Ted McGrath advised that the staff parking lot on the south side of
Science World has been closed. This will affect Citygate 2 and VanCity
as a statutory right of way was included on their property to allow City
of Vancouver access to their visitor parking. This right of way did not
involve Citygate 1.
Olympics
The Strata Council advised that ads have been found indicating that
suites are available for rent at Citygate during the Olympics. All
residents and owners are reminded that bylaws have been passed that
provide certain procedures if a suite is being rented during the
Olympics. A copy of the bylaws is attached for reference.
Bike Lane
An owner advised that the bike lane that runs along Quebec Street is
a solid line in front of the garage entrance to Citygate. The bike lane
should be a dash line at the entrance to the underground parking to
allow vehicles to legally cross the lane in order to enter or exit the
parking garage. Gateway will contact the City of Vancouver regarding
this issue.
Schedule Next Meeting
The next Strata Council meeting is scheduled for November 17, 2009, 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
OLYMPIC 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.
23.4. 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.
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.
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