PACIFIC QUORUM Properties Inc. HARBOUR REACH STRATA PLAN VR1330 COUNCIL MEETING MINUTES WEDNESDAY, APRIL 4, 2012, 7:00 P.M. COUNCIL PRESENT: Brad Keller Pam Nasstrom Tiz Beretta President Vice President Treasurer ABSENT: Matthew Yanko Ming Chang Council Council MANAGEMENT PRESENT: Craig Carlyle, Property Manager Pacific Quorum Properties Inc. [email protected]Direct line: 604-635-1969 1. CALL TO ORDER The meeting was called to order at 7:06 p.m. by the Property Manager. 2. ELECTION OF OFFICERS President - Brad Keller Vice-President - Pam Nasstrom Treasurer - Tiz Beretta Council Member - Matthew Yanko Council Member - Ming Chang 3. APPROVAL OF MINUTES - WEDNESDAY, JULY 13, 2011 Council reviewed the minutes ofthe July 13,2011 Strata Council Meeting. It was then: MOVED AND SECONDED (Keller/Beretta) To approve the Strata Council Minutes of July 13,2011, as presented. CARRIED Approval of Minutes - Monday, October 17, 2011 The minutes of the October 17,2011 Strata Council Meeting were tabled as only one of the two Council Members who had attended the meeting was present. l::{ VANCOUVER OFFICE: Suite 430 -1200 West 73 rd Avenue Vancouver, BC V6P 6G5 Tel: 604-685-3828 Fax: 604-685-3845 www.pacificquorum.com SURREY OFFICE: Suite 302 - 7337 137 lh Street Surrey, BC V3W lA4 Tel: 604-635-0260 Fax: 604-635-0263
Transcript
PACIFICQUORUMProperties Inc.
HARBOUR REACHSTRATA PLAN VR1330
COUNCIL MEETING MINUTESWEDNESDAY, APRIL 4, 2012, 7:00 P.M.
COUNCIL PRESENT: Brad KellerPam NasstromTiz Beretta
The meeting was called to order at 7:06 p.m. by the Property Manager.
2. ELECTION OF OFFICERS
President - Brad KellerVice-President - Pam NasstromTreasurer - Tiz BerettaCouncil Member - Matthew YankoCouncil Member - Ming Chang
3. APPROVAL OF MINUTES - WEDNESDAY, JULY 13, 2011
Council reviewed the minutes ofthe July 13,2011 Strata Council Meeting.
It was then:MOVED AND SECONDED (Keller/Beretta)To approve the Strata Council Minutes of July 13,2011, as presented.CARRIED
Approval of Minutes - Monday, October 17, 2011The minutes of the October 17,2011 Strata Council Meeting were tabled as only one of the twoCouncil Members who had attended the meeting was present.
l::{ VANCOUVER OFFICE:Suite 430 -1200 West 73rd Avenue
Vancouver, BC V6P 6G5Tel: 604-685-3828 Fax: 604-685-3845
www.pacificquorum.com
SURREY OFFICE:Suite 302 - 7337 137lh Street
Surrey, BC V3W lA4Tel: 604-635-0260 Fax: 604-635-0263
Harbour Reach -VR1330Council Meeting Minutes- April 4, 2012
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4. FINANCIAL STATEMENTS
September 30,2011; October 31, 2011; November 30,2011; December 31,2011 and January 31,2012; February 29,2012.
a) Treasurer's ReportThe Treasurer reported that she has reviewed the Financial Statement for September 30,2011, October 31, 2011, November 30,2011, December 31, 2011, January 31, 2012, andFebruary 29, 2012 and all accounts appear to be in order.
It was then:MOVED AND SECONDED (Beretta/Keller)To approve the February 29, 2012 and previous Financial Statements as presented.CARiUED .
b) Arrears ReportAn owner has made arrangements to pay his arrears and keep his account current at all times.The owner understands that he will be filled should his account not be kept fully paid at alltimes.
5. REPAIRS AND MAINTENANCE
a) Lock and Repair at UndergroundThe lock on the door in the underground needed to be replaced after an attempted break-in inOctober (Odd Jobs by Attila) - Complete.
b) Energy AuditCouncil reviewed the proposed energy audit after the October, 2011 Council meeting andapproved the energy audit. The Property Manager was directed to arrange for the upgradingof the common area lighting as detailed in the energy audit.
The energy audit was carried out in November by Commercial Lighting and Elpol Electrical.
c) Items in Manager's Room RemovedAll items that had been stored in the Manager's room for over two months were removed inmid-November after notices had been posted and no resident claimed these items (BillCummings) - Complete.
d) #402 - No Heat in SuiteA plumber was called out in November when the Owner at #402 reported no heat in theirsuite. The radiator was bled but the heat was not restored (Xpert Mechanical). A newthermostat was then installed and heat was restored - Complete.
e) #408 - Pest TreatmentThe suite was treated for pests in February (Canadian Pest Control) - Complete.
Harbour Reach -VR1330Council Meeting Minutes- April 4, 2012
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f) Annual Fire InspectionThe annual fire inspection was carried out on March 9th, 2012 (Voltech Fire Protection)-Complete.
Four Owners failed to make their suites available for the inspection of in suite devices.Letters will be sent to these four Owners informing them that it is mandatory to have theirsuites inspected as per the Fire Code. Should any of these Owners fail to make their suitesavailable on the date specified in the letter, they will be charged back the cost of re-inspection and fines will be applied to their account.
6. CORRESPONDENCE
a) Items in Hallway of Locker RoomLetters were sent to seven owners in December informing them they must remove itemsbeing stored in the locker room hallway. Storage of items in hallways is in violation ofBylaw 31.7.
Bylaw 31.7Hallways are to be kept clear of shopping carts, shoes, umbrellas, garbage and other such items.
b) #102 - Form K RequestA letter was sent to the Owner at # 102 in December requesting a Form K (Notice ofTenant's Responsibilities) as per Section 146 (2) of the Strata Property Act. The Owner wasalso advised that a fine of fifty dollars ($50.00) as per bylaw 1.4 (2) may be applied to theiraccount if the Form K was not submitted by December 31st.
Bylaw 1.4 (2)An owner must supply to the Strata Corporation the name of any tenant who will reside in the strata lotand must provide a Form K, Notice of Tenant's Responsibilities to the strata corporation. Failure toprovide the Form K will result in a fine of $50 being levied.
c) #102 - Bylaw Violation Warning Letter - Excessive NoiseThe Owner at # 102 was sent a bylaw violation warning letter in December after a complaintwas received regarding excessive noise by the tenants in # 102.
Bylaw 3.1 (a)An owner, tenant, occupant or visitor must not use a strata lot, the common property or common assetsin a way that causes a nuisance or hazard to another person,
Bylaw 3.1 (c)unreasonably interferes with the rights of other persons to use and enjoy the common property,common assets or another strata lot
d) Bylaw Violation Warning Letters - Using Parking Stalls for StorageBylaw violation warning letters were sent to sixteen owners for using their parking stalls asstorage. This is in contravention of Bylaw 32.9.
Bylaw 32.9The parking spaces may not be used for storage. No trailers, boats, equipment, recreational vehicles, orvehicles other than private passenger motor vehicles may be parked on the common property without theprior written permission of the Council.
e) #101- Letter Requesting Reversal of Move-In Fee and Junk Removal InvoiceThe owner at # 101 requested that the move-in fee assessed against their account be reversedas their tenant was in fact the first occupant under their ownership. The Strata Councilreviewed their request and agreed to reverse the fee.
The Strata Council declined the owner's request to reverse the charge back for the cost ofjunk removal saying that the owner was responsible for their former tenant until that tenantvacated the premises.
f) # 405 - Bvlaw Violation Warning Letter - No Insurance on VehicleA letter was sent to the Owner of unit # 405 in February regarding an uninsured vehicle intheir parking stall # 32. This is in contravention of Bylaw 32.12.
Bylaw 32.12All motor vehicles in the parking garage shall be licensed and insured or have storage insurance in place.Upon council's request, proof of insurance shall be provided to the council.
7. NEW BUSINESS
a) Patio Fence Repairs at # 103 and # 104The Strata Council reviewed a request by the Owners at # 103 and # 104 to have their fencesrepaired. Council agreed to pay for these repairs subject to the Owners agreeing to the
@~~sK~§following:
Harbour Reach -VR1330Council Meeting Minutes- April 4, 2012
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The fences being reduced in height to conform with the height of existing balconiesThe gates being removed and replaced with a section of fence
The Property Manager will contact the Owners at # 103 and # 104 and request that they replyin writing to the Strata Council's offer.
b) Elevator RepairRichmond Elevator has recommended that VR 1330 Harbour Reach upgrade the safety edgeon the elevator door opener from the current mechanical system to one using infrared doordetectors. The upgrade would result in increased operational efficiencies as well as reducingpotential liability exposure. Richmond elevator has submitted a quote of two thousand dollars($2000.00) plus HST to upgrade the safety edge.
The Pro-perty Manager contacted Thyssen Kruppe Elevator and asked them to submit a quote.Thyssen Kruppe Elevator quoted a price range between two thousand five hundred dollarsand three thousand dollars.
After a discussion a motion was then presented:It was then:MOVED AND SECONDED (NasstromlBeretta)To approve the quote from Richmond Elevator to upgrade the safety edge on the elevator dooropening from the current mechanical system to an infrared door detector system.FOR 3OPPOSED 0CARRIED
c) Door Closer RepairsThe Strata Council directed the Property Manager to have the door closers adjusted on alldoors at the north end of the building.
d) Carpet Cleaning - Stairwell and Elevator AreasThe Strata Council directed the Property Manager to arrange to have the carpets cleaned in
- - - - the north stairwell and the hallways adjacent to the elevators.
e) Annual Fire Inspection - Deficiencies RepairsThe Strata Council reviewed a quote received from Voltech Fire Protection to carry outdeficiencies repairs noted by the contractor during the recent annual fire inspection. After adiscussion a motion was presented:
It was:MOVED and SECONDED (Keller/Beretta)To accept the quote from Voltech Fire Protection in the amount of$915.14 to repairdeficiencies arising from the annual fire inspection in March.FOR 3OPPOSED 0CARRIED
f) Depreciation ReportThe Property Manager informed the Council that the provincial government has recently introduceda requirement that all strata corporations develop a depreciation report. Also known as a reservefund study, the legislation mandates that a depreciation report be completed by December, 2013 andbe updated every three years. The depreciation report would estimate the repair and replacementcost for major items in the strata corporation and the expected life of those items. An appropriateannual contribution to the contingency reserve fund could then be established.
In order to waive the requirement that a depreciation report be carried out, Owners must pass athree-quarter (3/4) vote at either an Annual or Special General Meeting. This waiver would bevalid for eighteen months. Owners would then have to reaffirm this waiver via another three-quarter (3/4) vote at either an Annual or Special General Meeting.
The Property Manager recommended that the Strata Corporation carry out a depreciation reportand. then develop a funding plan to finance future replacement costs.
The Strata Council discussed the need for a depreciation report and agreed to revisit this matterwhen Council next meets. Owners will be kept updated.
8. ADJOURNMENTThere being no further business this meeting was adjourned at 7:50pm.
9. Next meeting date - Monday, July 16t\ 2012 at 7pm in manager's room.
Submitted by:
PACIFIC QUORUM PROPERTIES INC.Craig CarlyleDirect Phone: 604-638-1969E-mail: [email protected]: (604)685-3828/ Fax: (604) 685-3845430-1200 West 73rd AvenueVancouver, BC V6P 6G5Website: vvww.pacificquorum.com
Please Note: The Real Estate Regulations requires a vendor to provide purchasers with copies ofStrata minutes. Please retain these minutes for your records. Replacement copies will be subject to acost per page and can be received upon a seven (7) day advance order from Pacific QuorumProperties Inc.
