MINUTES OF COUNCIL MEETING STRATA PLAN BCS-1920 TRIBECA LOFTS

Transcription

1 MINUTES OF COUNCIL MEETING STRATA PLAN BCS-1920 TRIBECA LOFTS HELD: On Monday, December 7, 2009 at 6:15 p.m. in unit 401, 988 Richards Street, Vancouver, B.C. PRESENT: Wayne Nikituk President #401 Shirley Debons Treasurer #408 NR Mary Pynenburg Secretary #TH481 Jitesh Kutty #301 NR Dennis Boyle #302 REGRETS: Omar Ladak Vice-President #101 STRATA AGENT: Alex Korecki, Vancouver Condominium Services Ltd. The meeting was called to order at 6:30 p.m. MINUTES It was moved, seconded and carried to adopt the minutes of the September 24, 2009 council meeting, as circulated. FINANCIAL REPORT 1. Monthly Statements: The council reviewed and approved the financial statements for the months of September and October, The November 2009 financial statement was distributed at the council meeting and approval deferred to the next meeting. Any owner wishing a copy of the strata corporation's financial statements should contact Vancouver Condominium Services Ltd. during regular business hours, 9:00 a.m. to 4:30 p.m., Monday to Friday. 2. Telephone Lines: The building telephone and fire panel lines have been switched from Telus to Shaw. 3. Move-In Fees: At the previous council meeting the council Treasurer noted that the audit stated that no move-in fees have been collected for the previous fiscal period. Upon further research, it was discovered that move-in fees have in fact been collected; however Page 1 of 5

2 they were coded under miscellaneous income as the strata budget did not have a line item for move-in fees. The agent was asked to liaise with CLD Services and ensure that they report any unauthorized moves to the agent. 4. Arrears: The council reviewed the arrears report and noted that the total arrears for the building is $3,012. This includes a number of charge backs, outstanding catch-up fees and strata fees. In addition, one owner has had a lien placed against their unit for failure to pay strata fees Draft Budget: The council reviewed the draft budget for the upcoming Annual General Meeting currently scheduled for Monday, January 18, A number of changes were made and it was noted that the council will be proposing a decrease in strata fees. OLD BUSINESS 1. Building Envelope Condition Assessment: The council reviewed Mary Pynenburg s analysis of the building envelope condition assessment quotes and it was agreed to proceed with RDH Engineering for the work. RDH had proposed a quote in the amount of $11,000 for the work plus an additional $8,000 should intrusive testing be required. Council intends to propose a ¾ vote resolution at the upcoming Annual General Meeting to raise a total of $23,000 for the above mentioned work; $15,000 by way of special levy, and $8,000 by a charge against the Contingency Reserve Fund. 2. Window Cleaning: The window cleaning has been completed by Pacific Heights Services Inc. at the price of $1,740 plus GST. 3. Efflorescence Cleaning: The agent reported that he was not able to obtain a quote from Dominion Masonry for the efflorescence cleaning as they have been busy completing various Olympic projects. It was agreed to defer the building siding project until after the completion of the building envelope condition assessment. 4. Parabolic Mirror: As discussed in the previous meeting minutes, the management company of The Pinnacle, 939 Homer Street, the building across the back alley from The Tribeca Lofts, has been approached regarding the possibility of installing a parabolic mirror on their building. The Tribeca council had recommended installation of the parabolic mirror in order to improve visibility for the residents coming out of The Tribeca parkade. The Pinnacles council has since agreed to the proposal; however, in exchange, they have requested The Tribeca Lofts council install a mirror on Tribeca Lofts in order to increase visibility for the residents exiting the 939 building. The cost of the installation of the Page 2 of 5

3 mirror would be borne by the Tribeca Lofts with the 939 Pinnacle building supplying the mirror. The council agreed to proceed with the proposal and directed the agent to act accordingly. 5. Fire Deficiencies: The council noted that all fire deficiencies at Tribeca Lofts has been resolved with the exception of five units which have failed to provide access. The council noted that, despite their best efforts on three separate occasions to inspect the units, the residents have still failed to provide access. The agent was directed to issue letters to the missed unit owners informing them that they must schedule a fire inspection on their own with Vancouver Fire & Safety and provide a copy of the inspection report to the agent. 6. Tribeca Rules & Bylaws: The council discussed various bylaws to be proposed for a vote at the upcoming Annual General Meeting and it was agreed to propose the following bylaws: Maximum fine bylaw of $200 per infraction of any bylaw Late payment bylaws of $100 plus a 10% per annum interest Minimum rental period of one year bylaw A Form K bylaw A chargeback bylaw for locksmith, insurance deductible etc. A vicious dog bylaw CORRESPONDENCE Owners are invited to write council via the management company regarding any strata matters. 1. Council reviewed a letter from an owner apologizing for not being able to provide access to their unit for the fire inspections and noting that he is not trying to avoid the fire inspection. The council accepted the letter and noted that no further follow up was required. 2. Council reviewed a letter from an owner requesting the reversal of any fire inspection chargebacks as the owner lives in Calgary and is not able to receive fire notices in a timely manner. Council noted that this was not a sufficient excuse for missing the fire inspections and noted that the charges will remain on the owner s account. 3. Council reviewed a letter from an owner requesting the reversal of a $525 elevator charge to his account. The owner was previously charged $525 for an emergency elevator call out. Upon arrival of the technicians, two occupants and/or visitors of the owner s unit were found to be passed out in the elevator cab. As a result of this emergency call, the strata corporation incurred a $525 charge. Council concluded that the chargeback will remain on the owner s account as originally imposed. In addition, the council directed the agent to issue fines to the owner, $200 for failing to submit a Form K and $200 for the Page 3 of 5

4 noise associated with a smoke detector beeping throughout the night and well into the day on December 6 th and 7 th. The council also directed the agent to chargeback the emergency callout for a fire inspector to replace the smoke alarm and the locksmith to open the owner s unit. NEW BUSINESS 1. Move-In/Move-Out Fees: All owners are reminded that there is a $100 move-in and move-out fee payable upon the tenants or resident moving in or out of the building. In addition, owners are reminded that they must submit a Form K (Notice of Tenant s Responsibility) upon every new lease of a tenant. 2. Back Alley: Council expressed concern over speeding vehicles through the back alley of the Tribeca Lofts noting that there have been many near misses. The agent was directed to write a letter to the City of Vancouver requesting them to install speed bumps in the back alley and No Parking signs. 3. Junk Removal: The strata council noted that a table was abandoned near locker #5 and directed the agent to have the table removed. Owners are reminded they must dispose of any unwanted items on their own and items are NOT to be left in garbage rooms or common areas. Any owners caught dumping materials will be fined as per the bylaws. 4. Garbage Room: Recently council has received many complaints of owners leaving unwanted items in the garbage room. Owners are reminded that garbage rooms are for disposal of household waste only. The agent was directed to obtain No Dumping signs for the garbage room. 5. Building Cleaning: The council directed the agent to liaise with CLD Services and ensure that they sweep the building exterior and do a detailed litter patrol every Monday morning. 6. Non Resident Owners: The council strongly encourages non-resident owners to obtain a management company to represent them and their tenants within the building, as the council has recently had some problems with non-resident owners renting out their units without proper supervision of tenants or submitting the necessary forms. 7. Service Keys: Council members expressed concern that some of their service keys do not appear to be working properly. The agent is in the process of making copies of the service keys for distribution to the council members. 8. Front Lobby Exterior Tile: The council is considering replacing the exterior tiles at the front of the lobby with slate tiles. The agent was asked to obtain quotes for this work. Page 4 of 5

5 9. Fountain Cleaning: The council directed the agent to arrange for cleaning the upstand wall at the front entrance circular fountain as excessive grime has started to accumulate on it. There being no further business, the meeting was adjourned at 8:15 p.m. The next meeting will be the Annual General Meeting to be held on Monday, January 18, 2010 at 6:30 p.m. Alex Korecki Vancouver Condominium Services Ltd. # West Georgia Street Vancouver, B.C. V6E 3J7 Telephone: (24 Hour Emergency Services) Toll free: /Fax: AK/ys HAPPY HOLIDAYS Please note that our office will be closed on Friday, December 25 th, Monday, December 28 th, and Friday, January 1 st. Emergency service is available if necessary: please call the usual telephone number, , for assistance. We take this opportunity to wish everyone a very Happy Holiday Season. Page 5 of 5