PACIFIC QUORUM Properties Inc. HARBOUR REACH STRATA PLAN VR1330 COUNCIL MEETING MINUTES WEDNESDAY, APRIL 4, 2012, 7:00 P.M. COUNCIL PRESENT: ABSENT: Brad Keller Pam N asstrom Tiz Beretta Matthew Yanko Ming Chang President Vice President Treasurer Council Council MANAGEMENT PRESENT: Craig Carlyle, Property Manager Pacific Quorum Properties Inc. craig@paciticguorum.com 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, CARRIED as presented. 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 73rd 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
Council Meeting Minutes- April 4, 2012 Page 2 of6 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 Report The 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, and February 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 Report An 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 all times. 5. REPAIRS AND MAINTENANCE a) Lock and Repair at Underground The lock on the door in the underground needed to be replaced after an attempted break-in in October (Odd Jobs by Attila) - Complete. b) Energy Audit Council reviewed the proposed energy audit after the October, 2011 Council meeting and approved the energy audit. The Property Manager was directed to arrange for the upgrading of 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 Removed All items that had been stored in the Manager's room for over two months were removed in mid-november after notices had been posted and no resident claimed these items (Bill Cummings) - Complete. d) #402 - No Heat in Suite A plumber was called out in November when the Owner at #402 reported no heat in their suite. The radiator was bled but the heat was not restored (Xpert Mechanical). A new thermostat was then installed and heat was restored - Complete. e) #408 - Pest Treatment The suite was treated for pests in February (Canadian Pest Control) - Complete.
Council Meeting Minutes- April 4, 2012 Page 3 of6 f) Annual Fire Inspection The annual fire inspection was carried out on March 9 th, 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 their suites inspected as per the Fire Code. Should any of these Owners fail to make their suites available on the date specified in the letter, they will be charged back the cost of reinspection and fines will be applied to their account. 6. CORRESPONDENCE a) Items in Hallway of Locker Room Letters were sent to seven owners in December informing them they must remove items being stored in the locker room hallway. Storage of items in hallways is in violation of Bylaw 31.7. Bylaw 31.7 Hallways are to be kept clear of shopping carts, shoes, umbrellas, garbage and other such items. b) #102 - Form K Request A letter was sent to the Owner at # 102 in December requesting a Form K (Notice of Tenant's Responsibilities) as per Section 146 (2) of the Strata Property Act. The Owner was also advised that a fine of fifty dollars ($50.00) as per bylaw 1.4 (2) may be applied to their account 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 lot and must provide a Form K, Notice of Tenant's Responsibilities to the strata corporation. Failure to provide the Form K will result in a fine of $50 being levied. c) #102 - Bylaw Violation Warning Letter - Excessive Noise The Owner at # 102 was sent a bylaw violation warning letter in December after a complaint was received regarding excessive noise by the tenants in # 102.
Council Meeting Minutes+April 4, 2012 Page 4 of6 Bylaw 3.1 (a) An owner, tenant, occupant or visitor must not use a strata lot, the common property or common assets in 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 Storage Bylaw violation warning letters were sent to sixteen owners for using their parking stalls as storage. This is in contravention of Bylaw 32.9. Bylaw 32.9 The parking spaces may not be used for storage. No trailers, boats, equipment, recreational vehicles, or vehicles other than private passenger motor vehicles may be parked on the common property without the prior written permission of the Council. e) #101- Letter Requesting Reversal of Move-In Fee and Junk Removal Invoice The owner at # 101 requested that the move-in fee assessed against their account be reversed as their tenant was in fact the first occupant under their ownership. The Strata Council reviewed their request and agreed to reverse the fee. The Strata Council declined the owner's request to reverse the charge back for the cost of junk removal saying that the owner was responsible for their former tenant until that tenant vacated the premises. f) # 405 - Bvlaw Violation Warning Letter - No Insurance on Vehicle A letter was sent to the Owner of unit # 405 in February regarding an uninsured vehicle in their parking stall # 32. This is in contravention of Bylaw 32.12. Bylaw 32.12 All 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 # 104 The Strata Council reviewed a request by the Owners at # 103 and # 104 to have their fences repaired. Council agreed to pay for these repairs subject to the Owners agreeing to the
@~~sk~ Harbour Reach -VR1330 Council Meeting Minutes- April 4, 2012 Page 50f6 following: The fences being reduced in height to conform with the height of existing balconies The 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 reply in writing to the Strata Council's offer. b) Elevator Repair Richmond Elevator has recommended that VR 1330 Harbour Reach upgrade the safety edge on the elevator door opener from the current mechanical system to one using infrared door detectors. The upgrade would result in increased operational efficiencies as well as reducing potential 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 dollars and 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 door opening from the current mechanical system to an infrared door detector system. FOR 3 OPPOSED 0 CARRIED c) Door Closer Repairs The Strata Council directed the Property Manager to have the door closers adjusted on all doors at the north end of the building. d) Carpet Cleaning - Stairwell and Elevator Areas The 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 Repairs The Strata Council reviewed a quote received from Voltech Fire Protection to carry out deficiencies repairs noted by the contractor during the recent annual fire inspection. After a discussion 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 deficiencies arising from the annual fire inspection in March. FOR 3 OPPOSED 0 CARRIED to repair
Council Meeting Minutes=April 4, 2012 Page 60f6 f) Depreciation Report The Property Manager informed the Council that the provincial government has recently introduced a requirement that all strata corporations develop a depreciation report. Also known as a reserve fund study, the legislation mandates that a depreciation report be completed by December, 2013 and be updated every three years. The depreciation report would estimate the repair and replacement cost for major items in the strata corporation and the expected life of those items. An appropriate annual 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 a three-quarter (3/4) vote at either an Annual or Special General Meeting. This waiver would be valid for eighteen months. Owners would then have to reaffirm this waiver via another threequarter (3/4) vote at either an Annual or Special General Meeting. The Property Manager recommended that the Strata Corporation carry out a depreciation report and. 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 matter when Council next meets. Owners will be kept updated. 8. ADJOURNMENT There being no further business this meeting was adjourned at 7:50pm. 9. Next meeting date - Monday, July 16 t \ 2012 at 7pm in manager's room. Submitted by: PACIFIC QUORUM PROPERTIES INC. Craig Carlyle Direct Phone: 604-638-1969 E-mail: craig@.pacificguorum.com Telephone: (604)685-3828/ Fax: (604) 685-3845 430-1200 West 73 rd Avenue Vancouver, BC V6P 6G5 Website: vvww.pacificquorum.com Please Note: The Real Estate Regulations requires a vendor to provide purchasers with copies of Strata minutes. Please retain these minutes for your records. Replacement copies will be subject to a cost per page and can be received upon a seven (7) day advance order from Pacific Quorum Properties Inc.