1. CALL TO ORDER The meeting was called to order at 5:04 p.m. by the Council President, Nikolai Bojadziev.

Transcription

1 Minutes of the Strata Council Strata Plan VR 2771 The Observatory Held on Wednesday, December 3, 2014 In the Orca Room of the Peterson Offices Alberni Street, Vancouver, BC IN ATTENDANCE: Nikolai Bojadziev Rudy Palsenbarg William (Bill) Cooke Simon Holwill Cyrus Chaichian Rod Maides GUESTS: Janet Zhu President Vice-President Treasurer Member at Large Member at Large Member at Large North Shore Recycling REGRETS: None Strata Manager: Perry Chow, PETERSON RESIDENTIAL 1. CALL TO ORDER The meeting was called to order at 5:04 p.m. by the Council President, Nikolai Bojadziev. 2. GUEST BUSINESS Janet Zhu, representative of North Shore Recycling Program attended the meeting to present information on organics removal of the GVRD to be mandated commencing January 1, The info session included allowable items, banned materials and auditing fines for incorrect disposal of organics and garbage. Council thanked Janet for the presentation and requested for extra information pamphlets to all Owners/Residents of the Observatory. After the guests departure, the meeting continued with the business at hand. 3. APPROVAL OF THE AGENDA It was MOVED / SECONDED to add the Caretaker s Christmas bonus, Elevator issues, and Door at the back exit to the new business portion of the agenda 4. RATIFICATION OF THE PREVIOUSLY APPROVED MEETING MINUTES There being no errors or omissions, it was MOVED / SECONDED to approve the Strata Council meeting minutes of November 5, Page 1 of 7

2 5. FINANCIAL REPORT A. Approval of Operating Statements A few invoices were relocated to the proper accounts and will be reflected in the November 2014 financials. It was MOVED / SECONDED to approve the Financial Statements of October B. Receivables Report The Strata Manager reviewed the aged receivables report with the Council. 6. BUSINESS ARISING FROM THE PREVIOUS MEETING MINUTES A. Windows Update BECK glass has completed all contracted windows. Any Owners experiencing condensation issues with their windows should contact the Strata Manager for repairs in the next fiscal year by June Capilano Glass has been contracted to conduct minor repairs to the window components of units 601, 2201, 1602, 2201, 2202, and B. Crack Repairs West Coast Building Coatings Inc. has completed the parking stall leak repair above stall 105 and Polycrete Restorations Ltd. completed repairs to the parkade leaks above stalls 71/72 and 94. Polycrete noted on the condition of the parkade first level entry for repair work and the Strata Manager is to obtain a quote for the recommended repairs. C. Entryphone System All invoices have been paid to Cobra Integrated Systems (CIS) except one in the amount of $1, regarding the LCD screen which has been reversed by CIS as the system is still under warranty. D. Depreciation Report Update Council reviewed and discussed a few changes to the depreciation report and will be meeting with Normac for finalization. The depreciation report will be distributed to all Owners very soon with an executive summary written by the Council. E. Balcony Ceiling Work 2701 / 2801 / 1602 / 1702 Owners have been contacted by Ocean Construction Ltd. for a final review of the project and anticipate start of the project in mid-december F. Fire Safety Plan The Strata Manager will schedule for a Council member to meet with a representative from Sitka Fire to confirm the direction of the arrow pointing North and the placement of the fire safety plans on each floor. Page 2 of 7

3 G. Mechanical Couplings Project Update The contract with Brighter Mechanical Ltd. has been signed and Paul Ellis from Pine Building Consultants Inc. will execute the project on behalf of VR Additional information and details will be made available to all Owners and Residents. H. Pool Inspections The Strata Manager explained the frequency of inspections at VR 2771 was due to the initial failure of code when opening the pool this year and Vancouver Coastal Health confirmed that this was procedure for all pools within the general area. Council discussed the issue and directed the Strata Manager to price repairs to the pool and the surrounding area to be up to code before the pool opening in I. Legal It was MOVED / SECONDED to meet with Jamie Bleay from Access Law for consultation in the matter. J. Exterior Window Cleaning Council discussed the matter and it was decided to defer the exterior window cleaning to next year. K. Monthly Fire / Pool Testing by Scambler Council discussed the monthly fire testing and pool testing by Scambler Holdings and directed the Strata Manager to obtain a copy of the contract with Scambler Holdings for review. L. Dryer Vent / Drain Leak 2003 The dryer vent ducting of the unit was determined to be crushed by National Air Technologies and the only viable option for the Owners is to purchase a ventless dryer. Due to the extenuating circumstances, the Council MOVED / SECONDED to offer reimbursement in the amount of $1,500 to the Owner for purchase of a ventless dryer. A water leak was traced to the deterioration of a drain which caused extensive damage to the unit. The total cost for water damage remediation and repairs total approximately $11, which is under the Strata deductible therefore payment for the work will be expensed from the R&M account. 7. GARDEN AND GROUNDS COMMITTEE The Garden and Grounds Committee reviewed the teak bench and have accepted the kind donation from unit 1902 Owners, Robert Robinson and Jennifer Davenport with thanks. 8. NEW BUSINESS A. New Flicker Bird Damage West Coast Building Coatings Inc. will be contracted to fill the flicker bird damage (holes) located throughout the building. Page 3 of 7

4 B. Annual Fire Inspection and Fire Pump Testing Deficiencies The Council reviewed the deficiency report from Tyco Integrated Fire & Security and it was MOVED / SECONDED to approve the quotation to repair the fire pump in the amount of $1, and address all fire inspection related deficiencies in the amount of $8, Owners will be notified of fire inspection dates for entry into their units. C. Storage Items Above Lockers Several letters were sent to Owners regarding unapproved items stored above their storage lockers but it was determined that the majority of the items did not belong to the Owners. IMPORTANT ANY ITEMS LEFT ABOVE STORAGE LOCKERS WILL BE REMOVED BY THE STRATA COUNCIL ON JANUARY 30, 2015 WITHOUT ANY FURTHER NOTICE. D. National Hydronics Invoice The Council reviewed an invoice from National Hydronics Ltd. regarding a plumbing issue in an unit and it was determined that the Owner is to make repairs to the fixtures as renovations were approved to the prior Owner therefore the new Owner is responsible for the plumbing issue. E. Caretaker Christmas Bonus The Strata Council MOVED / SECONDED to approve a $200 Christmas bonus for the building caretaker. F. Elevator There have been a few instances of entrapment in the west elevator whereby the system resets itself and brings passengers to the penthouse floor. Eltec Elevator determined the issue of irregularities in the voltage and will be repairing the system. G. Door at Back Exit The exterior back gate/door is not latching to the frame when closing which poses a security threat to the property. The Strata Manager will schedule for Silverline Security to address the issue. 9. CORRESPONDENCE A. An Owner requested an extra set of storage keys. The Council confirmed the cost of extra entry keys to the storage locker to be $75 and will chargeback the Owner. B. Several Owners requested renovations to their unit. The Council reviewed the request and approved the renovations subject to the signing of the Assumption of Liability and obtaining the proper permits where available. Page 4 of 7

5 C. An Owner brought forth concerns regarding entry to the property. The Council reviewed the issue and it was approved to exchange the poorly cut key. D. An Owner brought forth concerns of pigeon issues in their balcony. The Council discussed the issue and explained that it is the responsibility of the Owners for pest exclusion in limited common property. E. An Owner suggested a realtor sign to be posted on the property. The Council reviewed the suggestion and after discussion, elected to not post a generic for sale sign on the property. F. An Owner brought forth concerns of a noise complaint. The Council reviewed the issue and directed the Strata Manager to reply. 10. ADJOURNMENT OF MEETING There being no further business, the meeting was adjourned at 7:04 p.m. The next Council meeting is to be determined. ATTENTION: Please keep these Minutes on file as a permanent legal record of your Strata Corporation s business. Replacement of either Minutes or Bylaws will be at the Owner s expense and not at the expense of the Strata Corporation. Property Manager: Perry Chow D E. perryc@petersonbc.com Property Manager Assistant: Rosabelle Doyle D E. rosabelled@petersonbc.com Strata Property Accountant: Etsuko Akiyama D E. etsukoa@petersonbc.com Page 5 of 7

6 TO ALL RESIDENTS OF STRATA PLAN VR 2771 THE OBSERVATORY RE: UPCOMING ORGANIC DISPOSAL PROGRAM On JANUARY 1, 2015, Metro Vancouver, including the City of North Vancouver, will implement a ban on the disposal of food scraps ("organics") as garbage. The ban will mean that food scraps such as raw or cooked foods, plate scrapings, leftovers, packaged food, meat, bones, eggshells, teabags, coffee grounds, etc., will not be allowed in regular garbage bins. Food scraps and "garbage" will have to be collected separately. Implementation of the organics program at the Observatory Residents must use ONLY COMPOSTABLE bags to collect their organics. Absolutely NO plastic grocery or other bags are allowed for this program. COMPOSTABLE bags/liners can be purchased from Home Depot, Rona, Walmart, Superstore, Save On Foods and most other major retailers. London Drugs sells a small "Food Scrap Container" which can be lined. Check availability at other retailers. Disposal Two or three GREEN tote bins for organic material will be installed in the garbage room at ground level. Residents must take their organic waste down to the garbage room and dispose of it in a GREEN tote. Effective January 1, 2015, Residents are NOT PERMITTED to place organic waste in the garbage bin. The owners of Observatory, VR2771 will eventually incur fines if we are found to be not complying with the requirement to separate our organics from regular garbage and continued non-compliance may result in our provider Waste Control refusing to service us. We do not have a choice about this program it is a mandatory requirement and EVERYONE must comply. Thank you for your cooperation. Thank you kindly for your attention to this matter. YOUR STRATA COUNCIL AND PETERSON RESIDENTAL Page 6 of 7

7 TO ALL RESIDENTS OF STRATA PLAN VR 2771 THE OBSERVATORY RE: ITEMS STORED ABOVE STORAGE LOCKERS Please be advised that the annual fire equipment testing by Tyco Integrated Fire and Safety noted several items stored above the storage lockers which constitute as a fire safety hazard as it interferes with the clearance for the sprinkler system. All items above the storage lockers should be removed immediately. Items left unclaimed above the storage locker stalls will be disposed of on January 30, Thank you kindly for your attention to this matter. YOUR STRATA COUNCIL AND PETERSON RESIDENTAL Page 7 of 7