January 2014 Minutes PDF

MINUTES OF COUNCIL MEETING
STRATA PLAN LMS-3170
SOLO DUO TREO
HELD
On Wednesday, January 22, 2014 at
2228 Marstrand Avenue, Vancouver, B.C.
7:00
PRESENT
Howard Olsen
James Butterfield
Lorna Thom
Perveen Engineer
President
Treasurer
Secretary
REGRETS
Eric Alexander Kerr
Michael Rampf
V. Pres
GUESTS
Jason Dunn
Jesus De Mesa
RDH Engineering
RDH Engineering
STRATA MANAGER
Bunny Porteous, FirstService Residential BC Ltd.
p.m.
in
Club
Solo,
The meeting was called to order at 7:00 p.m.
GUEST BUSINESS
Jason Dunn and Jesus De Mesa from RDH Engineering attended the council meeting to review the
draft depreciation report (30-year long-range funding scenario) for Solo, Duo and Treo. The report
considers the common property and limited common property components (the assets that the strata
corporation is responsible to maintain, repair and replace). The report is intended to help the owners,
strata council, and management team to make informed decisions about the allocation of resources to
the common property assets (such as roof, balconies, boilers, landscaping etc.). The report includes a
physical inventory of the common property assets, estimated costs for capital expenditures over a
30-year horizon and funding scenarios.
Following discussion, the council thanked Jason and Jesus for attending the meeting and they departed
at 7:40 p.m.
The council will be reviewing the report and once it is finalized, a copy will be available for all residents
on the strata corporation’s website. A discussion will be held at the Annual General Meeting on
March 26th regarding the depreciation report if RDH has finalized the report in time. Otherwise an info
meeting will be held for the owners with RDH Engineering to provide a brief overview of the report.
MINUTES APPROVAL
It was moved, seconded and carried to adopt the minutes of the November 20, 2013 council meeting,
as circulated.
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FINANCIAL REPORT
1.
Monthly Statements: Following discussion, it was moved, seconded and carried to approve the
November and December 2013 financial statements, as presented. Any owner wishing a copy
of the strata corporation's financial statements should contact FirstService Residential during
regular business hours, 8:30 a.m. to 4:30 p.m., Monday to Friday.
2.
Account Balances: The current balances for the 11th month ending December 31, 2013 in the
appropriate funds are as follows:


Total Cash Balance
CRF Balance
$741,690.10 (including CRF Balance)
$277,663.01 (Contingency Reserve Fund)
3.
Arrears: The strata manager advised council that an owner with a lien filed on their account has
yet to submit payment. The account has been sent to legal counsel for collection.
4.
Draft Audit: Reid Hurst Nagy will proceed with the January 31st fiscal year-end audit. The cost
is $3,950 plus GST. A copy of the draft audit will be attached to the AGM notice.
5.
AGM:



Date: The Annual General Meeting is scheduled for Wednesday, March 26, 2014 at
7:00 p.m. in Club Solo.
Budget: The strata manager distributed an updated draft budget for council's review.
Following discussion, the council finalized the draft budget to be presented to the owners
at the AGM.
Agenda: The following ¾ vote resolutions will be presented to the owners for their
consideration:
(a)
(b)
(c)
Deck Membrane Replacements – Solo and Duo East and North Side Deck
Solo Entrance Ramp
Owners and Tenants Personal Home Insurance
BUSINESS ARISING
1.
RDH Engineering/Draft Depreciation Report: Please see Guest Business.
2.
Deck Membranes: Owners were advised at the 2012 AGM that the failed deck membranes
around the perimeter of Solo, Duo and Treo are scheduled to be replaced in a four-year phased
program. A ¾ vote resolution will be presented to the owners at the AGM to proceed with the
replacement of the membranes on Solo Building north and east elevation decks, Club Solo
deck, and Duo Building north, west (small decks) and east elevation decks with an estimated
expenditure of $103,000. $55,000 will be funded from the balance in the Deck Membrane Fund,
and an additional $48,000 to be raised as a special levy, proportionate to the unit entitlement of
the owners’ respective strata lots. The following deck membranes are scheduled to be replaced
in the spring/summer of 2014.






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Solo East: Units 110 and 111
Solo Northeast: Unit 112
Solo North: Units 103, 105, and 107, Club Solo exterior deck
Duo East: Units 109 and 108
Duo North: Units 101, 102, 109, 110 and 111
Duo West (small decks): Units 102 and 103
LMS-3170/CM-M-2014-01-22.docx
3.
Landscaping:
(a)
Landscaping Contract: The council approved Trees Plus renewal of the landscaping
maintenance contract from February 1, 2014 to November 30, 2014 at a cost of $10,800
annually.
(b)
Landscaping Improvements: An estimated budget was received from Trees Plus in the
amount of $1,500 to replace the plants, trees in the planter outside Solo Units 102 and
101, which were removed to replace the failed membrane.
4.
Solo Parkade Entrance Repair: A ¾ vote resolution will be presented to the owners at the AGM
to replace the pavers on the Solo parkade ramp with a finished concrete surface with a
maximum expenditure not to exceed $10,000 against the Contingency Reserve Fund.
5.
Fire Inspection: Vancouver Fire and Security is on site (January 20th to January 28th) to
complete the mandatory annual fire inspection in all common areas and in-suites. All units must
be available for the technicians to test the fire safety equipment. Owners’ units not accessed
will be charged for the cost of the second visit. Failure to have the testing done could hold an
owner liable in case a fire started in their suite and the device failed.
6.
Duo Elevator Inspection: KJA Elevator Consultants were contracted to complete a review of the
Duo elevator following the numerous elevator failures. A report was received with outstanding
maintenance concerns. Otis Elevators to complete the outstanding maintenance concerns
within 30 days, or the strata corporation will proceed with terminating the contractor.
7.
Club Solo: Council approved the replacement of the carpet in Club Solo with a maximum
expenditure of $600.
CORRESPONDENCE
Owners are invited to write council via the management company regarding any strata matters.
There was no correspondence.
NEW BUSINESS
1.
Parkade Gates:
Due to the ongoing costly parkade gate repairs, the contract with
Nikls Property Services has been terminated. Door Master Systems has been approved to
complete quarter-annual maintenance at an annual cost of $2,775. A quote was received in the
amount of $1,942 to replace the operator on the inner Solo gate.
2.
Disclosure: Council member Michael Rampf provided a copy of the disclosure statement
required by the Real Estate Services Act. Michael is a licensed agent with RE/MAX Realty
Westside, providing strata management services.
3.
Water Pressure Concerns: Two owners in the Solo Building contacted FirstService Residential
regarding the water pressure in their units. A notice will be posted to inquire if other residents
are experiencing water pressure concerns.
4.
Front Door Security Breaches: Residents are reminded that if you are moving in or out, having
carpet cleaning completed or transporting furniture into the building, the front door must be kept
closed, or you must have someone stay at the door to prevent unwanted persons from
accessing the building.
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There being no further business, the meeting was adjourned at 8:50 p.m. The next meeting will be the
Annual General Meeting scheduled for Wednesday, March 26, 2014 at 7:00 p.m.
Bunny Porteous
FirstService Residential BC Ltd.
1281 West Georgia Street, Suite 400
Vancouver, B.C.
V6E 3J7
Telephone: 604.684.6291 (24 Hour Emergency Services)
Toll free: 1.877.684.6291
Fax: 604.684.1539
BP/cr
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LMS-3170/CM-M-2014-01-22.docx

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