Minutes of Strata Plan BC851

December 8, 2009

Present: Craig Wisehart (#7)

James Buck (#2)

Michael Mahoney (#8)

Atelka Turney (#1)

Regrets:Laura Ward (#6)

  1. Call to Order.

The meeting was called to order at approximately 7:30 pm.

  1. Minutes of the Last Council Meeting.

The minutes of the last council meeting were approved.

  1. Financial Report

Craig reported that we are on track to have a small surplus in our operating budget at the end of the year – perhaps as much as $900. Council voted to roll that surplus over into next year's operating budget.

  1. Gardening Report

Atelka has been able to make some progress in finding a replacement for Moscone to take care of the landscaping around our buildings. Eco-logical Lawns and Gardens is offering to do this work for $330 per month (plus GST). At the moment we are paying Moscone close to $450 per month for this service, so changing companies will provide significant savings. Atelka asked for and was given a list of references, which she will follow up on. If the references check out then we will end our contract with Moscone as soon as possible and begin working with Eco-logical in the spring.

  1. Previous Business

(a)Dryer vent cleaning

James will send out a reminder about the dryer vent cleaning on Friday December 11th; Atelka will be the contact for the cleaning company, National Air Technologies.

(b)Budget for 2010

Craig presented a detailed worksheet for the 2010 budget. The budget includes a 3% increase in strata fees in order to keep up with inflation. In addition to our regular expenditures, such as insurance, landscaping and garbage removal, we are budgeting $4000 to stain the woodwork around the building; $1500 for building maintenance (repairing caulking and cracks in concrete noted in our most recent building inspection), $600 for gutter cleaning and $175 for window washing.

However, doing all that work, even after the strata fee increase, will leave us with a budget shortfall of $1543.38. Council proposes that this shortfall be made up by means of a special assessment. The levy will be very small – in the range of $150 to $200 per unit, due June 1, 2010. We are hopeful that reducing our landscaping costs will close the gap in our budget enough so that the levy will not need to be collected in June; nonetheless we plan to seek approval for an assessment now in case it is needed later.

  1. New Business

(a)Unit 4 patio modifications

Linda Nasu and Mika attended the meeting to discuss plans to modify the fencing around the patio on unit 4. Linda and Bruce have spoken to a contractor about installing 3 panels of light wooden lattice, 4 feet tall by 8 feet wide, atop the wooden fence that runs along the south side of their patio, in order to give them more privacy. Linda indicated she would be willing to pay the cost to have that lattice painted the same colour as the fencing. She also said that it would not be a permanent structure, and could be removed by a future owner. Council's only concern was that the lattice panels might be vulnerable to wind. Linda assured us she would talk to the contractor to make sure the panels would be firmly attached to withstand the wind. Council voted in favour of allowing Linda and Bruce to make this modification to their unit.

(b)Agenda for the Annual General Meeting

A proposed agenda for the AGM was reviewed. James will circulate this to the owners in advance of the AGM.

  1. Next Meeting

To be determined.

  1. Adjournment

There being no further business the meeting was adjourned at approximately 8:15 pm.

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