the bentley 295 guildford way, port moody, bc … 2015 minutes.pdf295 guildford way, port moody, bc...

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THE BENTLEY Strata Plan BCS 2176

295 Guildford Way, Port Moody, BC

MINUTES OF THE STRATA COUNCIL MEETING Held on Tuesday, January 20th, 2015 at 5:00 p.m.

Within the Amenity Room at 295 Guildford Way, Port Moody, BC COUNCIL IN ATTENDANCE: Mike W. PRESIDENT Doug M. TREASURER Gord A. VICE PRESIDENT Janice W. COUNCIL MEMBER

Doug B. COUNCIL MEMBER GUEST: Moe H. Owner STRATA MANAGER: Gani Xhepa Strata Manager Atira Property Management Inc.

CALL TO ORDER The meeting was called to order by the Strata Council President at 5:03 p.m. CARETAKER BUSINESS

None to be reported.

APPROVAL OF COUNCIL MEETING MINUTES

It was moved and seconded to approve the minutes of the Strata Council Meeting held on November 18th, 2014. The Motion was CARRIED, All in Favour.

APPROVAL OF FINANCIAL STATEMENTS

Financial Statements The Treasurer presented an analysis of the Financial Statements for the months of November and December 2014. The Strata Manager was instructed that the expenses of two invoices be re-classed to different accounts in the financial statement of the upcoming month. It was reported that the Strata’s expenses year to date are well under the budget. The Treasurer recommended the approval of the financial statements. It was moved and seconded to approve the Financial Statements for months of November and December 2014 noting the instructions for the re-classification of the expenses. The Motion was CARRIED, All in Favour.

Arrears Report The current arrears were reviewed. The Strata Manager sent letters to owners whose account is in arrears.

REPORT ON UNAPPROVED EXPENDITURES

The Strata Property Act requires that all owners be notified as soon as possible of anticipated expenditures. There are no unapproved expenditures.

Minutes of the Strata Council Meeting BCS 2176 The Bentley Held on January 20th, 2015

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REPORT ON LITIGATION

The Strata Property Act requires that all owners be notified as soon as possible of any legal action that the Strata Corporation is part of. To the best of our knowledge there is no litigation to report.

BUSINESS ARISING FROM PREVIOUS MINUTES Insurance Renewal

The Treasurer outlined the main features of the proposal from BFL Canada for insurance renewal. The Treasurer stated that the slight increase of the premium is justifiable considering the trend in the whole industry. The Council decided to approve the renewal of Strata’s insurance as per the proposal from BFL.

Quote from Skywalker

The Council reviewed the quote presented by Skywalker for a number of spring projects including window cleaning, pressure washing and other building maintenance services. The Council finds Skywalker to be a reliable contractor who has provided good services in the past. The Council took into the consideration other quotes provided by different contractors and decided to negotiate with Skywalker for each of the individual projects that their quote proposes. Final contracts will depend on the results of those negotiations.

CORRESPONDENCE

None was received.

NEW BUSINESS

The guest, Mr. H. stated that he is moving back to the building after renting his unit for a period of time. He expressed his appreciation to the Council for making him and his family feel welcomed. Mr. H. has noted the sound state in which The Bentley building has been kept. The Owner is of opinion that the Council must constantly remind the residents about the volatility of the sprinkler system and also the danger of excessive number of items kept on the balconies. The Council thanked the Owner for participation in the meeting and for suggestions that he brought. The Council advised Mr. H. that Strata Bylaws and Rules provide specific provisions about the items that he mentioned and that the Strata has a website where a lot of useful information about sprinklers and other safety issues can be found.

TERMINATION

It was moved to terminate the meeting. The meeting was terminated at 5:40 p.m. NEXT COUNCIL MEETING

The next meeting will be held on February 17th, 2015 at 5:00 p.m.in the Amenity Room of the Bentley.

Atira Property Management Inc.

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MINUTES OF THE STRATA COUNCIL MEETING Held on Tuesday, February 17th, 2015 at 5:00 p.m.

Within the Amenity Room at 295 Guildford Way, Port Moody, BC COUNCIL IN ATTENDANCE: Mike W. PRESIDENT Doug M. TREASURER Gord A. VICE PRESIDENT Janice W. COUNCIL MEMBER REGRETS: Doug B. COUNCIL MEMBER STRATA MANAGERS: Peter Fairchild Gani Xhepa Atira Property Management Inc.


The Strata Manager was instructed by council to apply a 1.5 % cost of living increase to the caretaker’s wages.


It was moved and seconded to approve the minutes of the Strata Council Meeting held on January 20th, 2015. The Motion was CARRIED, All in Favour.


Financial Statements The Treasurer presented an analysis of the Financial Statement for January 2015. It was reported that the Strata’s expenses year to date are under budget. The Treasurer recommended the approval of the financial statement. It was moved and seconded to approve the Financial Statement for month of January 2015. The Motion was CARRIED, All in Favour. Arrears Report The current arrears were reviewed. The Strata Manager sent letters to owners whose account is in arrears.



Minutes of the Strata Council Meeting BCS 2176 The Bentley Held on February 17th, 2015

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The Strata Property Act requires that all owners be notified as soon as possible of any legal action that the Strata Corporation is part of. To the best of our knowledge there is no litigation to report.

BUSINESS ARISING FROM PREVIOUS MINUTES

Cleaning Contracts

The Council reviewed and discussed quotes submitted by contractors for a number of spring projects including window cleaning, pressure washing and other building maintenance services. It was decided to engage Skywalker for window cleaning and pressure washing and to engage National Air for dryer vent cleaning. Touch-up Painting

Council will seek quotes for touch-up painting of the building exterior where needed following the spring window cleaning and pressure washing.

CORRESPONDENCE

None was received.

NEW BUSINESS

Front Door Opener Council will investigate the feasibility and cost of installing a push button opener on the front door to facilitate easier access for residents with disabilities.

TERMINATION

It was moved to terminate the meeting. The meeting was terminated at 5:20 p.m. NEXT COUNCIL MEETING

The next meeting will be held on March 24th, 2015 at 5:00 p.m.in the Amenity Room of the Bentley.

Atira Property Management Inc.

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MINUTES OF THE STRATA COUNCIL MEETING Held on Tuesday, March 24th, 2015 at 5:00 p.m.

In the Bentley Amenity Room COUNCIL IN ATTENDANCE: Mike W. PRESIDENT Gord A. VICE PRESIDENT Doug M. TREASURER Doug B. COUNCIL MEMBER Janice W. COUNCIL MEMBER STRATA MANAGER: Gani Xhepa Atira Property Management Inc.


None to report.


It was moved and seconded to approve the minutes of the Strata Council Meeting held on February 17th, 2015. The Motion was CARRIED, All in Favour.


Financial Statements The Treasurer presented an analysis of the Financial Statement for February 2015 and a summary of the results to the end of the fiscal year. Strata’s expenses for the year were under budget and therefore there will be no strata fee increase proposed in the budget for the new year from March 1, 2015 to February 29, 2016 which will be presented to owners for approval at the upcoming Annual General Meeting. It was moved and seconded to approve the Financial Statement for month of February 2015. The Motion was CARRIED, All in Favour. Arrears Report The current arrears were reviewed. The Strata Manager sent letters to owners whose account is in arrears.



Minutes of the Strata Council Meeting BCS 2176 The Bentley Held on March 24th, 2015

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The insurers of the strata corporation will be issuing a claim against parties (manufacturers and/or installers) who may be responsible for the damages suffered when a hot water circulation pipe failed on April 18, 2013. The action must be taken in the strata corporation's name but no costs will be incurred by the strata corporation. The strata corporation may be able to recover a portion of its deductible if the action is successful.

BUSINESS ARISING FROM PREVIOUS MINUTES

Front Door Opener Council investigated the possibility of installing an electric opener on the front door. It was decided not to proceed further as the estimated cost of more than five thousand dollars was deemed excessive.

CORRESPONDENCE

Exercise Room Complaints Complaints were received regarding the treadmills in the exercise room, one owner maintaining that the treadmills are sub-standard and others complaining that the treadmills were being put out of service through misuse. While the treadmills are of good quality and will perform well under any reasonable exercise regime, they are not designed for extreme exercise programs under which they are run at top speed for very long periods of time. Residents are cautioned against such use which will result in costly damage and inconvenience to others. A complaint was also lodged that residents are not able to control the heat in the exercise room. Almost all gym users prefer a cool environment in which to exercise and it has been found that allowing users to control the heat invariably leads to conflict. Users who have the option of turning the heat up when they enter the gym never turn it down when they leave and the gym is left too hot for subsequent users.

NEW BUSINESS Change of Property Manager

Atira Property Management Inc. has given Council the required 60 day written notice that they are withdrawing from their management contract with the strata corporation effective May 31, 2015. Council will begin immediately to search for a new strata manager and negotiate a contract in time to assure a smooth transition.

TERMINATION

It was moved to terminate the meeting. The meeting was terminated at 5:25 p.m. NEXT MEETING

The next meeting will be the Annual General Meeting to be held on April 21th, 2015 at 6:30 p.m.in the Amenity Room of the Bentley. On or about April 1, 2015 AGM notification packages will be delivered to the door of resident owners and sent by mail to non-resident owners.

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Strata Plan BCS 2176

Minutes of the Annual General Meeting Amenity Room, 295 Guildford Way, Port Moody, B.C.

Tuesday, April 21, 2015

1. CALL TO ORDER

The meeting was called to order by the Strata Council President at 6:30 pm. The president welcomed everyone to the Annual General Meeting and introduced all the current Strata Council Members.

2. CALLING OF THE ROLL AND CERTIFICATION OF PROXIES

At the call to order there were a total of fifty-six (56) owners represented, thirty-four (34) present in person and twenty (22) represented by proxy. As the quorum required for the meeting was forty-six (46) eligible voters, the meeting proceeded.

3. PROOF OF NOTICE AND RECEIPT OF FINANCIAL STATEMENTS

On March 31st, 2015 the notice of the annual general meeting was delivered to the door of all resident owners and mailed to all non-resident owners in compliance with the required notice period and containing all the contents prescribed by the Strata Property Act.

4. PROOF OF INSURANCE COVERAGE The attention of the assembly was then directed to the insurance Summary of Coverages sent as part of the notice package. In particular, owners were once again asked to note the insurance deductible for water damage claims is currently $50,000 per incident, due in part to past water loss claims at the Bentley. As owners could be liable in some circumstances for the $50,000 insurance deductible, all are strongly urged to have homeowner insurance in place to cover assessments for deductibles, to cover damage to their chattels and suite improvements (such as laminate flooring), for living expenses in case their unit is uninhabitable due to water damage and to cover loss of rental income in the same circumstances.

Minutes of the Annual General Meeting BCS 2176 The Bentley, April 21, 2015

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5. APPROVAL OF THE MINUTES OF THE PREVIOUS ANNUAL GENERAL MEETING

It was moved (Unit #901) and seconded (Unit # 207) to approve the minutes of the last Annual General Meeting held on April 24, 2014. MOTION CARRIED, all in favour.

6. APPROVAL OF THE PROPOSED OPERATING BUDGET

It was moved (Unit #505) and seconded (Unit #1906) to place the proposed operating budget for 2015/16 as distributed in the notice package on the floor for consideration. The budget was discussed in detail, some owners expressing the opinion that, since there was a surplus last year, strata fees should be reduced. The consensus of the owners at the meeting was that having a surplus to add to the contingency fund was a positive outcome and would lessen the likelihood of the need for special assessments in the future. Following the discussion, the question was called and the motion to approve the proposed budget was CARRIED, (53 in favour, 3 opposed, 0 abstentions). The approved 2015/16 budget and strata fee payment schedule are attached to these minutes.

7. NEW BUSINESS

New Property Manager The meeting was informed that our current property management company, Atira Property Management Inc. has terminated their contract with the strata effective May 31, 2015 and Crossroads Management Ltd. has been retained as our new property manager effective June 1, 2015. Don Cook, a Senior Property Manager with Crossroads who did a very good job as our strata manager up to 2012 when he worked for Atira has been assigned as our new property manager. The changeover to Crossroads will require owners to take action with regard to the payment of their strata fees. For owners using pre-authorized debits, Atira will process your payment for the month of May. However, since Crossroads will take over as our strata management company effective June 1, 2015, owners wishing to continue using this method of payment must be sure to provide Crossroads with a new pre-authorized payment form (PAP) as soon as possible but in no case later than May 18, 2015. Crossroads PAP forms and instructions were distributed at the meeting, delivered to the door of resident owners who were not able to attend the meeting, and mailed to non-resident owners. PAP forms are also available in the lobby and on the strata website at www.bentleyportmoody.ca. If you pay your strata fees by cheque, any post-dated cheques that you have given to Atira covering months after May 2015 will be transferred by Atira to the new manager. Any new cheques for June or later should be sent to Crossroads.


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Exercise Equipment Some owners expressed dissatisfaction with the equipment in the Bentley Exercise Room. The meeting was informed that most of the original equipment has been replaced at considerable expense over the last four years. Pumphouse Fitness Ltd., the firm that maintains all of our equipment, was consulted to assure that we purchased equipment that was much better than that supplied by the developer and would stand up to the level of use to be expected in a development such as ours. It does not and should not be expected to meet the standards of a professional gym. Nevertheless the importance of having good exercise facilities to maintain both health and property values is well recognized and therefore owners seeking change in this area are encouraged to appear before council to express what they feel are the specific needs. In this way they can influence the spending of our Recreational Facilities budget this year and also make their case for an increase to the budget in subsequent years. Security It was pointed out by an owner that the coming of Skytrain next year should make us think even more about security and access to our building by unauthorized persons. Ideas to achieve this were proposed such as a system to control cars entering the parking lot after the car in front has opened the door, more and better cameras, and an acceleration of the already ongoing program to improve door locks and hardware. All possibilities to improve security should be a top priority of the new strata council. Parking Garage Safety Despite numerous admonitions to get residents to slow down in the parking garage, excessive speed continues to be a problem. Concern is particularly acute with pedestrians entering the roadway opposite the garbage room. There are problems with all of the suggestions (signs, lights, gates, mirrors, speed bumps) that have been suggested to deal with this problem but we need to continue to search for a solution. Caretaker Appreciation Our caretaker of several years, Mara Savic, attended the meeting for the first time and her presence elicited a loud, enthusiastic ovation in keeping with her popularity among residents. Mara has always done an excellent job, regularly going above and beyond her assigned duties to find ways to improve our lives at the Bentley.


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8. ELECTION OF COUNCIL Four of the current strata council members, Mike Whelan, Doug Mills, Janice Woodrow, and Doug Burton will begin the second year of a two year term on council as provided in Sec. 14.1 of the Bylaws. Gord Allan has completed a two year term and, since the strata council is limited to seven members, three positions were available to be filled at this meeting. Nominations were opened and the following owners were nominated to the strata council: Ghasem S., Gord A. Eve K., Lilian Z. There being no further nominations, it was then moved (Unit #505) and seconded (Unit #2101) to close nominations and to propose the above candidates for election. As the result of a paper ballot the following three candidates were declared elected to the strata council:

Gord A. Eve K. Lilian Z.

9. TERMINATION

There being no further business it was then moved (Unit #207) and seconded (Unit #901) to adjourn the meeting at 7:55p.m. There being unanimous agreement to the motion, the meeting officially terminated.

OPERATING RESULTS

&

2014/15 Actual

2014/15 Budget

VarianceProposed 2015/2016

BudgetINCOME Strata Fees $514,276.32 $514,274 -$2.32 $514,274 Move In/Out Fees 4,900.00 5,000 100.00 5,000 Interest Income 687.45 0 -687.45 500 Key Income 2,025.00 500 -1525.00 1,500 Miscellaneous 1,000.00 500 -500.00 500TOTAL INCOME $522,888.77 $520,274 -$2,614.77 $521,774

EXPENSES Alarm Monitoring 1,812.50 2,000 187.50 2,000 Cleaning and Janitorial 68,040.02 68,000 -40.02 72,000 Electricity 44,896.66 45,000 103.34 45,000 Elevator Maintenance 23,104.12 25,000 1895.88 25,000 Fire Equipment Maintenance 6,321.53 13,000 6678.47 11,000 Garbage and Recycling 16,914.13 19,500 2585.87 19,000 Gas 47,522.65 65,000 17477.35 50,000 Insurance 84,594.25 85,000 405.75 86,000 Landscape Maintenance 17,715.58 16,091 -1624.58 20,091 Management Fees 35,683.20 35,683 -0.20 35,683 Miscellaneous 4,143.67 5,000 856.33 5,000 Recreation Facilities 4,389.03 3,600 -789.03 3,600 Repairs and Maintenance 65,236.81 70,000 4763.19 80,000 Snow Removal 1,375.60 2,000 624.40 2,000 Telephone 2,090.72 2,400 309.28 2,400TOTAL OPERATING EXPENSES $423,840.47 $457,274 $33,433.53 $458,774

CONTINGENCY RESERVE FUNDS CRF - Non Segregated $38,000.04 $38,000 $0.04 $38,000 CRF - External Building Maintenance24,999.96 25,000 -0.04 25,000TOTAL CRF EXPENSES $63,000.00 $63,000 $0.00 $63,000

TOTAL EXPENSES $486,840.47 $520,274 $33,433.53 $521,774

NET SURPLUS (DEFICIT) $36,048.30

BCS 2176 The Bentley

APPROVED OPERATING BUDGETfor the period from March 1, 2015 to February 29, 2016

for the period from March 1, 2014 to February 28, 2015

BCS 2176 The Bentley Approved Fee Schedule

for the period from March 1, 2015 to February 29, 2016(No change from 2014-15)

Strata Unit U/E Operating CRF Monthly Strata Unit U/E Operating CRF MonthlyLot No. Number Fund Payment Lot No. Number Fund Payment

1 101 117 $310.25 $43.31 $353.56 36 606 117 $310.25 $43.31 $353.56

2 102 87 $230.70 $32.21 $262.90 37 607 90 $238.65 $33.32 $271.97

3 201 99 $262.52 $36.65 $299.17 38 701 102 $270.47 $37.76 $308.23

4 202 84 $222.74 $31.10 $253.84 39 702 84 $222.74 $31.10 $253.84

5 203 99 $262.52 $36.65 $299.17 40 703 102 $270.47 $37.76 $308.23

6 204 89 $236.00 $32.95 $268.95 41 704 89 $236.00 $32.95 $268.95

7 205 117 $310.25 $43.31 $353.56 42 705 117 $310.25 $43.31 $353.56

8 206 117 $310.25 $43.31 $353.56 43 706 117 $310.25 $43.31 $353.56

9 207 90 $238.65 $33.32 $271.97 44 707 90 $238.65 $33.32 $271.97

10 301 99 $262.52 $36.65 $299.17 45 801 102 $270.47 $37.76 $308.23

11 302 84 $222.74 $31.10 $253.84 46 802 84 $222.74 $31.10 $253.84

12 303 99 $262.52 $36.65 $299.17 47 803 102 $270.47 $37.76 $308.23

13 304 89 $236.00 $32.95 $268.95 48 804 89 $236.00 $32.95 $268.95

14 305 117 $310.25 $43.31 $353.56 49 805 117 $310.25 $43.31 $353.56

15 306 117 $310.25 $43.31 $353.56 50 806 117 $310.25 $43.31 $353.56

16 307 90 $238.65 $33.32 $271.97 51 807 90 $238.65 $33.32 $271.97

17 401 99 $262.52 $36.65 $299.17 52 901 102 $270.47 $37.76 $308.23

18 402 84 $222.74 $31.10 $253.84 53 902 84 $222.74 $31.10 $253.84

19 403 99 $262.52 $36.65 $299.17 54 903 102 $270.47 $37.76 $308.23

20 404 89 $236.00 $32.95 $268.95 55 904 89 $236.00 $32.95 $268.95

21 405 117 $310.25 $43.31 $353.56 56 905 117 $310.25 $43.31 $353.56

22 406 117 $310.25 $43.31 $353.56 57 906 117 $310.25 $43.31 $353.56

23 407 90 $238.65 $33.32 $271.97 58 907 90 $238.65 $33.32 $271.97

24 501 99 $262.52 $36.65 $299.17 59 1001 102 $270.47 $37.76 $308.23

25 502 84 $222.74 $31.10 $253.84 60 1002 84 $222.74 $31.10 $253.84

26 503 99 $262.52 $36.65 $299.17 61 1003 102 $270.47 $37.76 $308.23

27 504 89 $236.00 $32.95 $268.95 62 1004 89 $236.00 $32.95 $268.95

28 505 117 $310.25 $43.31 $353.56 63 1005 117 $310.25 $43.31 $353.56

29 506 117 $310.25 $43.31 $353.56 64 1006 117 $310.25 $43.31 $353.56

30 507 90 $238.65 $33.32 $271.97 65 1007 90 $238.65 $33.32 $271.97

31 601 102 $270.47 $37.76 $308.23 66 1101 102 $270.47 $37.76 $308.23

32 602 84 $222.74 $31.10 $253.84 67 1102 84 $222.74 $31.10 $253.84

33 603 102 $270.47 $37.76 $308.23 68 1103 102 $270.47 $37.76 $308.23

34 604 89 $236.00 $32.95 $268.95 69 1104 89 $236.00 $32.95 $268.95

35 605 117 $310.25 $43.31 $353.56 70 1105 117 $310.25 $43.31 $353.56

BCS 2176 The Bentley Approved Fee Schedule

for the period from March 1, 2015 to February 29, 2016(No change from 2014-15)

Strata Unit U/E Operating CRF Monthly Strata Unit U/E Operating CRF MonthlyLot No. Number Fund Payment Lot No. Number Fund Payment

71 1106 117 $310.25 $43.31 $353.56 106 1606 117 $310.25 $43.31 $353.56

72 1107 90 $238.65 $33.32 $271.97 107 1607 90 $238.65 $33.32 $271.97

73 1201 102 $270.47 $37.76 $308.23 108 1701 102 $270.47 $37.76 $308.23

74 1202 84 $222.74 $31.10 $253.84 109 1702 84 $222.74 $31.10 $253.84

75 1203 102 $270.47 $37.76 $308.23 110 1703 102 $270.47 $37.76 $308.23

76 1204 89 $236.00 $32.95 $268.95 111 1704 89 $236.00 $32.95 $268.95

77 1205 117 $310.25 $43.31 $353.56 112 1705 117 $310.25 $43.31 $353.56

78 1206 117 $310.25 $43.31 $353.56 113 1706 117 $310.25 $43.31 $353.56

79 1207 90 $238.65 $33.32 $271.97 114 1707 90 $238.65 $33.32 $271.97

80 1301 102 $270.47 $37.76 $308.23 115 1801 102 $270.47 $37.76 $308.23

81 1302 84 $222.74 $31.10 $253.84 116 1802 84 $222.74 $31.10 $253.84

82 1303 102 $270.47 $37.76 $308.23 117 1803 102 $270.47 $37.76 $308.23

83 1304 89 $236.00 $32.95 $268.95 118 1804 89 $236.00 $32.95 $268.95

84 1305 117 $310.25 $43.31 $353.56 119 1805 117 $310.25 $43.31 $353.56

85 1306 117 $310.25 $43.31 $353.56 120 1806 117 $310.25 $43.31 $353.56

86 1307 90 $238.65 $33.32 $271.97 121 1807 90 $238.65 $33.32 $271.97

87 1401 102 $270.47 $37.76 $308.23 122 1901 102 $270.47 $37.76 $308.23

88 1402 84 $222.74 $31.10 $253.84 123 1902 84 $222.74 $31.10 $253.84

89 1403 102 $270.47 $37.76 $308.23 124 1903 102 $270.47 $37.76 $308.23

90 1404 89 $236.00 $32.95 $268.95 125 1904 89 $236.00 $32.95 $268.95

91 1405 117 $310.25 $43.31 $353.56 126 1905 117 $310.25 $43.31 $353.56

92 1406 117 $310.25 $43.31 $353.56 127 1906 117 $310.25 $43.31 $353.56

93 1407 90 $238.65 $33.32 $271.97 128 1907 90 $238.65 $33.32 $271.97

94 1501 102 $270.47 $37.76 $308.23 129 2003 144 $381.84 $53.31 $435.15

95 1502 84 $222.74 $31.10 $253.84 130 2001 145 $384.49 $53.68 $438.17

96 1503 102 $270.47 $37.76 $308.23 131 2002 173 $458.74 $64.04 $522.78

97 1504 89 $236.00 $32.95 $268.95 132 2103 144 $381.84 $53.31 $435.15

98 1505 117 $310.25 $43.31 $353.56 133 2101 144 $381.84 $53.31 $435.15

99 1506 117 $310.25 $43.31 $353.56 134 2102 173 $458.74 $64.04 $522.78

100 1507 90 $238.65 $33.32 $271.97 135 2203 144 $381.84 $53.31 $435.15

101 1601 102 $270.47 $37.76 $308.23 136 2201 144 $381.84 $53.31 $435.15

102 1602 84 $222.74 $31.10 $253.84 137 2202 173 $458.74 $64.04 $522.78

103 1603 102 $270.47 $37.76 $308.23 U/E Total: 14182

104 1604 89 $236.00 $32.95 $268.95

105 1605 117 $310.25 $43.31 $353.56 Monthly Totals: $37,606.17 $5,250.00 $42,856.17

Yearly Totals: $451,274.00 $63,000.00 $514,274.00

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295 Guildford Way, Port Moody, B.C.

MINUTES OF THE STRATA COUNCIL MEETING April 21, 2015 at 8:05 p.m.

Bentley Amenity Room COUNCIL IN ATTENDANCE: Mike W. PRESIDENT Gord A. VICE PRESIDENT Doug M. TREASURER Doug B. COUNCIL MEMBER Eve K. COUNCIL MEMBER Lilian Z. COUNCIL MEMBER Janice W. COUNCIL MEMBER

CALL TO ORDER

A special council meeting was called immediately following the Annual General Meeting to elect officers of the strata corporation and to deal with complaints received by the previous council.

CARETAKER BUSINESS

None to report.


It was moved and seconded to approve the minutes of the strata council meeting held on March 24, 2015. The Motion was CARRIED, All in Favour.




The insurers of the strata corporation have issued a claim against parties (manufacturers and/or installers) who may be responsible for the damages suffered when a hot water circulation pipe failed on April 18, 2013. The action must be taken in the strata corporation's name but no costs will be incurred by the strata corporation.

Minutes of the Strata Council Meeting BCS 2176 The Bentley April 21, 2015

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A Bentley owner has filed a Notice of Claim in Small Claims Court claiming compensation from Canstar Restoration and Atira Property Management Inc. for personal injury resulting from alleged deficiencies in their handling of the 2013 pipe failure. The strata corporation is not named in the claim but the strata corporation's insurers have been notified of the claim as required.

NEW BUSINESS

Election of Officers

The new council elected strata corporation officers. The results of the election are reflected in the heading above and resulted in no changes from the officers serving on the previous council.

New Barbecuing Rule

The previous council received complaints from residents about being disturbed by other residents barbecuing late at night. To address this issue, a new rule was proposed, seconded and passed. The new rule, number 6(g), reads as follows: Barbecues shall not be used between the hours of 10:00 p.m. and 8:00 a.m.

TERMINATION

The meeting was terminated at 8:20 p.m. NEXT MEETING

The time of the next meeting is yet to be determined pending developments around the change of managers. As soon as the time of the meeting has been determined, it will be posted on the strata website.

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295 Guildford Way, Port Moody, B.C.

MINUTES OF THE STRATA COUNCIL MEETING May 19, 2015 at 5:00 p.m. Bentley Amenity Room

COUNCIL IN ATTENDANCE: Mike W. PRESIDENT Doug M. TREASURER Doug B. COUNCIL MEMBER Janice W. COUNCIL MEMBER Lilian Z. COUNCIL MEMBER REGRETS: Gord A. VICE PRESIDENT Eve K. COUNCIL MEMBER

CALL TO ORDER The meeting was called to order by the Strata Council President, Mr. Mike Whelan at 5:00 p.m. CARETAKER BUSINESS

None to report.


It was moved and seconded to approve the minutes of the Strata Council Meeting held on April 21, 2015. The Motion was CARRIED, All in Favour.


Financial Statements It was moved and seconded to approve the financial statements for the month of March 2015 as adjusted to reflect the approved budget. The Motion was CARRIED, All in Favour. Arrears Report The current arrears were reviewed. As of the end of March 2015 only one owner was significantly in arrears. That owner's unit was recently sold and the arrears will be recovered at the time of transfer. Owners are reminded that that they are required to take action to make sure that their fees are paid on time after the new property manager, Crossroads Management Ltd. takes over on June 1, 2015. Details of the action required were covered in an April 22, 2015 letter to all owners and are available on the strata website. Owners whose fees are not paid on time are subject to fines and interest.

Minutes of the Strata Council Meeting BCS 2176 The Bentley May 19, 2015

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The Strata Property Act requires that all owners be notified as soon as possible of anticipated unapproved expenditures. There are no unapproved expenditures.


The insurers of the strata corporation have issued a claim against parties (manufacturers and/or installers) who may be responsible for the damages suffered when a hot water circulation pipe failed on April 18, 2013. The action must be taken in the strata corporation's name but no costs will be incurred by the strata corporation. A Bentley owner has filed a Notice of Claim in Small Claims Court claiming compensation from Canstar Restoration and Atira Property Management Inc. for personal injury resulting from alleged deficiencies in their handling of the 2013 pipe failure. The strata corporation is not named in the claim but the strata corporation's insurers have been notified of the claim as required.

NEW BUSINESS

Resignation of Council President Mike Whelan, Strata Council President, informed the council that his unit has been listed for sale and consequently he is resigning from council effective immediately. All council members expressed their gratitude to Mike for his tireless service to the strata since its inception.

New Appointments The remaining council members continued the meeting and made the following appointments:

1. It was moved and seconded to appoint Council Member Doug Burton as the new Strata Council President. The Motion was CARRIED, All in Favour.

2. It was moved and seconded to appoint owner Eileen Miyanaga to fill the vacant Council

Member position. The Motion was CARRIED, All in Favour.

TERMINATION

It was moved to terminate the meeting. The meeting was terminated at 5.25 p.m. NEXT MEETING

The next meeting will be held on June 23, 2015 at 5:00 p.m. in the Bentley Amenity Room.

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LOCATION:

Amenity Room 295 Guildford Way

Port Moody.

STRATA COUNCIL

PRESIDENT Doug B.

VICE PRESIDENT

Gord A.

TREASURER Doug M.

COUNCIL MEMBER

Janice W.

COUNCIL MEMBER Eve K.

COUNCIL MEMBER

Eileen M.

COUNCIL MEMBER Lilian Z.

STRATA MANAGER

Don Cook E-Mail: [email protected]

CROSSROADS MANAGEMENT

EMERGENCY CONTACT

24 HOUR SERVICE 778-578-4445

ATTENDANCE: Doug M., Gord A., Eve K., Janice W., Eileen M., Lilian Z. Regrets : Doug B. PROPERTY MANAGER: Don Cook, CrossRoads Management. (1) CALL TO ORDER It was MOVED / SECONDED to call the meeting to order at 5:20 pm. with a quorum being present. CARRIED (2) MINUTES It was MOVED / SECONDED to approve the minutes of the Council Meeting held May 19th, 2015. CARRIED (3) FINANCIALS FINANCIAL STATEMENTS It was MOVED / SECONDED to approve the financial statements from April & May, 2015 prepared by Atira Property Management. CARRIED Crossroads will be completing reconciliation of these financial statements as they work on preparing the monthly financial statements for June. ARREARS (Owner Strata Fees) The Strata Council wishes to acknowledge the owners that do pay their strata fee payments timely. Unfortunately there are still about 20 owners that have not yet contacted Crossroads with payment arrangements for their strata fees and are now 3 weeks overdue on their June fees. If you have not provided Crossroads a pre-authorized debit for or cheques for your monthly strata fees please do so to avoid fines.

GIC Investments of Contingency Reserve Funds

The strata manager reported that two GICs being held in trust for the strata corporation at the Scotia Bank matured in June. Further, he presented information regarding updated compliance regulations initiated by the Real Estate Services Act (RESA). These updated compliance regulations specify additional restrictions and reporting practices with which Scotia Bank can no longer comply.

BCS 2176 THE BENTLEY

STRATA COUNCIL MEETING MINUTES JUNE 23, 2015

BCS 2176 The Bentley Strata Council Meeting Minutes June 23, 2015

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Accordingly, it was MOVED / SECONDED to consolidate these two GIC’s for deposit at Westminster Savings. The GIC’s at Westminster Savings do comply with all the new stricter compliance regulations. CARRIED

(4) REPORT ON LITIGATION The strata manager has contacted the strata corporation’s insurance legal representatives involved in an ongoing legal matter detailed in previous minutes, advising them that Crossroads Management should be contacted with any updates. Any correspondence received from the complainant will be forwarded to the appropriate legal representatives. (5) BUSINESS ARISING FROM PREVIOUS MINUTES The follow-up to the annual fire inspection and repairs will be completed June 25th. The annual parkade cleaning has now been completed. Now that the parkade has been cleaned it is up to all owners to ensure that their vehicle is not leaking any fluids and to keep their parking space clean. Total Energy will be scheduling approved pump repairs and exhaust fan replacements. The recent targeting of locker rooms at the Bentley has been linked to other crime activity in the area. The suspect has now been apprehended. In an effort to deter any further criminal activity in the building, there will be some ongoing security system reprogramming to provide better security tracking of key fob usage, parking gate access and storage locker entry. Additional security upgrading is being planned. Initially, this process entails seeking quotes for a comprehensive upgrading of the exterior door security of all locker rooms. Additional security equipment for several entrance doors from the stairwells into the parkade will also be included in these quotes. This work will most likely be done in phases, as the budget allows. Garage Gates: The most common security breach for buildings is someone gaining illegal entrance via garage gates. Please wait until the garage door fully closes before driving away from both parkade gates whether entering or leaving the building. Signage to remind residents to wait is being proposed. These signs will be placed near both garage access gates. It is anticipated that owners will take it upon themselves to be diligent in complying with this simple security measure without the Council imposing fines on violators. (6) CORRESPONDENCE Issues, concerns or complaints that an owner would like to bring to the Council’s attention should be sent by letter or email to the attention of the Strata Manager, Mr. Don Cook at Crossroads Management. This procedure will ensure the correspondence is properly documented and distributed to all Council members appropriately. Once received by Crossroads all written correspondence will be reviewed and discussed by the full Council at the next scheduled meeting. Correspondence was reviewed from units regarding maintenance issues and nuisance complaints.

BCS 2176 The Bentley Strata Council Meeting Minutes June 23, 2015

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Pet waste pick-up is an issue that pet owners need to take seriously and attend to diligently. Even if you wipe up or pick up after your dog that goes to the bathroom in the elevator, you should return to clean it properly. There have been complaints of misuse of the amenity room by individuals who have been allowed casual access to the room without a booking for the purpose of playing pool. This misuse includes bringing in numerous people, food spills, and damage caused by children who have been allowed to play without proper supervision. Residents are reminded that the use of the room for group activities requires a formal booking with the caretaker. Any future misuse will result in the resident being denied all casual access to the room. (7) NEW BUSINESS Quotes will be requested for painting of selected areas of the building exterior. Annual roof anchor testing will be scheduled for July. The irrigation system has been assessed for deficiencies and repairs will be scheduled in July. Unit glass repairs will be assessed and repaired on a prioritization basis. There has been a report of a lack of hot water. This issue appears to be isolated to certain units on a couple of floors. Total Energy will be contacted to assess and correct this issue. (8) ADJOURNMENT There being no further business, the meeting was terminated at 7:00 pm. The next scheduled meeting has been scheduled for September 1, 2015. Respectfully submitted, Don Cook Senior Strata Manager CrossRoads Management Ltd. [email protected]

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LOCATION:


Port Moody.

STRATA COUNCIL

PRESIDENT Doug B.

VICE PRESIDENT

Gord A.

TREASURER Doug M.

COUNCIL MEMBER

Janice W.


COUNCIL MEMBER

Eileen M.


STRATA MANAGER



EMERGENCY CONTACT

24 HOUR SERVICE 778-578-4445

ATTENDANCE: Doug M., Gord A., Eve K., Janice W., Eileen M., Doug B. Regrets : Lilian Z. PROPERTY MANAGER: Don Cook, CrossRoads Management. (1) CALL TO ORDER It was MOVED / SECONDED to call the meeting to order at 5:05 pm. with a quorum being present. CARRIED (2) MINUTES It was MOVED / SECONDED to approve the minutes of the Council Meeting held June 23, 2015. CARRIED (3) FINANCIALS FINANCIAL STATEMENTS It was MOVED / SECONDED to approve the financial statements from June & July, 2015 CARRIED ARREARS (Owner Strata Fees) The Strata Council wishes to acknowledge the owners that make their strata fee payments on time. Unfortunately there are still several owners that have not yet contacted Crossroads with payment arrangements for their strata fees. Multiple attempts have been made by Crossroads to contact these owners. They are now 3 months overdue on their strata fees. A $100 fine has been assessed these owners. If you have not provided Crossroads a pre-authorized debit or cheques for your monthly strata fees, please do so to avoid fines.

GIC Investments of Contingency Reserve Funds

It was Moved / Seconded to transfer $200,000 from the Contingency Reserve Fund into GIC’s for deposit in trust at Westminster Savings to earn a higher rate of return on the strata corporation savings. The GIC’s at Westminster Savings comply with all the new stricter compliance regulations. CARRIED

BCS 2176 THE BENTLEY

STRATA COUNCIL MEETING MINUTES SEPTEMBER 9, 2015

BCS 2176 The Bentley Strata Council Meeting Minutes September 9th, 2015

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Contingency Reserve Fund (CRF) Loan to the Operating Account When the annual insurance premium was due, it was approved by Council to transfer $40,000 from the CRF to the operating account to allow the premium to be paid in full. This practice is permitted by the Strata Act to allow stratas to avoid financing fees. It was Moved/Seconded by Council to direct Crossroads accounting to set up the appropriate monthly transfers to pay this loan back to the CRF this fiscal year. CARRIED

(4) REPORT ON LITIGATION The strata corporation has been contacted by a law firm representing the strata insurance company asking for authorization to obtain plumbing specifications and drawings from the City of Port Moody. The Council has authorized the release of the requested documentation. (5) BUSINESS ARISING FROM PREVIOUS MINUTES Garage Gates: The most common security breach for buildings is someone gaining illegal entrance via garage gates. Please wait until the garage door fully closes before driving away from both parkade gates whether entering or leaving the building. Signage has now been placed near both garage access gates as a reminder to residents and guests of this procedure. It is anticipated that owners will take it upon themselves to be diligent in complying with this simple security measure without the Council imposing fines on violators. During the summer, door security upgrades were installed on storage room and common area doors. Quotes and options for painting the peeling green painted areas at the front of the building are being gathered for work to be completed before the rainy weather. Annual roof anchor testing has been completed. The irrigation system has been assessed and some repairs now completed. The majority of the unit glass repairs for this year have now been assessed. These will be consolidated and repaired together, as a bosom chair drop from the outside will be required. The treadmill and elliptical machine in the fitness room have now been repaired. There has been a recommendation by the maintenance company to have the elliptical replaced. Options for replacement will be reviewed. There has been a series of repairs done to the water supply system, due to reports of a lack of hot water. This issue appears to have been isolated now. If you continue to experience no hot water please contact Crossroads management.

BCS 2176 The Bentley Strata Council Meeting Minutes September 9th, 2015

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(6) CORRESPONDENCE Issues, concerns or complaints that an owner would like to bring to the Council’s attention should be sent by letter or email to the attention of the Strata Manager, Mr. Don Cook at Crossroads Management. This procedure will ensure the correspondence is properly documented and appropriately distributed to all Council members. Once received by Crossroads all written correspondence will be reviewed and discussed by the full Council at the next scheduled meeting. Correspondence was reviewed from units regarding maintenance issues and a minor water leak. Pet waste pick-up is an issue that pet owners need to take seriously and attend to diligently. Even if you wipe up or pick up after your dog that goes to the bathroom in the elevator or anywhere on common property, you should return to clean it properly. Smoking outside the building, but still on common property, has also increased and the smokers are continuing to be irresponsible regarding extinguishing and disposing of butts properly. This practice is not only in contravention to the Bylaws but poses a serious fire danger with dried out vegetation. Mara will be on vacation from September 24 until October 13th and Five Star Building Maintenance will be providing relief caretaker services. (7) ADJOURNMENT There being no further business, the meeting was terminated at 6:50 pm. The next meeting has been scheduled for October 6, 2015. Respectfully submitted, Don Cook Senior Strata Manager CrossRoads Management Ltd. [email protected]

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LOCATION:


Port Moody.

STRATA COUNCIL

PRESIDENT Doug B.

VICE PRESIDENT

Gord A.

TREASURER Doug M.

COUNCIL MEMBER

Janice W.


COUNCIL MEMBER

Eileen M.


STRATA MANAGER



EMERGENCY CONTACT

24 HOUR SERVICE 778-578-4445

ATTENDANCE: Doug M., Gord A., Janice W., Eileen M., Lilian Z., Doug B. Regrets : Eve K. PROPERTY MANAGER: Don Cook, CrossRoads Management. (1) CALL TO ORDER It was MOVED / SECONDED to call the meeting to order at 5:05 pm. with a quorum being present. CARRIED Guest Business Mr. Mike Schmidt, President of Urban Communications, attended the meeting to present information to the Council regarding the prospects of his company introducing a new fibre optics infrastructure within the building for owners use and benefits. Once the infrastructure would be installed, the capacity and speed improvement for internet usage would be significant. In time, further features like internet TV channels would also be available for the owners to purchase. There would not be any up front costs to the strata or owners associated with this infrastructure upgrade. Each owner would be offered the company's internet and other programs. Each owner would then be able to compare these program features and pricing with the services from their current provider and decide whether or not to choose to upgrade at any time. It is expected that there would be additional savings offered to owners that do sign up during an introductory period. It was moved and seconded to move forward with allowing Urban Fibre to proceed with the no cost infrastructure installation. CARRIED (2) MINUTES It was MOVED / SECONDED to approve the minutes of the council meeting held September 9th, 2015. CARRIED (3) FINANCIALS

It was MOVED / SECONDED to approve the financial statements from August and September, 2015. CARRIED ARREARS (Owner Strata Fees) Four owners currently have overdue strata fees, two of which were for significant amounts that have been outstanding for 90 days or more. The strata manager was authorized to take whatever actions necessary to collect these fees including the commencement of legal collection proceedings. The Strata Council wishes to acknowledge the owners that do pay their strata fee payments on time.

BCS 2176 THE BENTLEY STRATA COUNCIL MEETING MINUTES

OCTOBER 14, 2015

BCS 2176 The Bentley Strata Council Meeting Minutes October 14, 2015

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(4) REPORT ON LITIGATION : nothing to report (5) REPORT ON UNAPPROVED EXPENDITURES : nothing to report (6) BUSINESS ARISING FROM PREVIOUS MINUTES Additional security upgrading is being considered to provide reinforcement to the existing mailbox banks. Upgrading selected fitness equipment is being looked into, particularly for the elliptical machine. Elevator issues are being monitored and the strata has requested maintenance history reports. Council members have met with the elevator company to express their dissatisfaction concerning these maintenance issues. Quotes have been gathered for selected painting of the exterior of the building, primarily to restore the peeled surface areas. The contractors have advised that repair of hairline cracks and a complete pressure washing should be undertaken prior to any painting. As a result the Council will be looking at exterior building inspection proposals. As well, Council is extending their initial call for painting proposals to include the painting of all four sides of the building where it is currently green. These maintenance projects will be scheduled for next spring. Unit glass repairs for this year have now been concluded. In response to reports of a lack of hot water from some owners, Total Energy has replaced some equipment and made adjustments to the settings to correct this issues. (7) CORRESPONDENCE Issues, concerns or complaints that an owner would like to bring to the Council’s attention should be sent by letter or email to the attention of the Strata Manager, Mr. Don Cook at Crossroads Management. This procedure will ensure the correspondence is properly documented and distributed to all Council members appropriately. Once received by Crossroads, all written correspondence will be reviewed and discussed by the full Council at the next scheduled meeting. Pet waste pick-up is an issue that pet owners need to take seriously and attend to diligently. Even if you wipe up or pick up after your dog that goes to the bathroom in the elevator, you should return to clean it properly. (8) NEW BUSINESS The dryer vent cleaning, from the exterior of the building, will be coordinated for this fall and will include an option for the company to clean the system from inside your unit as well as from the outside if you wish to pay for that additional cleaning option. A flyer with more information will be posted in a couple of weeks. The parking and locker assignment forms under THE BENTLEY AT NEWPORT VILLAGE PARKING STALL/STORAGE LOCKER LEASE have been received from the previous property manager. A register of these assignments as required under the terms of the lease has been prepared and will be maintained by Crossroads Management on behalf of the strata corporation. It was MOVED / SECONDED to acknowledge these assignments and register to be the official records of the strata corporation under the requirements of the lease. CARRIED

BCS 2176 The Bentley Strata Council Meeting Minutes October 14, 2015

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The Council approved the purchase of an upgraded phone for the use of the caretaker Mara. The property manager will meet with her and together select a phone that would provide the best utility. (9) ADJOURNMENT There being no further business, the meeting was terminated at 7:10 pm. The next scheduled meeting has been scheduled for November 19th, 2015. Respectfully submitted, Don Cook Senior Strata Manager CrossRoads Management Ltd. [email protected]

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LOCATION:


Port Moody.

STRATA COUNCIL

PRESIDENT Doug B.

VICE PRESIDENT

Gord A.

TREASURER Doug M.

COUNCIL MEMBER

Janice W.


COUNCIL MEMBER

Eileen M.


STRATA MANAGER



CROSSROADS CONTACT

& 24 HOUR SERVICE Call 778-578-4445

ATTENDANCE: Doug M., Gord A., Janice W., Eileen M., Lilian Z., Doug B. Regrets : Eve K. PROPERTY MANAGER: Don Cook, CrossRoads Management. (1) CALL TO ORDER It was MOVED / SECONDED to call the meeting to order at 5:00 pm. (2) MINUTES It was MOVED / SECONDED to approve the minutes of the council meeting held October 14th, 2015. CARRIED To access Council meeting minutes, Bylaws, Rules and other information please sign into the strata maintained website at:

bentleyportmoody.ca

(3) FINANCIALS It was MOVED / SECONDED to approve the financial statements for October, 2015. CARRIED ARREARS (Owner Strata Fees) The Strata Council wishes to acknowledge the owners that pay their strata fee payments on time. There has been over $3,000 in overdue strata fees collected by Crossroads over the last 60 days. (4) REPORT ON LITIGATION: nothing to report (5) REPORT ON UNAPPROVED EXPENDITURES: nothing to report (6) BUSINESS ARISING FROM PREVIOUS MINUTES Additional security upgrading to provide reinforcement to the mailbox banks has now been completed.

Upgrading selected fitness equipment, in particular the elliptical machine is still being looked into. We have experienced an unacceptable number of elevator outages in recent months and in their frustration some residents have asked why we do not change our elevator service company. This is not an option as we have little choice but to employ the company that manufactured our elevators for service as they are the only source of the proprietary parts needed for repairs. To address service problems, Council has requested additional maintenance history reports and Council members have met with the elevator company to express their dissatisfaction concerning the ongoing maintenance issues. The Strata, together with Crossroads, will continue to do everything possible to push for better maintenance in an effort to minimize elevator outages.

BCS 2176 THE BENTLEY STRATA COUNCIL MEETING MINUTES

NOVEMBER 19, 2015

BCS 2176 The Bentley Strata Council Meeting Minutes November 19, 2015

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(7) CORRESPONDENCE Issues, concerns or complaints that an owner would like to bring to the Council’s attention should be sent by letter or email to the attention of the Strata Manager, Mr. Don Cook, at Crossroads Management. This procedure will ensure the correspondence is properly documented and distributed to all Council members appropriately. Once received by Crossroads, all written correspondence will be reviewed and discussed by the full Council at the next scheduled meeting. A request was received to move one of the treadmill machines closer to the window in the Exercise Room. Due to the special electrical power requirement for these machines and spacing limitations, this request could not be accommodated. Council will be reviewing whether a fan could be installed in the Exercise Room to provide more air circulation. Pet waste pick-up is an issue that pet owners need to take seriously and attend to diligently. Even if you wipe up or pick up after your pet that goes to the bathroom in the elevator or any common area on the property, you need to return to the soiled area to clean it properly. (8) NEW BUSINESS As most owners and residents are well aware, the building has an exceptional and extremely hard working caretaker in Mara. It was moved/seconded to award her with a year end bonus. CARRIED It was moved/seconded to not have a winterization service done on the dry sprinkler system. CARRIED It has come to the Strata’s attention that the Amenity Room Rules that have been provided owners when booking the room are not exactly the same as the Rules posted on the building web site. Council reviewed the differences and has decided that the official version posted on the website should be used. These rules will be provided to owners when booking the room. Mara was not made aware of the differences and, therefore, had been inadvertently providing owners a different version of the Rules. Council takes full responsibility for the inconsistency. While the dryer vent contractor was onsite they had an accident and shattered a unit's patio glass panel. The debris from this accident has now been cleaned up and a new glass panel ordered. The dryer vent company is coordinating this repair and will be responsible for all associated costs. Council reviewed the current situation wherein the back patio door automatically locked at 8:00 PM every night and could not be accessed by fob from the outside. As there was no known reason for this state of affairs, the auto-lock has been removed and the door is now accessible by fob at all times. (9) ADJOURNMENT There being no further business, the meeting was terminated at 7 pm. The next meeting has been scheduled for January 19th, 2016. Respectfully submitted, Don Cook Senior Strata Manager CrossRoads Management Ltd. [email protected]

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