Notice of Twenty-Third Annual General Meeting

of Strata Corporation VIS 3920.

To be held Wednesday, May 30th, 2018 at 7:00 pm

at Cowichan Bay Maritime Center

AGENDA 1. Certify proxies and issue voting cards

2. Roll call

3. Approve Agenda

4. CVRD Disaster Preparedness Briefing and Questions

(Sybille Sanderson)

5. Approval of May 31st 2017 AGM minutes

6. Reports:

President’s Report

Maintenance Report

Gardening/Landscaping Report

Treasurer's Report

7. Budget Presentation

8. Motions:

i) to Receive and Adopt the 2017/18 Operating Fund

Report.

ii) to Receive and Adopt the 2017/18 Contingency Reserve

Fund Report.

iii) To Adopt the 2018/19 Operating Fund Budget.

iv) To Adopt the 2018/19 Contingency Fund Budget.

9. New Business.

i) Motions from the Floor

ii) Discussion re. rationale for further additional strata

safety maintenance items.

iii) Motion to approve the attached Home Business Bylaw

iv) Motion to approve the attached Restricted Smoking

Bylaw

v) Motion to approve the attached Strata Maintenance

Bylaw Smoke Detector revision.

vi) Other business.

10. Nominations and Elections

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THIS NOTICE FOR THE AGM MEETING IS HAND

DELIVERED TO STRATA UNITS BY MAY 15th 2018.

A copy of the AGM package should be brought to the meeting, as no copies

will be provided at the AGM.

For the convenience of the Treasurer, please bring cheques for your

2018/2019 Strata Fees to the meeting to be completed with the new amount

upon adoption of the budget. (Please do not fill in your cheques in advance). These could be paid with 12 monthly post-dated cheques but it would be greatly

appreciated and help with the cash flow problem we experience at the beginning

of every fiscal year, if fees could be paid as one annual payment or 2 semi-annual

payments or 4 quarterly payments.

PROXIES

Each Unit will have one vote. Voting cards will be issued at the meeting. If

you wish to name a proxy to vote for you, please fill in the attached form and

return it to Joann Champoux, #12, BEFORE the May 30th, 2018 AGM.

One third of owners (10 votes) must be present to constitute a quorum to

conduct business.

Refreshments will be served.

Any questions, please call Charles Ayers at 250-748-4810.

Attachments to this Notice

1. Proxy Form

2. 2017 draft AGM Minutes

3. President’s Report

4. Maintenance Report

5. Gardening Report

6. Treasurer’s Report and Re-Roofing Financial Report

7. Operations Financial Report

8. CRF Financial Report

9. Operations Fund Budget

10. Contingency Fund Budget

11. Strata Levy Calculations

12. Rational re. proposed Strata Safety bylaw changes

13. Proposed new Bylaws

14. Insurance Policy Declarations Stap

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PROXY FORM

for the STRATA CORPORATION VIS3920,

Annual General Meeting

to be held Wednesday, May 30st, 2018

at Cowichan Bay Maritime Center

I/WE,______________________________________________

(Print Names)

Owner of Home Number_____________________

HEREBY APPOINT:

(Print Name)

To be my/our proxy and to cast my/our vote for

Home #_______, 1700 Pritchard Road, Cowichan Bay, B.C.

at this Annual/Special General Meeting.

Signed:_______________________________________(Unit Owner)

Date:__________________________

Return to Joann Champoux, Unit # 12 prior to May 30th

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Twenty-second Annual General Meeting

of Strata Corporation VIS 3920.

Wednesday, May 31st, 2017 at 7:00 pm

at Cowichan Bay Maritime Center

Minutes

1. Certify proxies and issue voting cards

2. C. Ayers called the meeting to order at 7:05 pm

3. Roll call: 17 owners present: 9 owners represented by proxy

One third of owners must be present to constitute a quorum to

conduct business.

4. Approve Agenda

Motion to approve agenda with the following 4 corrections and 2 additions. Date

corrections on i) and ii) from 2015/16 to read 2016/17 and date corrections on iii)

and iv) from 2016/17 to read 2017/18. Additions: AGM Roofing Update (May 31,

2017) and Resolutions from SGM (M/S: Hammond/Perkins)

Carried

5. Approval of the May 31st 2016 AGM Minutes.

Motion to approve minutes (M/S: Gibson/Czeck)

Carried

6. Approval of January 31st 2017 SGM Minutes (M/S Allardyce/Mar)

Carried

A. Presidents’s Report – 2017 This year has been relatively quiet on the maintenance front as we continue planning for the big re-

roofing job and conserving our Contingency Fund. Some decks got renewed and many more are due

but it was decided to postpone them until after the roofers have left in case of any construction damage.

The Roofing Report will detail the work of the year and the procedures being followed but suffice it to

say that the biggest change was secure our funding prior to putting out the new Tenders so as to be in a

better negotiating position. To this end Derek put out very complete supporting documentation to all

and the necessary Roofing Fund assessment was passed unanimously at the Special General Meeting

held in January. These Minutes are included in the AGM package and will be officially accepted at this

meeting. As I write this we are awaiting the Tenders coming in for this project. I hope to be able to

bring you more definitive re-roofing news at the Meeting.

Because of the great disparity between our original Depreciation Report and the anticipated roofing

costs, the usual 10-year projection derived from that data plus actual expenses has been omitted this

year. Rather than purchasing the 3-year DR update due this year we will be commissioning a brand new

Report from another source later in the year.

It has been another busy year in Unit sales as we welcome several new residents to Mariner Ridge. #2

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is now home to Louise Hayden and Vic Huene; # 5 as been purchased by Donna Zipse and Ken Bendle:

Ted and Lori Richter have moved back into their previous rental unit at #7; Tony Reiner has moved

into #24 and Jacqueline Scott to #25. We would all like to extend a very warm welcome to you in the

hope you might enjoy life here as much we do. If there is anything we can do to assist please feel free

to contact any of the Strata Council. It is also sad to lose those leaving as we say goodbyes to Steve and

Brenda Potter, Sally Adnams, Cam MacRae, Gord Monk and, lastly and unforgettably, Diane Owens,

founder member and gracious hostess to so many Christmas parties. Come back and see us Diane! One

more note is that James Arthurs (#8) is now in residence at Sunridge Place in Duncan. Those wishing to

visit please call Norah for directions.

Maybe because of the many ownership changes Council has noticed that we have been a bit remiss in

putting out enough general information on the dos and don’ts of strata living. For those who may not

know Pete Edgar has put together a very useful Mariner Ridge website which is one of the best ways

we can convey information to you all. It is at www.marinerridge.ca and newly free of its previous

password. All of the Council Minutes, Financial Reports and Bylaws are there plus other useful

information. Attached with this package is one more document called “Notes for Newcomers” which is

a draft attempt at clarifying some of the expectations arising from the Bylaws and passing on

information not previously shared. This document is up for general discussion and when edited and

approved will also go on the website.

I am very pleased to tell you that we now have a very qualified and able new Treasurer – Donna Zipse

from #5. For the last few weeks she has been working with Pete to better understand our financial

affairs and will formally takeover after this AGM. Pete is overdue for a rest from this responsibility

and, as you know, gave us plenty of notice that he wished to take off on a lengthy trip. Please join me in

thanking him for his very loyal service as your Treasurer for a great many years. He has agreed to

continue on Council after his return.

The balance of Council have also kindly volunteered to stand once again and so the present

nominations for the year 2017/18 are:

Lew Penney (#22)– Maintenance, Donna Zipse (#5) – Treasurer, Joann Champoux (#12)- Secretary,

Jean Cardno (#3) – Garden, Derek Gibson (#1) – Roof Subcommittee, Pete Edgar (#21) - and myself

(#9). Nominations from the floor will also be welcomed.

I would like to take this opportunity of thanking all of the past Council and the other volunteers who

have contributed various efforts during this past year. Thank you everyone for supporting this Council

and for attending this evening.

Charles Ayers- President

Additional comments from President: Welcome Donna Zipse to council as our new Treasurer.

Motion to thank Pete Edgar for his long service as Treasurer and for filling in as Treasurer for an

additional year unitl we could find a replacement. A gift certificate for The Masthead Restaurant has

been purchased and presented to Pete.

B. Property and Building Maintenance Report:

Mariner Ridge Strata - May 2016 to May 2017 Much time and effort this year has been spent on planning the reroofing project to take place this year. This is a

very important milestone in the strata’s maintenance schedule to ensure the longevity of our homes. Please refer

to the Roofing Committee Report for details.

The following items were attended to during the past year.

1. Preventive:

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Window washing, gutter cleaning, security lighting servicing, yearly fire sprinkler system

servicing, snow removal and salting of road, flush domestic water lines, storm drains,

foundation drains flushed, and dryer vents cleaned.

Fire sprinkler head replacement continues as the sprinklers age. This year sprinkler heads were

replaced in units 14, 7, 28, 10, and 3.

It is very important to report signs of rusting or green material on sprinkler heads to

Strata Council to prevent water damage to your home.

2. Replacement or repair:

A. Installed new deck membrane on Unit 5.

B. Garage door replaced unit 14 due to motor vehicle accident and paid for by ICBC.

C. Skylight resealed, unit 26.

D. Window glass replaced due to leaking seals, units 3 and 5.

E. Roof leaks again this year appeared due to the aging roof membrane and the related fittings as they reach

intended life. Homes affected this year were 20, 26, 28, 6 and 7. There was no damage to units 20,26,

and 28, however unit 7 received major damage to the roof and walls, also extending into the adjoining

walls and siding of unit 6. This leak was undetected for years and was only discovered when renovations

commenced on unit 7. Repairs have been completed to all units.

D: Planning:

Replacement of deck membranes will continue once reroofing is complete.

This summer patio stones and window well retaining walls for units 1, 2, 3, 6 will be leveled.

All the complex’s paving stones, patio stones and retaining walls will be attended to in future

years.

Submitted by: Lew Penney

Maintenance

17-05-07

Questions/ Comments from Maintenance Report:

Marion Perkins- Have you seen an increase in maintenance costs?

Lew Penney- Yes. Contractor call out rates and labour rates have increased. As our

property ages maintencance costs will increase. Our driveway for example could be a

big ticket item when end of life comes.

*Thank you to Lew, from all the owners, a round of applause from the floor!

D. MARINER RIDGE – AGM, Roofing Sub-Committee Report

May 10, 2017 As of this time last year the Re-roofing of Mariner Ridge had been postponed for a year, largely

because of the unforeseen very high bids received in the order of $6-700,000 for this complex project.

To assist us with managing this venture we have had the able assistance of Rob Fox from Northwest

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Inspection Ltd and have also engaged a highly recommended Strata lawyer, Cora Wilson from the

Wilson McCormack Law Group of Nanaimo. In consultation with Ms. Wilson we were strongly

advised to revise the plan set out last year and call our Special General Funding Approval Meeting

before sending out the new requests for Tender. The purpose of this was to materially improve our

negotiating position by having our funds in place before the Tender process. Additionally we received

good legal advice in crafting the necessary funding Resolutions and in revising the original Tender

Document to better reflect our relationship with Mr. Fox and to include the various funding options,

liability issues and guarantee specifications.

The down-side of this approach is that the final project cost is not yet known and so it has been

estimated in the light of the previous bids, the decision to complete the entire project in one summer

and the necessity to allow for adequate over-runs with unanticipated repairs etc. To this end we planned

a final cost of $800,000 with $100,000 coming from the Contingency Fund. Accordingly the SGM

Resolution was drafted to raise $700,000. This Resolution passed unanimously and the Minutes of this

Meeting are included in this AGM package for approval.

Since the SGM matters have proceeded as planned and many minor legal queries have been attended to

and discussed with Mr. Fox. He has drafted the revised Re-Roofing Specifications Tender Document

and contacted all nine of the RCA BC companies eligible for the job. On April 27th a site meeting with

Rob Fox and Lew Penney was held at which eight companies were represented.

The Roofing Committee wishes to thank all of the residents for their overwhelming support at the SGM

and also for timely submission of all the cheques resulting in the deposit of the entire $700,000 into our

Island Savings account on May 1st.

At the deadline for delivering the AGM documents the Tenders were just coming in and this

information will be available at the AGM.

Derek Gibson, Lew Penney, Charles Ayers, Eddie McEachan.

MARINER RIDGE – AGM ROOFING UPDATE (May 31st, 2017) Five of the eight RCABC companies responded with bids by the deadline of May 12th.

Disappointingly, all were well over the previous Tenders of September 2015. This time we had asked

for breakdowns to separate the total gutter replacement, different quality shingles, costs per unit of

Deck Repair and Fascia boards, and possible savings in shorter warrantees etc. Reasons for the large

increases included inflation of material costs and wages but we suspect that the current construction

boom is more to blame which we cannot control.

The actual bids from Parker-Johnston, Flynn, Alpha, Aurora and Nelson are available on request. The

low bidder was Parker-Johnston at $681,991.80 (including taxes) for the complete project minus the

Gutter renewal. The other bids ranged up from there to $737,344 for the same quality work. The

Parker-Johnston estimate for the Gutter work was $178,500 with the other bids ranging up to $200,707

for this.

The Roofing Committee met with Rob Fox to discuss these bids and receive advice before entering into

discussion with the low-bid, Parker-Johnston representative. The only savings to be found were in a

lower quality shingle (rejected), foregoing the RCABC warrantee (not acceptable to Mr. Fox) and

stepping back from the overall 10 year warrantee to 5 years (under consideration with a savings of 2

½%).

It is consequently obvious we cannot reroof and regutter within the $800,000 budgeted and passed at

the January 31st SGM. After discussion with Mr. Fox the committee is now of the opinion that we will

proceed without the total gutter replacement as to do otherwise would mean another Levy which would

take some time to organise and possibly compromise getting the project done this summer. Although

there will be some quality issues involved in not getting the entire project done together Mr. Fox is very

comfortable in continuing in this manner. We have the funds, Parker-Johnston can commence work by

mid-to-late June and plan completion (weather permitting) by September.

Thus the new anticipated Project Costs:

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Complete re-Roofing $681,992 (including taxes)

Possible repair overage (10%) $ 68,200 (this a guesstimate)

Less 2 ½% Warrantee reduction $ (18,755) (if appropriate)

TOTAL $731,437

The Roofing Committee would like to receive a consensus of approval for this Plan at the AGM and

then move to immediately choosing colours appropriate to the present scheme and signing the re-

roofing contract with Parker-Johnston. Work to commence as soon as possible.

Questions/Comments from the Roofing sub committee Report:

Lew, Charles and Derek spoke to the committees decision to proceed with the roofing contract without

new gutters.

Rational:

Our original gutters are not at end of life.

Contractor has promised in the contract that they will repair any damaged gutters and reinstall exsisting

gutters to a higher standard.

We can proceed as planned without an additional assessment from owners.

(If gutters were included at this time the assessment would increase approximately $2000. per owner)

We can write our own specs and go to a wider audience for contractors in the future for gutter

replacement.

Discusion Re: increasing our strata fees to ensure our operating budget and Contingency Funds are

adeqautly covered for future maintenance items.

Charles explained that our Budget for this year was put together in consideration of our roof levy.

Charles asked for a show of hands from the floor to continue with roofing contract without new gutters.

Agreed.

Thank you to Lew, Derek, Charles, and Eddie for all the hard work on the roofing committee.

E. Mariner Ridge 2017 Gardening Report.

Jean Cardno #3

Our Contract with Killen’s Landscaping is ongoing.

Gardeners mow the lawns as required in the spring and summer.

The area to the south of the property where blackberries grow has been cut back a bit more to prevent

the blackberries encroaching onto our lawns.

Garden beds are trimmed in spring and maintained through out the summer.

Ongoing - concerns seem to be behind Unit’s 6 thru 10 and the gardener is aware of this however a

reminder every now and then is required.

Haulage for plant debris and weeding is done by Killens. If you have some of your own from your

garden sites – lay it out on a tarp, or in bags and let the gardeners know if you see them. They are

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usually quite good about removing the debris.

Fertiizer is applied to the lawns 3 times a year.

Pest control measures are applied as needed to lawns and shrubs.

Moss Control – on walkways is applied, this is natural and pets aren’t adversely affected. Weed control

measures are also applied using a green preparation.

Lawns are power raked in spring.

All plants close to the buildings should be clipped back from the wall. No way can they touch the

exterior of the units.

The gardeners carry Workers Compensation, Liability Insurance and Business Licenses. They also use

their own equipment and keep it in good working order.

Bark Mulch was applied a year ago and boosted the soil on the flower beds. It breaks down and

perhaps another year from now we will be looking at more.

As we head into the re – roofing project most of the gardens will take a bit of a hit. For this reason we

will not add or replace to the garden/landscaping this year. .

Remember, attach no nails or screws to the building for plant hanging.

Please ask permission before removing or touching any plants.

From our gardener's viewpoint rocks are harder to maintain than lawn.

Any concerns, email me at jcardino@shaw.ca

F. Treasurer’s Report, May 2017 Some of you may recall that I resigned the position of Treasurer at the last AGM. It didn't seem to take,

so consider this the report of an Acting Treasurer. Donna Zipse has graciously agreed to take over the

Treasurer's position so one year later I am off the hook. My thanks to Donna. As an aside, Donna

volunteering for this position will save each and every owner the five to eight dollars each month to

cover the costs of a condo management company doing the same thing. So your thanks to Donna as

well. In general, the same principal applies to all members of the board. They are volunteers that offer

their time and skills to make our condo world run smoothly and economically.

Meanwhile, back at the treasurer's report. As you are well aware the major fiscal event of the year was

the roof special assessment. It ran remarkably smoothly and every payment came in on time and

correct. Those numbers do not show on the financial reports attached because May 1 is in the next

fiscal year and the numbers will show on next year's report. This fiscal year went smoothly with no

unexpected major expenses. There is a bit of money left over in the bank, I'd suggest this be transfered

to the Contingency Reserve Fund.

I've enjoyed working with the board over the past many years and my thanks to each board member for

helping to make this job easier. Now Sue and I off for six months to see other parts of our country.

Pete Edgar

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7.Budget Presentation

Treasurer Donna Zipse described operating report to owners. Levy fees are from June 1,

2017-May 1 2018.

Thank you for sending me to a VISOA Strata Treasurer's course in Courtney BC. It was

very informative.

Questions from Budget:

The budget line for garage maintenance is for the door panels,rails and rollers which are

strata items. Owners are responsible for motor and opening mechanism.

8. Motions:

(i) Motion to Receive and Adopt the 2016/17 Operating Fund Report (M/S/C:

Zipse/McKenna)

(ii) Motion to Receive and Adopt the 2016/2017 Contingency Reserve Fund Report

(M/S/C: Zipse/Allardyce)

(iii) Motion to adopt the 2017/18 Operating Fund Budget (M/S: Zipse/McKenna)

Carried 1 abstention.

(iv) Motion to adopt the 2017/18 Contingency Fund Budget (M/S/C: Allardyce/Mar)

9. New Business

Why no recycling pick-up? PAN Disposal our garbage provider was no longer able to

dump locally so they had to drop the service. CVRD trucks are too big for our property.

If you know of any business that would offer our property recycling service please let

council know.

(i) Motions from the Floor. Move that at the next AGM in May 2018 we consider having

an automatic minimum 2% increase in operating budget. (M/S Hammond/Perkin)

Carried 12 in favour, 7 against, 4 abstentions

(ii) Other Business-

Council is grateful for the knowledge that owners are willing to pay higher levy fees to

ensure our beautiful property and buildings will remain in good repair into the future.

(iii)“Notes For Newcomers” document. - Questions- Why do we need this? Charles

explained history behind creating this document- new owners have a lot of information

to read and it is hard to take note of every detail. This is a way to distribute important

information quickly and easily. Most new owners are used to having their own houses

and are not understanding the impact and potential cost to all strata owners when they

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make a change without written permission to their starta lot.

(iv) Please do not feed the deer and or squirrels, racoons, bears and cougars. Keep

wildlife wild – it is the BC policy. When humans provide food to wild animals it

changes their “wildness”, no matter what species is being fed. More information can be

found on the Wildlife Health Fact Sheet at www2.gov.bc.ca

(v) Betterment Insurance for Upgrades- Treasurer, D. Zipse pointed out that if upgrades

have been made to your unit, owners are responsible for purchasing betterment

insurance and that in the event of a claim your insurance would be responsible for the

deductible amount not payable by Strata.

10. Nominations and Elections

- no nominations from the floor therefore the President and Council were elected by

Acclamation.

Chair – Charles Ayers

Director – Derek Gibson

Treasurer – Donna Zipse

Secretary – Joann Champoux

Gardening – Jean Cardno

Maintenance – Lew Penney

11.Closing Remarks- C.Ayers thanked each individual member of Strata Council for all

their work over the past year.

T. Whitney asked for a round of applause from the floor to thank the council members.

12. Adjournment

J. Mar moved the AGM be adjourned at 9:08 PM

Attachments to the AGM package:

Proxy Form

2016 AGM Minutes

President’s Report 2017

Gardening Report 2017

Maintenance Report 2017

Roofing Sub-Committee Report 2017

Treasurer’s Report 2017

Operation and Contingency Financial Reports

Operation Fund Budget

Contingency Fund Budget

Minutes by Joann Champoux

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President’s Report, 2018

Welcome All to one more AGM.

This has been quite a momentous year for Mariner Ridge with the completion of the massive re-

roofing and repair contract. I would like to thank you all for your patience and co-operation

during the lengthy summer of construction, and also for contributing the very large levy that

proved necessary for the project. We went from the very low (under $200,000) estimate

suggested by our initial Depeciation Report to the subsequent figure closer to $700,000 as the

true scope and nature of the job became apparent. I am sure you all will have witnessed the

complexity of the work first-hand and now appreciate the extremely high quality of the new roof

which is planned to last 40 years.

We have now commissioned and received a new Depreciation Report which is available in its

basic form on our website. (www.marinerridge.ca). Our new provider is John Grubb of Unity

Services. He is based in Victoria and works very closely with the Vancouver Island Strata

Owners Association of which we are members. As such he is very familiar with local Strata

issues and I look forward to having him as a useful consultant should we be in need. His Report

has the possibility of being upgraded to provide a customised and amendable long term

Maintenance Plan and your Council is presently considering the purchase of this option. While

the basic DR he has compiled calls for an increase of approximately $40/month per unit in order

to entirely avoid future levies your Council has opted for an initial increase of about $20 as our

first move towards this. Future customising of this Report may well result in more modest

increases in the future.

This AGM will see the presentation of three potential new Bylaws for your consideration. Derek

has attended a VISOA seminar regarding the updating of Strata Bylaws and this is the result. The

Resolutions regarding “Smoking”,”Small Business Activities” and “Strata Maintenance of Safety

Items” are included with this AGM package. Please think of the overall benefit to all Mariner

Ridge residents as you vote (or send a proxy) for each of these initiatives. A 75% vote is

necessary to pass a Bylaw resolution and only minor amendments are allowed at the AGM.

In closing I would like to extend our sincere condolences to Barb Mar for the sad loss of her

husband Jim. He was an extremely active Mariner Ridge resident and past President for many

years. We all miss him greatly. I would like to extend a very warm welcome to Yue (Kevin) Mar

and family at number 23. We sadly said goodbye to Carol and Gary although they have not

moved very far away.

I would like to extend a big thank you to all of the Strata Council as they offer you another year

of service. In particular please give thanks to Donna Zipse as she has stepped in to the very

demanding task of Treasurer and is doing an outstanding job.

Charles Ayers. Stap

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Property and Building Maintenance Report: Mariner Ridge Strata

May 2017 to May 2018 This past year no major projects were undertaken so that full attention and financial resources could be focused on the roofing of the entire complex. This project went extremely well with input to the development of the roofing plan, selection of roofing products and the supervision of Mr. Rob Fox, Northwest Inspection Ltd., the consultant and the skilled tradesman of Parker and Johnson the contractor. Working under RCABC guidelines a quality roof was installed that will provide protection for 25 years onward, ensuring longevity of our homes. Please refer to the Roofing Committee Report for details. The following items were attended to during the past year.

A. Preventive:

Window washing, security lighting servicing, yearly fire sprinkler system servicing, snow removal and salting of road, flush domestic water lines, storm drains, foundation drains flushed, mail box footing painted and arborist surveyed trees on the east side of the property. Fire sprinkler head replacement continues as the sprinklers age. This year fewer sprinkler heads were replaced, however keep checking. Signs of rusting or green material on sprinkler heads report to Strata Council to prevent water damage to your home.

B. Replacement or repair:

Unit 12, water damage due to leaking water pipe. During

construction a nail was driven into a domestic water pipe and as the nail rusted a leak developed.

Unit 6, paving stones border and wood divider in front of garage door reset.

Water entering under Unit 23, patio door. Sealed. Unit 23, basement drains in the laundry room are not

functioning properly. As the repair will involved removing portions of the cement floor work has been scheduled for this summer due to the high water table during the winter months.

Front door frame and deck door molding of Unit 28, repaired due to water damage resulting from roof drainage from old roof.

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Unit 7, siding replaced, caulking, painting and gutters installed after wall reconstruction completed, resulting from an old roof leak.

Patio stones and window well retaining walls for units 1, 2, 3,4,6, 7and 8 leveled. Units 7 and 8 funded by owners authorized by Strata Council.

A broken gutter water leader pipe between Units 8 and 9 repaired.

Continuous years of water pressure under the laundry room floor of Unit 22 resulted in water penetration rotting the studded wall sill. Replaced damaged wall and cleaned foundation drains of excessive clay due to high winter water table.

D: Moving forward:

Replacement of deck membranes will continue again this summer now that the reroofing is complete.

Paving stones supporting the steps for units 1 through to 9 will

to be leveled.

Dryer vents cleaned.

Maintenance of electrical room panels.

Submitted by: Lew Penney Maintenance

18-05-14

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GARDENING REPORT 2018 Killens Landscaping hold the current Gardening contract which is due for Renewal in November 2018. At that time we will put out to tender the contractual agreement to at least 3 bidders. Killens continues to perform Garden Maintenance for Mariner ridge. Seasonal duties include: Mowing lawns. Weeding garden beds. Trim plants as needed to keep them away from siding of buildings. Thatch and ‘lime’ mossy areas of lawns. Kill moss on walk ways. Pick up and dispose of all plant materials. Clear walkways of fall leaves ,collecting and disposing of foliage. Winter pruning of trees and grasses. Killen’s maintains insurance on all equipment, workers and wcb coverage too. With regard to the surface water accumulations occurring on site - we asked Dave Polster of Polster Environmental Services Ltd to come by and take a walk about with the request to help us devise a plan for surface water mitigation. Dave talked about bio-engineering techniques which we can implement in our planning of, and long term management of, surface water solutions. Plants specific to water management need to replace some problematic areas and certain trees (on the sides of our property) would be advised. We are awaiting the full report and at that time will share it with Strata Members and the Gardeners…. And plan accordingly. As an observation by Mr Polster, it has been recommended that we don not remove gardens in favour of rockeries, and so, we have asked Strata owners to not request further changes to common areas at this time. Management of all Strata Common Areas will be reviewed with the report. St

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TREASURER’S REPORT, 2018

This first year as Treasurer has been an interesting experience observing the

expertise, time and work your council puts in to maintain our Mariner Ridge homes.

And what wonderful homes they are.

The busy year started May 1 with a special levy to replace the roof and the chart

shows the conclusion of what was started and planned for a couple of years by your

roofing committee.

The 2017-18 budget from Pete was right on track with actual expenditures. Pete

has once again worked the 2018-19 budget and levy. Thanks Pete and also Eddie

when I am over my head.

Please have your cheques ready with amounts on your post dated strata cheques

not filled in until the budget is approved at the AGM. The actual increase for May is

payable in June as an extra with June only and noted on the chart of strata levy

payments. Cheques are due as of midnight May 30 so I can deposit June 1. Thanks.

Donna Zipse, Treasurer

Mariner Ridge Roof Special Levy Fund

EXPENSES

Roof replacement contract price $633,674

Additional materials 1,265

GST 31,747

Northwest Inspection re meetings

and requested changes in tender 2,310

Rebate to owners 32,903

Total Expenditure 701,899

INCOME

Special Levy 700,000

Interest 1,899

Total Income 701,899

Net increase/Decrease in Bank Balance 0

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30/04/2018Account Balance

ASSETS

Cash and Bank Accounts

ISCU Chequing 33,946.36

Member Shares 5.36

TOTAL Cash and Bank Accounts 33,951.72

Other Assets

Garbage Prepaid 390.60

Insurance Prepaid 0.00

TOTAL Other Assets 390.60

TOTAL ASSETS 34,342.32

LIABILITIES & EQUITY

LIABILITIES

Other Liabilities

*Sales Tax* 0.00

Contingency Fees owing to Fund 0.00

Prepaid Strata Fees 4,507.06

Utilities Water 590.00

TOTAL Other Liabilities 5,097.06

TOTAL LIABILITIES 5,097.06

EQUITY 29,245.26

TOTAL LIABILITIES & EQUITY 34,342.32

Operations Balance Sheet as of April 30, 2018 - As of 30/04/2018As of 30/04/2018 (in Canadian Dollars) (Accrual Basis)

06/05/2018 Page 1

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30/04/2018Account Balance

ASSETS

Cash and Bank Accounts

Contingency Chequing 14,644.93

Contingency Savings 159,626.92

Term Deposits 0.00

TOTAL Cash and Bank Accounts 174,271.85

Other Assets

Levy Fees owing by Operating Fund 0.00

TOTAL Other Assets 0.00

TOTAL ASSETS 174,271.85

LIABILITIES & EQUITY

LIABILITIES 0.00

EQUITY 174,271.85

TOTAL LIABILITIES & EQUITY 174,271.85

Contingency Balance Sheet as of April 30, 2018 - As of 30/04/2018As of 30/04/2018 (in Canadian Dollars) (Cash Basis)

06/05/2018 Page 1

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2017-2018 2018-2019EXPENSES Actual Budget Variance BudgetOperating Expenses Gardening 20,232 20,000 -232 24,000 Gutter Cleaning 1,500 1,500 1,500 Insurance 18,363 18,363 0 20,000 Snow Removal 240 850 610 850 Window Washing 1,334 1,700 366 1,500Utilities 0 Garbage 2,344 2,400 56 2,460 Hydro 391 500 109 500 Water 7,777 7,800 23 9,000Maint Grounds 0 Driveway Maintenance 0 100 100 150 Irigation Sprinkler System maintenance 166 400 234 800 Plants/Consulting 0 300 300 3,000 Walkway Maintenance 0 0 100 Ground Water Maintenance 0 0 1,000Maint Buildings 0 House Drainage Maintenance 614 200 -414 200 Roof Drainage & Flashing 0 0 200 Skylights 0 0 2,000 Windows 0 0 1,000 Garage Doors Maintenance 0 0 600 Patio Maintenance 0 0 4,500 Fire alarm system maintenance 856 1,500 644 1,000 Chimney Inspection 0 0 800 Inspect ducting to roof vents 0 0 400 Repair outside stairs handrails 0 0 800 Dryer Vent Cleaning 0 0 4,000 Misc 50 0 -50 100Administrative Expenses 0 AGM 123 250 127 200

0 Block Party 114 75 -39 75 By-Laws 0 0 100

0 Office Supplies 291 290 -1 297 Postage and Delivery 9 100 91 100

Property Appraisal 0 0 1,600 VISOA Membership 168 200 32 200 WCB 0 100 100 Web Costs 264 25 -239 Workshops or Courses 133 150 17 150 Document Storage 0 0 0 100

Total Expenditure 53,469 56,803 3,334 83,282

INCOMEStrata Fees Strata Levy 58,257 58,257 0 60,587Bank Interest 0 Bank Interest 372 120 -252 144 Real Estate Searches 150 35 -115 0

0Total Income 58,779 58,412 -367 60,731

Net Increase/Decrease in Bank Balance 5,310 1,609 -22,551

Mariner Ridge Strata CorporationOperating Fund

Income and Expenditure StatementActual 2017-2018 and Budget 2018-2019

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2017-2018 2018-2019EXPENSES Actual Budget Variance BudgetRoof Drainage & Flashing Maintenance 0 0 0 0Depreciation Report Depreciation Report 6,195 8,000 1,805Window Assemblies Skylights 0 4,500 4,500 0 Windows 530 1,000 470 0Exterior Doors Replacement 0 800 800 0Garage Doors Repair 0 1,000 1,000 0Building Maintence Outside Lights 454 2,500 2,046 0 Exterior Lighting 4,000Decks Deck Repair 105 1,000 895 0 Replace Surface 25,000Patios Maintenance 3,192 4,500 1,308 0Fire Supression Dryer Vent Cleaning 0 0 0 Replace Smoke Alarms 6,000 Fire system maintenance 378 850 472 0Landscaping Irrigation Maintenance 403 500 97 0

Garage Entrance Maintenance 5,600 Inspect and wash retaining walls 2,000Maint Buildings Foundation Maintenance 500 Inspect & repair laundry room #23 7,500 Common walls water damage 5,000 5,000 Electrical Panel Inspections 500General Emergency Repairs 5,846 8,000 2,154 0

Total Expenditure 17,103 37,650 -20,547 51,100

INCOMEStrata Fees Levy Income 49,550 49,550 0 54,127Bank Interest Cheque Acct Interest 158 20 -138 146 GIC Interest 0 0 0 0 Savings Acct Interest 625 200 -425 500

Total Income 50,333 49,770 -563 54,773

Net Increase/Decrease in Bank Balance 33,230 12,120 19,984 3,673

Contingency Fund

Mariner Ridge Strata Corporation

Income and Expenditure Statement

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Operating CRF TotalLevy Levy Levies

May 1, 2018 - April 30, 2019 $ 60,587.00 $ 54,127.00 $ 114,714.00

UNIT # OWNER UNIT ENTITLE-MENT

ANNUAL FEE

ANNUAL FEE

ANNUAL FEE

MONTHLY PAYMENT June Pymt Prev. Fee Diff

1 GIBSON/SULK 173 $ 2,078.44 $ 1,856.83 $ 3,935.26 327.94$ 347.69$ 308.19$ 19.75$

2 HAYDEN/HUENE 173 $ 2,078.44 $ 1,856.83 $ 3,935.26 327.94$ 347.69$ 308.19$ 19.75$

3 CARDNO/JARVIS 173 $ 2,078.44 $ 1,856.83 $ 3,935.26 327.94$ 347.69$ 308.19$ 19.75$

4 McKENNA 174 $ 2,090.45 $ 1,867.56 $ 3,958.01 329.83$ 349.69$ 309.98$ 19.85$

5 ZIPSE 173 $ 2,078.44 $ 1,856.83 $ 3,935.26 327.94$ 347.69$ 308.19$ 19.75$

6 CZECK/CAUVIN 172 $ 2,066.42 $ 1,846.09 $ 3,912.51 326.04$ 345.68$ 306.41$ 19.63$

7 RICHTER 173 $ 2,078.44 $ 1,856.83 $ 3,935.26 327.94$ 347.69$ 308.19$ 19.75$

8 ARTHURS 172 $ 2,066.42 $ 1,846.09 $ 3,912.51 326.04$ 345.68$ 306.41$ 19.63$

9 AYERS/GARDNER 173 $ 2,078.44 $ 1,856.83 $ 3,935.26 327.94$ 347.69$ 308.19$ 19.75$

10 PERKIN/McEACHAN 184 $ 2,210.59 $ 1,974.89 $ 4,185.48 348.79$ 369.79$ 327.79$ 21.00$

11 KING 184 $ 2,210.59 $ 1,974.89 $ 4,185.48 348.79$ 369.79$ 327.79$ 21.00$

12 CHAMPOUX 185 $ 2,222.60 $ 1,985.62 $ 4,208.23 350.69$ 371.80$ 329.57$ 21.12$

14 SHEFTEL 185 $ 2,222.60 $ 1,985.62 $ 4,208.23 350.69$ 371.80$ 329.57$ 21.12$

15 ALLARDYCE 184 $ 2,210.59 $ 1,974.89 $ 4,185.48 348.79$ 369.79$ 327.79$ 21.00$

16 LEVIN 185 $ 2,222.60 $ 1,985.62 $ 4,208.23 350.69$ 371.80$ 329.57$ 21.12$

17 HAMMOND 185 $ 2,222.60 $ 1,985.62 $ 4,208.23 350.69$ 371.80$ 329.57$ 21.12$

18 MAR 184 $ 2,210.59 $ 1,974.89 $ 4,185.48 348.79$ 369.79$ 327.79$ 21.00$

19 KNIGHT 186 $ 2,234.62 $ 1,996.36 $ 4,230.97 352.58$ 373.81$ 331.35$ 21.23$

20 MA 184 $ 2,210.59 $ 1,974.89 $ 4,185.48 348.79$ 369.79$ 327.79$ 21.00$

21 EDGAR/MARTYN 181 $ 2,174.55 $ 1,942.69 $ 4,117.24 343.10$ 363.76$ 322.45$ 20.65$

22 PENNEY 184 $ 2,210.59 $ 1,974.89 $ 4,185.48 348.79$ 369.79$ 327.79$ 21.00$

23 WIESE 181 $ 2,174.55 $ 1,942.69 $ 4,117.24 343.10$ 363.76$ 322.45$ 20.65$

24 REIJMER 181 $ 2,174.55 $ 1,942.69 $ 4,117.24 343.10$ 363.76$ 322.45$ 20.65$

25 SCOTT 186 $ 2,234.62 $ 1,996.36 $ 4,230.97 352.58$ 373.81$ 331.35$ 21.23$

26 O'HARA 179 $ 2,150.52 $ 1,921.22 $ 4,071.74 339.31$ 359.74$ 318.88$ 20.43$

27 WHITNEY 186 $ 2,234.62 $ 1,996.36 $ 4,230.97 352.58$ 373.81$ 331.35$ 21.23$

28 JONES 182 $ 2,186.56 $ 1,953.42 $ 4,139.99 345.00$ 365.77$ 324.23$ 20.77$

29 BELL/YOUDEN 181 $ 2,174.55 $ 1,942.69 $ 4,117.24 343.10$ 363.76$ 322.45$ 20.65$

5043 60,587.00$ 54,127.00$ 114,714.00$ 9,559.50$ 10,135.08$ $8,983.92 $575.58

To arrive at individual strata fee: take total budgetted amount divided by total unit entitlement

multiply by individual unit entitlement which will give yearly strata fee divide that total by

12 to arrive at monthly fee.

Strata Levy Calculations 2018-2019

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UNIT #

OWNER ANNUAL PAYMENT

QUARTLY PAYMENT JUNE SEP DEC MAR

SEMI ANNUAL PAYMENT JUN DEC

MONTHLY JUNE

MONTHLY JULY-MAY

1 GIBSON/SULK $ 3,955.01 988.75$ 1,977.50$ 347.69$ 327.94$ 2 HAYDEN/HUENE $ 3,955.01 988.75$ 1,977.50$ 347.69$ 327.94$ 3 CARDNO/JARVIS $ 3,955.01 988.75$ 1,977.50$ 347.69$ 327.94$ 4 McKENNA $ 3,977.86 994.47$ 1,988.93$ 349.69$ 329.83$ 5 ZIPSE $ 3,955.01 988.75$ 1,977.50$ 347.69$ 327.94$ 6 CZECK/CAUVIN $ 3,932.15 983.04$ 1,966.07$ 345.68$ 326.04$ 7 RICHTER $ 3,955.01 988.75$ 1,977.50$ 347.69$ 327.94$ 8 ARTHURS $ 3,932.15 983.04$ 1,966.07$ 345.68$ 326.04$ 9 AYERS/GARDNER $ 3,955.01 988.75$ 1,977.50$ 347.69$ 327.94$

10 PERKIN/McEACHAN $ 4,206.48 1,051.62$ 2,103.24$ 369.79$ 348.79$ 11 KING $ 4,206.48 1,051.62$ 2,103.24$ 369.79$ 348.79$ 12 CHAMPOUX $ 4,229.34 1,057.34$ 2,114.67$ 371.80$ 350.69$ 14 SHEFTEL $ 4,229.34 1,057.34$ 2,114.67$ 371.80$ 350.69$ 15 ALLARDYCE $ 4,206.48 1,051.62$ 2,103.24$ 369.79$ 348.79$ 16 LEVIN $ 4,229.34 1,057.34$ 2,114.67$ 371.80$ 350.69$ 17 HAMMOND $ 4,229.34 1,057.34$ 2,114.67$ 371.80$ 350.69$ 18 MAR $ 4,206.48 1,051.62$ 2,103.24$ 369.79$ 348.79$ 19 KNIGHT $ 4,252.21 1,063.05$ 2,126.10$ 373.81$ 352.58$ 20 MA $ 4,206.48 1,051.62$ 2,103.24$ 369.79$ 348.79$ 21 EDGAR/MARTYN $ 4,137.89 1,034.47$ 2,068.95$ 363.76$ 343.10$ 22 PENNEY $ 4,206.48 1,051.62$ 2,103.24$ 369.79$ 348.79$ 23 WIESE $ 4,137.89 1,034.47$ 2,068.95$ 363.76$ 343.10$ 24 REIJMER $ 4,137.89 1,034.47$ 2,068.95$ 363.76$ 343.10$ 25 SCOTT $ 4,252.21 1,063.05$ 2,126.10$ 373.81$ 352.58$ 26 O'HARA $ 4,092.18 1,023.04$ 2,046.09$ 359.74$ 339.31$ 27 WHITNEY $ 4,252.21 1,063.05$ 2,126.10$ 373.81$ 352.58$ 28 JONES $ 4,160.75 1,040.19$ 2,080.38$ 365.77$ 345.00$ 29 BELL/YOUDEN $ 4,137.89 1,034.47$ 2,068.95$ 363.76$ 343.10$

$115,289.58 $26,995.77 $53,991.54 9,166.42$ 8,983.33$

(Including May correction)

Strata Levy Payments 2018-2019St

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Your Strata Council is proposing some bylaw changes – Why?

Last year we attended a Vancouver Island Strata Owners Association (VISOA) presentation, and were strongly advised, by a lawyer specializing in Strata law, that we need to be proactive with the impending Federal legislation around the legalization of marijuana, and its potential impact on our collective comfort. Hence, we are introducing a new bylaw, for your approval, to address this subject. We obviously have to respect legislation and the new bylaw tries to balance the rights of the individual with the rights of our overall community. The bylaw cannot prevent consumption but does limit the impact on non-consumers. We have to confess that your Strata is divided as to the need for this bylaw as we already have a bylaw addressing ‘nuisance’ issues, on our ‘books’. We are relying on you, the Owners to make the right decision, at this time. At the same meeting we were made aware of some risks associated with home based businesses, which we have tried to mitigate with another new bylaw change. On a totally different subject, you are probably aware that we have a new Depreciation Report (DR) a copy of which can be found on our website. We are pleased with the report and it’s overall findings. The consultant that created our report drew our attention to some inconsistencies in the way we conduct business. Specifically, he referred to the initiative taken in 2015 when the Owners gave the Strata Corporation the responsibility for the testing/maintenance of the sprinkler heads, in the individual units, but specifically excluded the unit’s smoke detectors. He questioned this exclusion, as the detectors are the ‘first line of defence’ in the event of a fire. As we live in connected, wooden frame buildings, we are all vulnerable to fire if one unit’s smoke detector fails. In addition, your Strata has recommended, in the past, that we all need to upgrade our smoke detectors so they detect carbon monoxide, a toxic gas. How many of us have heeded this recommendation? His recommendation is that Strata takes on the full responsibility of replacing/upgrading/testing the detector systems as well as continuing the responsibility of the annual maintenance of the Fire Suppression Systems. A new bylaw expanding our role will be presented for your approval. As well as this initiative he raised a number of other safety related suggestions.

- As the garage doors are considered part of the building envelope, which is the responsibility of the Strata Corporation, why are we not responsible for the maintenance of the tracks, bearings and opening mechanisms? This is not only a safety issue but by using a maintenance agreement with a specialist company we should be able to negotiate a lower per unit cost, for maintenance and replacement parts.

- While your Strata Corporation has the responsibility for the external chimneys of our gas fireplaces and heating systems, it has been suggested that we also assume Stap

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responsibility for the annual safety check, by a qualified licensed gas professional. Again, the per-unit cost can be negotiated lower than each of us paying separately, and we can be assured that our neighbours gas appliances are being maintained in a safe manner.

- Our doors and windows are considered part of the building envelope. The building industry has no way of forecasting the expected ‘life’ of these components, but their eventual replacement will be at a significant cost. Anything we can do to maintain the functioning of the units will delay their eventual replacement. A program to maintain and lubricate the sliding glass doors, their tracks and bearings is envisaged.

- With our new roof we should stay dry for the foreseeable future, but we will need to be able to inspect the roofs from the inside to ensure we have no damp, leaks or mould. A program of attic inspections is recommended.

These suggestions are being presented to you, the Owners, at this time, for your information and comments. No decisions will be taken at this time. In anticipation of your approval of the Fire Detection Bylaw, you will find the 2018/2019 Budget contains new funding for the inspection/replacement where needed/updating where needed of all of our smoke/toxic gas monitors. Because your Strata Corporation may be taking on additional responsibilities, over the long term, we will be asking for your help, not only to fund these initiatives but to help organize the actual work. It will be very important that once scheduled, that access to all units, by the various professionals is 100% so that we can rely on having a continual high level of safety and effective preventative maintenance. Derek Gibson

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Proposed Additional Responsibilities of the Strata Corporation re. Smoke Detectors

Rescind the Bylaw Amendment, approved at the May 27, 2015 Annual General meeting that read: 2 Power and Duties of the Strata Corporation 8) Repair and Maintenance of Property by the Strata Corporation e) Notwithstanding the above the Strata Corporation will maintain the Fire Suppression Systems including the individual sprinkler heads but excluding the smoke detector alarms within the Units. Add: 2 Power and Duties of the Strata Corporation 8) Repair and Maintenance of Property by the Strata Corporation. e) Notwithstanding the above the Strata Corporation will maintain the Fire Suppression Systems, including the individual sprinkler heads as well as the smoke and carbon monoxide sensors/alarms, within the individual Units.

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Proposed Restricted Smoking bylaw Add to; (3) Use of Property (9) An owner, tenant, occupant or visitor must not smoke tobacco, marijuana or any similar organic substances, nor use an e-cigarette or any other vaporize:

a) On a balcony, deck or patio; b) On the exterior common or limited common property within 6 meters of a door,

a window or an air intake vent.

An owner, tenant, occupant or visitor who, within a strata lot:

a) Smokes tobacco, marijuana or any similar organic substances; or b) Uses an e-cigarette or other vaporizer

Must not permit the smoke, odour or vapours to escape their Strata lot such that it can be smelled by another resident.

Proposed Restricted Home Based Business bylaw Add to; (3) Use of Property (10) Subject to subparagraph (2) a Strata lot shall not be used for commercial purposes or the operation of a business. An owner, tenant or occupant may operate a home based business provided that:

a) The bylaws of the municipality permit them to do so; b) They comply with all requirements and conditions contained in the Municipal bylaw,

including maintaining a valid business license; c) The business has very limited access by clients or customers attending the Strata lot; d) The business does not involve deliveries products and goods to the Strata lot (other than

the occasional courier); e) The business does not involve; (i) the use of hazardous or dangerous materials (ii) the

use of machinery. f) The operation of the business does not produce an unreasonable level of noise or

odours; g) The owner, tenant or occupant maintains commercial liability insurance in an amount of

not less than $1 million. Stap

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