AGM Held on Dec 1 2011

Thank you to all of the owners who came out for the AGM.  We were able to meet quorum and conduct the Corporation's business formalities.

Two new Directors were elected to the Board.  Your Board for the next year will be:

• John Millborrow of Unit 13 (entering his second year of a three year term)
• Ian MacIntosh of Unit 7 (newly elected)
• Jim Freeman of Unit 4 (elected in abstentia, awaiting confirmation of acceptance of position)

Thanks go out to out-going Board members Bonnie Mifsud of Unit 6 and Barb Cote of Unit 8 for their service and contributions to the community.

Sign Update - Formal applications under review by the City

Folks have been asking for an update on the sign issue.

The sign will be mounted on a post set into the ground, which makes this a "ground sign" by the definitions found in the City's Sign Bylaw.  The question of mounting location is subject to set-back requirements found in the Sign Bylaw, and we would not be able to meet those requirements without the City granting us a variance or exception from those requirements.

As of end-of-September, a representative of the City's building and planning staff communicated that they would be "generally supportive" of our request for variance with respect to a 15 meter set-back requirement from neighbouring property lines.  We would still have to meet all other set-back requirements.  

With that information in mind, we set about determining the location that would provide best visibility for the sign while at the same time meeting those other set-back requirements.  The Board met at the entrance on October 13th and used a mock-up of the sign to view how it would appear in various legally-permitted locations. 

The location chosen is right beside the condominium sidewalk, just before the last condominium lamp post on the right as you leave the condominium on your way to Shadeland Avenue.  This location was chosen because it meets (we think!) all of the City's setback requirements other than the 15 meter neighbouring property line set-back, and because it imposes no more intrusion into Unit 16's front lawn than the street lamp that the entrance sign will be installed beside.

With the location chosen, we completed the necessary drawings, site plans, and permit applications to the city - a Sign Permit Application, plus a formal request for variance application, and of course the requisite cheques to cover the application fees charged by the City.  The City has cashed the cheques, and we are now waiting as these applications make their way through the City's various review processes. 

We are cautiously optimistic that the applications will be approved as-is, and so ask for a little more patience from owners over what had turned into an unexpectedly long drawn-out process.  We will update you on progress as it happens.

New property manager for 976 Shadeland

Julien has moved on to a new life out on the west coast of Canada.

Your new property manager is Marcel Fryters. Do feel free to contact him with any questions or concerns that you may have.

Marcel can be reached by telephone at 519-767-2060 or by email at mfryters@inspirah.com .

Sign Update

Dear Residents,

As each of you know, the Board of Directors and Inspirah Property Management have been working for over a year now trying to install a front entrance sign. In fact, owners also provided funds for this sign as a special assessment.

I am writing to explain the numerous delays that have occurred with the installation of the sign. It took many months and dozens of quotes to finally decide what type of sign would be best to install. One that would require the least amount of city approval, be elegant and was within our price range. The decision was made to get a flag type sign installed on the light standard closest to Shadeland Avenue. This would have been ideal as it was located on the condominiums property and would be exempt from having to conform to city by-laws.

Unfortunately, midway through the in shop construction of the sign, a problem arose. With the help of an insider at the light standard manufacturing company, we got our hands on the detailed specs of the light standard. Opposite to initial professional opinions, It was concluded that the light standard would not be a suitable post for the sign during high winds. Risks of the structural integrity of the post during bad weather were serious enough to back out from this approach.

Where do we stand you ask? It’s simple. The sign is complete and ready for installation. Unit 16 has graciously accepted to allow the sign be install on their lot. Typically, condominiums will have a front entrance sign feature built into the original drawings and municipalities enforce this. In this case, the plans make no mention to a sign, therefore, the installation of our sign must conform with current residential sign by-laws. Our sign does not conform and a variance is required. We have applied for the variance and are in the process of getting the approval of the City.

The Board and Inspirah, like you, are impatient. Our focus is to install this sign as soon as possible. However, we do need to ensure it’s done properly. This long wait and approval process may be the assurance that we won’t have to deal with any more headaches once completed. 

2011 Condominium Fees - $135.50

As each of you may recall, pursuant to the Condominium Act 1998, condominium corporations must update their reserve fund plan every three years to insure that there are sufficient funds available for the future repair and replacement of the common elements at the end of their life expectancy.  Your Board of Directors commissioned Brown & Beattie Building Science Engineering to complete this study in 2010. The plan conducted and subsequently approved by your Board necessitates contributions to the reserve fund to increase from their current level of $2,085 in 2010 to $7,329 in 2011 which results in a 71.55% increase.  Please note that this increase is for contributions to the reserve only and does not take into account any potential need to increase fees in future to cover the corporation’s operating expenses.

Beginning in July 1, 2011 your monthly condominium fee will be increasing by 6.18% to $135.50. Please note that the Reserve Fund Contribution increase should have increased condominium fees by 15.98%, however, your Board of Directors have decided to spread that large increase over the next 2 years. This is made possible by subsidizing the increase with the excess funds found in the condominium’s Operating Account.

A copy of the 2011/2012 can be found attached. If you have any questions please do not hesitate to contact Julien Jacques at 1 (888) 407-3886 ext. 102 or jjacques@inspirah.com.

Lastly, for those whom have signed up for our Pre-Authorized Debit (PAD) system need not provide any additional items. The condominium will automatically withdraw the fees from your account as of July 1, 2011. For those who are paying by cheque, we would request that you provide us with a Pre-Authorized Debit form. You can find the PAD form under "Important Documents" on the toolbar found on the right. If unable to do so we will require 12 post-dated cheques for the sum of $135.50 dated the 1^st of each month and beginning July 2011.  Cheques or the completed PAD form may be forwarded to our office at our 920 Edinburgh Road South Office found on our contact us page.