Previous Information

Notes from July 4 Meeting

1. Fence problems have arisen; Behind unit 11 & beside rodaway across from approximately units 41 to 37. Repairs will be investigatigate with contractors.
2. A reminder that unit owners are responsible for property within your boundaries.
3. Unit issues - Visitor Parking, Irrigation, RFI Letters & individual unit concerns were addressed.

Notes from May 17 Meeting

1. The board requests that unit owners with trees on the boulavard on Orchard Road (units 1, 3, 6, 7) ensure that these trees are watered on a regular basis especially if we have a hot dry summer. Approximately 2 gallons 8 litres twice a week
2. A reserve fund study (RFS) class 3 is in the process of being prepared.
3. Board members conducted a walk through, and the property appears in reasonably good shape. Landscaping issues are being addressed.
4. Individual unit concerns were addressed

Notes from March 6 & April 17 Meetings

1. Gelderman will be starting the spring summer grounds work soon. Weather has been an issue. wintedr damage to be repaired.
2. Prinkler system is to be tuned up to make sure it is working properly.
3. Very few issues or unit concerns to discuss.
4. A walk throught has been planned for next month prior to our next meeting.

Notes from Nov 21 & Dec 12

1. A warm welcome to Unit owners. Any questions about our condonminium should be directed to the managment group at Wilson & Blanchard, referenced at the bottom of the page.
2. Once again very little to report. Finances are stable and very few issuse needing attention
3. See last meetings notes,

Notes from the Sept 26 & Oct 24 Meetings

1. Very little new material to report.
   1. Reminder about parking: the visitors parking area is for visitors not unit owners & not to be used for convience.
   2. Please clean up after your pets & would cat owners please refrain from letting their cat run loose on the premices. They tend to spray & stake out territory in neightbours gardens. ( I have had my cellar window sprayed with cat urine & because I have an indoor cat, the wandering cat will come up to either a window or patio door and start a hiising fight with my cat. Thankfully the screen door wasn't shreaded.)
   3. Water valves protruding in driveways should be pounded down before the snow plowing season is apon us. The snow scrapper may break it off if not flush with the driveway (to pound down place a two by four over the value and hammer carefully to drive it into the ground).
2. Crack filling of the radway & line painting for the visitors parking is scheduled for Oct 31, Monday. Do not visitors or yourself park in visitors parking areas.
3. If your driveway is damaged by oil stains you are responsible for this.
4. Garage doors should not be painted unless necessitated by damage to the paint. Colour must be approved by the Board, which is attempting to determine the original paint colour."
5. Residential Information Forms (RIF) must be filled out and/or updated as required by condominium by-laws.

Notes from the August 16 Meeting

1. Quotes for crack filling & line painting have been requested and will be reviewed by the board so that improvements can be undertaken.
2. Unit issues were discussed.
3. Any issues or concerns please forward to the board through proprety management Wilson, Blanchard.

The Canadian Condominium Institute (GCI) Golden Horseshoe Chapter is holding a meeting September 14th at the Burlington Performing Arts Centre. The Institute deals with legal and govermental issues dealing with conodminiums. If interested please read the following article at GCI

Notes from the May 31 & July 5 Meetings

1. Many issues have been resolved. Any concerns feel, free to make them to the area manager so that he can bring them to the board for discussion.
2. If you have any request for exterior renovations, improvements please sent your request to the board for approval.
3. With the dry weather upon us, lawns will dry out if not watered. It is the unit owners responsibility for this watring.
4. New trees have been planted and aeration of the property has been completed by Gelderman.
5. City water value caps which may be protruding from driveways may be easily pounded down hammering onto a 2x4 placed over the metal cap. (This will prevent damage to cap).

Notes from the April 11 2011 Board Meeting

1. Most of the discussions revolved around approving the Gelderman contract and clarifying areas of particular concern.
2. The board will be planting trees along the Orchard Rd. boulevard in order to enhance our property.
3. We continue to receive complaints regarding noise between units, so we again appeal to everyone to be considerate of their neighbours. Please be aware that bass sounds are the major problem and it doesn’t take much volume to make the bass irritating – it travels through the wall and floor joists quite easily. According to our Declaration, no electronic noise is permitted after 11 pm. This issue has come up many times in the past (see previous meeting minutes    i.e. July 5 & May 19 2010).
4. Some residents are still putting greenbox foodstuffs out at night before garbage pickup. Please refrain from doing so, as it attracts wildlife (raccoons and skunks).
5. We will be send a letter to all residences warning of the potential for fire caused by dryer vent lint, which is very flammable. It is recommended that the vents should be professionally cleaned every two years.
6. Next meeting May 23

Notes from March 10 2011 Board Meeting

1. Unit owner concerns were discussed and sdvice past on as required.
2. Again, noise disruption in certain units was a major concern. Please see minutes from January meeting.
3. Steps will be taken to repair the cracks in the common element roadway.

Notes from Jan 24 2011 Board Meeting

1. Major issues discussed:
   1. visitors parking violations
   2. noise disturbences: to reduce noise levels disturbing adjacent units turn down the base, low frequencies easily penetrate and pass through solid materials such as walls.
2. Various concerns of unit owners were covered.
3. New date for our AGM is Feburary 17^th, a Thursday evening. This meeting does cost money to hold.
   Please plan to attend or if you cannot please fill out the proxy notice that will be found in AGM literature coming soon. That way the meeting will be a legal and the moneys will not be wasted.
4. Gelderman has taken over again as our landscape contractor, with very good results with respect to snow removal. See above for contract information.

Notes from October 7 Board Meeting

1. AGM announcement is forthcoming; an opening on board is available and a formal notice has been sent (Oct 12) for this position. Projected date of the AGM is November 11, a Thursday
2. Please be wary when putting out garbage. If your garbage is put out in the evening, this is an invitation to skunks and raccoons that dinner is being served. (Ever notice the smell of skunk on the night before garbage pick up).
   To facilitate lawn cutting please put your garbage and blue & green box containers on the curb.
3. Parking issues are still a concern. The visitors parking areas are for visitors NOT residents.

Notes from August 31 2010 Board Meeting

1. A welcome is extended to new unit owners on behave of the board and management.
2. Many of the concerns from the last board meeting have been resolved (see July 5^th meeting notes)
3. Once again it must be pointed out that It is impairative that unit owners do not use the visitor parking lot as their own personal parking space.
4. Next meeting is October 7. If you have any issues that can be brought up at the upcoming AGM, please forward your concerns to Mr. Ross Boncori, at Wilson, Blanchard Management (905 540-8800 Ext. 268).

Notes from July 5 2010 Board Meeting

1. A walk thru was conducted with the following items of interest:
   1. Many dead lawn areas where observed where pet owners allow their dogs to go
      Pet clean up was still a concern, however it does seem to be better than in the past.
      This has recently been brought to our attention:
      All owners please take notice: NEW POSTING
      For the past few weeks, several residents have expressed concern over dog feces that have been left on roadways, common element grass, and even on individual owners' property. This behaviour is totally unacceptable, and illegal. If anyone has information about this issue, please contact Ross Boncori. This is not to say that unit owners are responsibe for this, it quite possibly is outsiders, walking their dogs in our condo complex, that are reponsible. Please keep an eye out for whomever.
   2. Satellite dishes are allowed however only one per unit as written in the unit by-laws. Also, PRIOR TO INSTALLATION, the owners MUST contact Mr. Ross Boncori, at Wilson, Blanchard Management (905 540-8800 Ext. 268)to make sure they are aware of the guidelines for installation.
   3. Birdfeeders: the problem that these create is that the attract mice and with a supply of food they will populate. Not such a big problem in the summer but when the weather gets cold these mice will want to come indoors were it is warmer. There have been complaints about mice in the past.
   4. Certain areas of the lawns are not well maintained (see last months concerns) Again we are monitoring this contracto. Email concerns to the board.
2. Noise issues, again, were discussed; especially late night (3:00 - 4:00AM) disturbences.
3. Weeds on owners lawn are their responsibility, only the common areas are the boards responsibility, however new provincial guidelines on the use of herbicides means that tyhe contractor cannot use sprays to kill these weeds.
4. The garage sale planned for this month was deemed a success by the participants.
5. Next board meeting is August 23 (moved to August 31)

Notes from May 19 2010 Board Meeting

1. Landscaper has not been doing the job we had hoped. A review is in progess
2. Specific unit owner issues were discuused with an attempt to resolve concerns.
3. Usual issuse were discussed. It seem that the same concerns crop up ever month
   1. Noise from a unit that disturbs the units immediately ajoining it. Owners and family of owners must show resect for those beside them as noise will carry from one unit to another especially at night.
   2. Lawns of pet owners are being killed in various areas where a dog urinates. The owner is responsible for maintaining the lawn and not letting it become a series of dead patches.
4. Residentail information forms should be completed and passed on to the board for proper filing.
5. A news letter is being prpared and maile out to each unit.
6. A garage or yard sale is bing planed for July 17
7. Next board meeting is July 5

Notes from April 23 2010 Board Meeting

1. Due to a contract issue the new landscaper could not start any work the week of April 15.
2. Shingle information is as follows:
   GAF - Timberlink 30 yr. Colour is Weatherwood
3. Another reminder to unit owners:
   
   • If you are planning outside alterations written approval from the board is required.
     
   • Please clean up after your dog and do not let them roam onto the lawns of other units, leashed or not.
4. And maybe the best news of all: There will be NO increase if condo fees these year, even though the HST is fast approaching (in July).

Notes from March 10 2010 Board Meeting

1. In light of increased dissatisfaction over the past couple of years with the lack of detailed service by our present landscaper, Jan Gelderman, the Board has decided to contract with a different company, GroundWorks. They will assume landscaping duties starting April 15/10.
2. AllPest is no longer our pest control company of choice. Since the services they provide are not part of the Corporation's responsibility, owners should research their own company when in need of such services.
3. At the AGM we had 12 units represented in person and 2 proxies. The minimum for the AGM to proceed with a quorum is 12 in total. If we do not have 12, we have to redo the process at considerable expense for the Corporation (ie. the owners). In future, please try to attend the AGM or, at least, provide the Board with your proxy so that any unnecessary expense can be avoided.
4. Please remember to mail in your fire alarm survey, or give it to a Board member. A few owners have still not filed their residential information sheet; we will leave another of these form at the units involved and ask that they be filled out asap, as per government mandate.

• Please remember to have your dog relieve itself on your own lot, not your neighbours'. It should then be walked offsite, if desired, on a short leash to minimize the possibility. Anyone who walks your dog should be told about this request.
• We are still getting complaints about noise between units, usually bass from a stereo unit. Bass frequencies should be minimized as much as possible to avoid disturbing others.

Notes from Febuary 4 2010 AGM

1. A quorum was present but not by much. These meetings do cost us money (rental of space) and if a quorum had not been achieved extra expences would be incured to reschedule.
2. The agenda was accepted and follow per AGM document that was given to each unit dated January 15 2010
3. Mr. N Yashar was acclaimed as a director on the board.
4. Auditors report was presented by Mr. T Gatto CA and accepted by the memebers present.
5. Issued discussed under New Business
   • Visitation by National Energy with an intent to replace hot water heaters.
     Re energy companies: the corporation has nothing to do with these solicitations and unit owners should be wary of such approaches.
   • Racoon problems both past, present and future
     The female racoon does like to invade our, your attic space in early spring to nest and raise a family. To help prevent this if end unit install carpet tack strips on top of fence railings and up drain pipes this will prevent them from climbing up onto the roof and pushing up sofits to enter attics.
   • The board will have our roadway posted a private road
   • Drainage problems behind units 27 through 30 (excessive amount of rain this summer contibuted to this.
     Also dead trees behind some units that are on city property; what to do?
6. Next board meeting is March 1 2010

Notes from January 25 2010 Meeting

• Several unit concerns and issues have been resolved
• Ongoing issues include,
  1. Damage to lattice work at mail box shelter; may have been a snowball thrown by ..... Please report any incidents to either the unit manage or the board.
  2. Pets both noisey barking dogs and picking up in unit's back yard
  3. Visitor parking
  4. Noise issues coming from adjacent units (please lower base frequencies because these are the ones that will travel trough walls)

Notes from the November / December Board Meetings 2009

• Please note: Site has not been maintained due to a serious illness over the past few months.
• Safety issues have been discussed and recommendations made with respect to playing in the roadways of our complex. A rule will be FORMULATED AND DISTRIBUTED.
• The audit of financial statements of our condominium corporation has been reviewed and accepted .
  The AGM date IS LATE THIS YEAR BECAUSE OF A DELAY IN THE PREPARATION OF THE AUDIT REPORT. THE AGM will PROBABLY be in early February.
• Anyone interested in running for a position on the board of directors should make themselves known in writing and sent to Ross Boncori at . A mailing has been sent to this effect.
  We do hope that you plan to attend this meeting so that your views on condominium issues can be expressed.
• Unit concerns/requests were discussed.
• Please note: The parking spaces (3 of them) by the gazebo have been designated for Snow clearance . Please ENSURE THAT YOUR VISITORS DO NOT PARK IN THESE 3 SPOTS. This will help prevent lawn damage over the winter. In the past Gelderman has done a reasonably good job of maintaining our roadways.
• If you have a dog please be considerate of your unit neighbours (they are right beside you): clean up after your pet, and CONTROL excessive barking both inside and outside of your unit.
• Please be respectful of your neighbours with respect to noise. Low frequency, bass sound do travel through the walls and can be heard in ajoining units, whereas the higher frequency sounds do not pass through the walls . Please keep bass sounds to a minimum.

Notes from the September Board Meeting 2009   

• As you can see the mail box shelter is under construction. Hopefully it will be completed by the mid October.
• We ask that unit owners view the conduminium rules and regulations that you have signed off on when you bought your unit. The rules are listed above in 5 seperate pages.
• Unit concerns/requests were discussed.
• Please note: At this time of year Gelderman will use their discretion whether your grass requires cutting or not.
• We ask that owner please monitor any large service truck (i.e. delivery or moving van) that services your unit as to driving on lawns, either your own or your neighbours. Some lawns have been driven on with ruts and gouges resulting. Damage of any sort is the responsibility of the unit owner and costs will be charged back to the unit owner.
• Our AGM is approaching with one board member being up for election. If anyone wishes to challenge this position please do so in writing and sent to Ross Boncori at
  We do hope that you plan to attend this meeting so that your views on our condiminium can be expressed.

Notes from the August Board Meeting 2009

• Management agreement was signed by the board maintaing the management company of Wilson Blanchard.
• Usual concerns about misuse of visitors parking was discussed and a rule amendment was made.
• Mail Box shelter is being investigated.
• Current unit issues were discussed.
• Our unit's annual general meeting (AGM)is upcoming in the next month, please plan to attend so that your views may be heard.

Notes from the July Board Meeting 2009

• Various unit issues were discussed which will be presented in a Newletter. Please read so that you are aware of various concerns that present themselves to you the Unit owners
• Please be aware that we have an ash tree problem in our complex. The trees are being attacked by Gall mites and may cause the tree to die. More information will be available in the upcoming Newsletter.

Notes from the June Board Meeting 2009

• Issues that seem to ongoing
  1. Misuse of visitors parking
  2. Dog feces not being picked up on owners yards, along with dead grass on these units
  3. Raccon visitations
• Various unit concerns, presented to the board, were discussed
• Gelderman has been asked to attended to small areas at north and south ends of Orchard, beneath stone walls (poop bags are still there); resod area damaged over winter
• New concerns, issues discussed are as follows:
  1. Ash trees are being invaded with gall-mites and will die off because of this, replacement with another tree species in the fall as some owners will be replacing them, at their own expense, with a different species.
  2. Gelderman will be asked to take better care when cutting grass
  3. Color of the wood trim is given as (do you have the numbers and which paint brand)
  4. Larvacide program was introduced this is for the standing water in the storm sewers
• The colour previously given for the front door sidelight trim colour is not accurate enough. If you have already used this colour, you do not need to change it, but if you plan to paint this area, please check with management for the new colour match, which we hope to have available this summer.
• Lastly the board would like to remined every unit owner, that the benefits and general desirablity of living in this complex depends on each owner following the rules and regulations of the condominium bylaws. Property values could deteriorate if these simple guidlines are not followed.

January 2009 Board Meeting

Items covered at the meeting include:

Snow

Icicles

Gazebo

Smoke alarms

November Board Meeting 2008

Current projects and issues discussed

• Reserve fund
• Catch basin
• Monthly financial reports
• Landscaping issues i.e. tree trimming, Gelderman contracts
• Appraisal report prepared by Suncorp Valuations Ltd
• Visitor parking problems
• Issues brough forward by unit members
• Correspondence

Annual General Meeting Oct 21 2008

• Re-landscaping
• Drainage repairs
• Owners insurance responsibilities
• Owners concerns included
  1. Pet control, noise and clean-up after
  2. blue box and green bins (be warry of strong winds and animal who are looking for a free meal)
  3. Speed limit is 10 km/h
• Unit alterations need board approval, just submit requests
• Some still use visitor parking
• Dates for outdoor Christmas decorations
• Walkway shovelling is the owner's responsibility
• Repairs to units are the owner's responsibility; See HSCC Corporation No. 434 Unit Owner Responsibilities

Information from the meeting of June 17/08.  

1. Various requests for alterations from unit owners were discussed and the appropriate action taken.

2. Work to be done:
   • the downspout at the rear of unit 35 will be moved and extended to avoid a buildup of water in the backyard.
   • landscaping in the parkette and at the entance to our complex is scheduled to begin the week of July 10.

3. Reminders:
   • residents cars are not to be parked in either VISITORS or along fire routes. Unit owners whose guests require parking for longer than 2 days should request permission from the Board.
   • any change to exterior of unit buildings or landscaping requires Board approval. Please remeber that the Board meets once a month and, therefore, requests for alterations cannot receive an immediate response.
   • there are noise rules in effect and it is important for everyone to be considerate of neighbours.
   • dog fences must be removed on grass-cutting day (Wednesday) so as not to interfere with the Gelderman crew. Animal feces must be removed from the property on a daily basis.

4. Next meeting: July 22.

Last Board meeting - May 5th, 2008.  

Snow Removal

• common walkways not cleared at times
• clearing of the driveways completed too early in the day (6:00 – 6:30 am, most cars are still in driveways at this time)
• some driveways not cleared

Landscaping

• 9 trees (dead/stumps) along the bottom of the hill in the common area will be removed and new trees (blue spruce and/or green pine) will be planted at the top of the hill
• the front entrance will be re-landscaped with new plants; the small stones will be removed and wood chips will be placed around the new plants

A new manager has been appointed for your Condominum Corporation. Please welcome Mr. Ross Boncori.

The board has arranged with Gelderman to have a more experienced crew to cut our grass and maintain the property. They will will be cutting on Wednesdays instead of Thursdays.
Please keep your lawn clear so that they have easy access to all grassed areas.

Info from the Board meeting of March 27/08..  

SNOW REMOVAL

GARBAGE AND WILDLIFE

GUEST PARKING

NEXT MEETING: APRIL 24/08

Febuary 2008

At the Board meeting on Feb. 18, the following items were considered: - residents' requests and concerns were discussed and decided - an estimate for a low stone wall at the condo entrance is being sought - approval was given to spray catch basins monthly with a larvicide to control insect infestations - dead trees and shrubs will be removed from the lower parkette and replacements planted, preferably, at street level - a rep from Coulter Engineering provided us with solutions for the drainage problem at the rear of units 17/18.

A rep from Gelderman was in attendance: winter and summer programs were reviewed, clarified and revised. Please note: - only common element sidewalks and the Orchard Rd. sidewalk will be plowed, and salted as necessary - driveways will be plowed only if cars on not parked on them - 3 visitor parking spaces near the gazebo may be used to pile snow if conditions warrant - fertilizer will be applied in spring, summer and fall.

Garage sale: Anyone interested in a community garage sale in the spring, please contact Rosanna Bird @ 336-8430 by March 7. If we get a good response from the community, we will book a date in either May or June and post it on the website.

Reminder: please do not leave any garbage outside, either at the front or rear of the unit or on table tops, until the morning of collection day.

Next meeting: March 27.

January 2008

AGM, 2008

• Rosanna Bird (unit 23) was acclaimed to a new 3 year term as Director; Carmela Stefano (unit 47) and Neggie Yashar (unit 7) continue as Directors for 1 and 2 years, respectively.
• the Board undertook several initiatives over the past year to correct continuing drainage issues: some units had downspouts extended to avert the pooling of rain water; others had downspouts redirected to the street; one of the catch basins was reconstructed to avert flooding.
• efforts to improve common element landscaping are being hampered by the costs involved. The Board will be asking for resident volunteers to help with projects in order to keep labour costs down.
• concerns were again raised over our costs to correct longstanding drainage issues. Unfortunately, the work done by Losani was approved by the City and we have no recourse under any warranties.

Executive Initiatives   

Executive initiatives

• we will be consulting with engineers and others to examine catch basin drainage issues.
• catch basins will be treated with a larvicide on a regular basis this year in order to avoid insect infestations.
• in the parkette, dead trees will be replaced and relocated in consultation with an arborist.

October November 2006   

July August 2006   

FENGATE LETTER TO OWNERS – BUDGET 2006/07 etc.

INSURANCE

VEHICLE SPEED LIMIT – 10 KM/HR – RULE 26

PROJECTS

June 2006   

Painting Information

We have received the following exterior paint information for our corporation from Dwight Lawrence at Losani Homes.
Paint on the front & garage doors is: Colour Your World ICI “fauna” 10YY18/074 - latex, semi-gloss
The vinyl siding and other trim is NOT painted and is either pebble or sandalwood colour.
Some painters will use other brands and just colour match.

Landscaping consensus

With much help and input from our volunteer ‘gardening committee,’ the various landscaping options outlined in detail and prioritized by owners at the AGM, is now a Greystones consensus.

A majority of owners have opted for professional landscaping to be done at the ‘gateposts’ entrance and the professionally recommended French drain work to alleviate chronic water problems at the base of parkette area, on the gazebo side.

March 2006   

Unfortunately, John Hardy has tendered his resignation from the Board of Directors, due to increased business activities. John has been with us from the beginning, and his service to our community has gone a long way to helping us establish Greystones. THANK YOU to John for your valuable contributions!!!

Robert Warren, Unit 42 has graciously agreed to join the board, until our next AGM. We thank Bob for his interest in our community and for his assistance. Thanks..Bob

Owners are reminded to please review and act upon the February 2006 Fengate update letter sent to all Greystones homeowners by our Property Manager, regarding insurance.
The corp. is fully insured in all required areas and he strongly suggests all owners obtain a "Condo Owners Contents and Upgrades Package". This coverage costs about 50% less than an "Owners Package"

January 2006   

Despite a balmy winter break, Greystones winter continues!!!
Please remember, important aspects of our Greystones snow clearing contract:

• the contractor will do their best to clear the roadway and driveways as soon as possible after a snowfall of more than 5 cm (2.5 in) and salting as necessary according to ice and temperature
• As you have probably noticed, Gelderman has placed a box of salt beside our mailboxes. Please help yourselves.
• if cars are parked in driveways, the contractor cannot access the driveway to clear snow. The contract does not provide for “coming back” when the driveway is unobstructed
• hauling away snow is very expensive. Your Board has arranged snow to be ‘plowed and piled’ in the 2-3 Visitors parking spaces, to the right of the gazebo (across from Unit 22 & 23.) ***Please help ensure these spaces are kept open ‘just in case’