This year, we improved our 32-camera CCTV system with 6 new HD cameras monitored and recorded 24/7, added brighter LED lighting around the loading bays, entrances and garages and partnered in a new Co-operative Area Security Patrol checking George Street and adjacent areas. We’ve also stated our firm position on the Waller Mall recommending that it remain closed for the foreseeable future.
That’s all good but the real key to effective condominium security is vigilance and compliance with good practices, not just by Security staff but all residents. That means:
- Ensuring you lock exterior doors and your unit door;
- IF YOU SEE SOMETHING - SAY SOMETHING - Report anything that doesn’t seem right - on or off the property to the Security Guards or the Ottawa Police;
- Advising Security of any and all expected visitors, contractors or the pizza delivery guy, so they can be let in, because all access is restricted and controlled; and
- Making sure when you plan to be away for any length of time that Security knows how to get hold of you and that you’ve completed the required Permission to Enter forms.
There are many advantages to living in the St. George, which we all appreciate. Because we are 117 residential units plus two floors of commercial units, totalling some 250 people, there are some CONDO COMMON COURTESIES we should all observe, to ensure a cooperative and harmonious experience for everyone.
Some reminders of DOs & DON’Ts, in no particular order:
- Properly coil and hang up the car wash hose for the next person.
- Your parking space is for your vehicle not for storage of items which belong in your locker.
- Break down & flatten cardboard boxes to allow room in the dumpster for other recycling.
- Your winter boots & shoes should be stored in your unit, not on the carpet in the hallway.
- Don’t wear your wet or dirty street shoes in gym or pool area.
- Throwing things off your balcony, including cigarette butts, is definitely a no-no.
- The speed limit on the ramps and in the parking levels is posted as 5 km/hr not 25 km/hr, for the safety of everyone.
- Following another vehicle through the same open door is dangerous and prohibited, as clearly indicated on entry the signs.
- Hallway storage rooms are not intended for fridges & freezers powered at the expense of the corporation.
- Trickle chargers in the parking garage at corporate expense are not permitted.
President's Corner - September 2016
You may have noticed a number of projects on the go, many of which were badly needed. We told you in the past three Newsletters what we were planning to do, so here is a brief summary of what we’ve been able to accomplish to date:
Building Maintenance & Appearance:
The Waterfall-ground level/upper level pools which are the signature features of the St. George, dormant for 2 years, have been refurbished and are operational. The 3rd level patio has been cleaned, furniture refinished and new pieces added, which has encouraged greater use. New steel doors have been installed, base boards and doors are being painted and wallpaper repaired. The Bike Rooms were repainted and reorganized and a more detailed system for tracking maintenance project status was implemented.
Financial & Property Management:
We’re working with our new Auditor and Property Manager to better align our budget and audit formats and validate the allocation of residential and commercial revenues. The Fiscal Year ended with a surplus despite increased costs and the Axia contract was renewed with the proviso that we intend to re-tender next year.
We continue to keep you informed with this quarterly Newsletter and the updated St. George Web Site. The Residents’ Manual has been revised, adding additional items and articles and will soon to be posted on the web site.
The new Security Advisory Committee has been actively assessing and recommending improvements to our security posture, some of which are now complete. Additional CCTV cameras were installed for increased surveillance plus greater video storage capacity and an improved camera controller for Security Staff. A spring-activated Auto-Gate Closer was attached to the center gate to the Waller Mall. A wrought iron fence was fastened to the front planters to stop people sitting on our flowers, and No Trespassing Signs and better lighting were installed on the east side entrance area.
Other Accomplishments & Efficiencies:
An LED lighting retrofit of some 1150 lights + 3000 additional components in the common element areas is underway, which will save an estimated $25 to $30 thousand per year in electricity and maintenance costs. A new Carbon Monoxide Monitoring system was installed in the garage for your safety. The Guest Suite Reservation system was improved to be fairer and easier to use. The Patio Reservation system has been better defined. A Workplace Violence & Harassment Policy was developed and adopted; and last but certainly not least the Board Appeal of the court ruling on pay and display public parking in our building was successful. All legal expenses are covered by insurance and the commercial applicant.
Particular thanks to Ross Hynes and Bill Campbell for their extra efforts on your behalf.
Your comments are always welcome. See you at the AGM on 9 November.
The Condominium is a co-operative arrangement in which all owners and residents agree to certain rules and regulations as set out in the Declaration and further described in the Residents’ Manual. Some new residents may not be up to speed on all of them so I suggest you peruse the hard copy in the lobby or the St. George Web site. In recent months a few problems have come to the attention of the Board.
Do not pour grease down the drain – water has backed up and overflowed sinks in other units because the stacks were plugged with grease and debris, generating some expensive plumber bills. The Residents’ Manual Item 2.13 Water System states clearly that ”no sweepings, garbage, rubbish, ashes, grease, kitty litter or any other substances are to be put down the drains or flushed down the toilets.”
No Garburators – The same section 2.13 in the Residents’ Manual states, ”In-sink garbage disposal units are not allowed by City of Ottawa By-law” for the same reason that they plug the drains.
Clean your unit air vents – Section 2.15 of the Manual Heating and Air Conditioning System states, “Air is circulated through vents located in each room. These should be kept clean to avoid accumulation of dust particles. The large air intake vent (usually located just inside the door to your unit and / or Master bedroom) should be cleaned with a vacuum cleaner at least twice a month. This will keep the filter clean and prolong the life of the air conditioner motor. It is not the responsibility of the Corporation to clean your unit vents.
Keep your balcony clean – But as Section 2.20 of the Residents’ Manual states, “don’t sweep dirt or water over the edge” and make other balconies and windows below dirty.
No airbnb – The Declaration Article III, UNITS Section 3.2 Occupation and Use states, “The occupation and use of the Units shall be in accordance with the following restrictions and stipulations: (a) Residential Units shall be occupied only for the purpose of a single family dwelling and for no other purpose,...and (h) The Owner of each unit shall require all tenants, residents and visitors in his unit to comply with the Act.
Good News for Guest Suite Bookings
Residents may now book the Guest Suite up to six months in advance for up to 14 days. If requested, the Board may approve an extended period beyond 14 days. Special rules apply for reservations during the high demand holiday periods such as Christmas, New Years, February Family Day, Easter, Canada Day, Labour Day and Thanksgiving. A reservation request for a minimum of two days will be accepted starting six months in advance up to noon three months in advance. If there are no other requests for that holiday then the reservation may be confirmed. If more than one request has been received by the deadline then a supervised draw will be held to determine the winner and to establish a waiting list. The successful resident of a draw will not be eligible for the same period the following year. Thanks to Rene & Jo Ann Bornais for pointing out the inequities and to Bill Campbell for developing a more logical and fairer reservation procedure. See Security for additional details.
All the best to you and yours this Summer!
The following is a brief update on what your Board and St. George volunteers have been doing since the AGM and what we’re planning for the new Fiscal Year:
Appeal of Court Decision: A major issue that has occupied much of the Board’s time is the Court case concerning pay and display public parking in the building. As you know, the Board did not agree with the proposal or the court decision. You will have received a letter from our legal counsel telling why the Board, with their full support, is appealing the judge’s decision. We are lucky to have Ross Hynes, with his legal background on the Board. He has worked tirelessly on this file and a number of other legal issues over the winter.
He’s also challenged CMG which owns Axia, to implement a more modern, user – friendly information system which the Board and owners can use to retrieve information and communicate with the Property Manager. He initiated a restructuring of Board minutes, grouping items under principal categories to make the whole process simpler and easier to follow and has spearheaded the formulation of the 2016- 2017 budget, which you’ll hear about shortly. Suffice to say he’s been very busy working for the corporation plus Acting President during my absence. A big thank you to Ross on your behalf for all his hard work.
We’ve formed the Security Advisory Committee, which I spoke of last issue. Harold Young and Al Rivard – both ex-RCMP officers will look at all aspects of St. George security and make recommendations . One contactor has already submitted proposals to upgrade some of our CCTV cameras and, video recording capability. More to follow.
Community Engagement is progressing in the form of letters and meetings with the Commercial Owners to build better communications channels. Their response has been positive. The Social Committee is already planning the June party and the Welcome Committee has visited all new arrivals and delivered welcome gift kits.
Operating Efficiencies remain a priority, and an electrical contractor is preparing a proposal to replace all building lighting with LED bulbs with potential for significant hydro savings.
Other Projects include the waterfall and patio pool repairs, to be contracted soon - Carbon Monoxide Monitoring in the garage, replacement of some fans, and a survey of balcony slabs for new protective membranes. The Bike room reorganization and refurbishment project is about to start and our maintenance contractor will be directing his efforts this spring to bring the building up to the condition you all expect. To comply with the Ontario Labour code a Harassment Policy for the St. George, which defines acceptable conduct for all residents, staff, the Board, property manager and contactors has been prepared and will be posted soon.
Comments or questions are always welcome. See you at the party on 5 June.
The Annual General Meeting was held on 21 October and your Board of Directors now has four new enthusiastic and committed members. A big thank you to Ross Hynes, Bill Campbell and Sarah Hurman for standing for election and another well-deserved thank you to the St. George Residential Owners Association for their collective efforts getting out the vote. The increased participation by owners, either in person or by proxy, was most encouraging to see and the support you showed the candidates much appreciated.
Your new Board is already engaged in making a difference in five priority areas:
- Building appearance will be enhanced by more frequent inspection and prompt corrective action;
- Security posture will be reviewed and augmented or adjusted where necessary;
- Communications to both residential and commercial owners and tenants will be increased and improved;
- Residential and commercial engagement will be increased to develop a greater sense of community; and
- Operating efficiencies will be sought to maximize your investment and minimize costs.
Your Board looks forward to an increased and developing dialogue with all the people in the building to make the St. George an even better place to live.