Installation Of New Garage Gate

Creative Door will be on site on Wednesday, November 27, 2019 from 9:00 am until 4:00 pm installing a new garage gate at the main entrance on Taylor Street.

There will be no access in or out of the parkade from 9:00 am to 4:00 pm on Wednesday, November 27, 2019

Please ensure that:

  • Access will be restricted during the hours noted above.
  • If you require your vehicle, please move it from the parkade before 9:00am.

Thank you for your co-operation.


Fall Maintenance & Managing Humidity In Your Suite

As summer comes to an end. Fall, the rainy season is just around the corner, we would like to remind home Owners of a few important maintenance items.

Balconies, Decks & Patios

Keep your drains clear of leaves and debris. Falling leaves clog drains / gutters and often cause expensive repairs when they back up into homes.

Windows & Condensation

As the outside temperature drops, so does the ability of inside air to absorb moisture. To reduce the humidity in your strata lot, use your humidistat, exhaust fans and / or open your windows periodically to exchange the inside air. Leave your blinds open at the bottom of the window a few inches and turn on heaters that are below the window to help with air circulation. Wipe up moisture frequently.

Pest Control

As colder weather approaches, you may find that rodents, such as mice, seek out warm areas and new food sources. Check typically dark areas such as storage rooms, lockers and the back of cupboards. Report any mouse droppings immediately to your building caretaker or strata manager and install appropriate traps.

Inspect Your Unit

Always make a point of inspecting your unit from time to time from top to bottom, inside and out. This is particularly important if you have been away for awhile. Look for dampness at the base of outside walls and for water staining on the walls and ceilings. If you find any of these symptoms, please contact your building caretaker or strata manager.

Rental Units

Homeowners are reminded that it is your responsibility to inspect your suite and ensure that the above items are attended to.

Managing Humidity in Your Suites:

In the winter months, humidity problems can increase because it is colder outside, windows are closed more often and indoor circulation and ventilation are reduced. During colder weather, the windows’ exterior walls will be colder than normal and there may be condensation on these window and wall areas. Newer building enclosure assemblies are more efficient and air tight and, as a result, you, the occupants, must take steps to ensure that the moisture generated in your suite is managed properly. Moisture is continually being released inside your home – as much as 10-50 liters a day – through routine household activities such as cooking, showering, bathing, laundry, and dishwashing. Your pets, indoor plants, and aquariums also produce or contribute to humidity-moisture in the air.

What Trouble Signs to Look For

  • Water pooling and / or staining at the sill of windows or sliding doors.
  • Water streaming down window and door frames or glazing.
  • Wet carpets at bottom of full height windows.
  • Wetness or staining on exterior wall surfaces, usually worse in closets or hidden exterior walls.

What to Do

The following measures can be taken to lower the humidity in your unit:

  • Open the windows a small amount for several hours each day.
  • Leaving the bathroom fan on when you shower.
  • Always use the kitchen fan when cooking and the bathroom fan when showering.
  • If you have an aquarium, put a cover on it.
  • Reduce the number of potted plants in your suite.
  • If you must hang laundry on a rack, hang it in a bathroom with the fan on.
  • Ensure that make-up air can flow into your suite from the corridor. There should be a small air gap below the entry door.

Allow warm air to circulate in all areas by:

  • Opening drapes and blinds at least a few hours a day.
  • Ensure 1-inch gap at bottom of closets and doors; leave closet doors open.
  • Do not cover or place boxes against exterior walls or windows.
  • Provide heat to all exterior wall areas.
  • Ensure that furniture is not covering heaters.
  • Try to keep temperatures around 20 °C unless you are away for prolonged period of time during which lower temperature is acceptable.

By following the above steps, each of you will be able to manage the humidity in your suite and maintain a comfortable, healthy living environment.


RE: Strata Insurance

Please be advised that the insurance for the Strata Corporation will be renewed
effective October 31, 2019. This year, the deductibles have increased substantially
and this will affect all owners in the event of an insurance claim. It is important that
you present a copy of the strata’s insurance policy to your personal home
insurance provider for review in order to ensure that you are covered for the
deductibles in the event there is a claim.


  • In the last 2 years the Strata sector has seen more losses than normal.
  • We continue to see changes for 2019 with increased insurance rates and
    deductibles due to the catastrophic losses we have experienced worldwide
    and within our own province.
  • Insurers have advised us of new guidelines due to increased insurance costs
    and rising loss ratios.


  • All risk deductible will increase from $2,500 to $5,000
  • Sewer Backup and Water Damage deductibles will increase from $10,000 to $25,000
  • Flood Deductible will increase from $10,000 to $25,000

Please confirm with your insurance provider that you have adequate coverage for
the increased deductibles.

Thank you for your attention.


Annual Fire Safety Inspection

Please be advised that Black Tusk will be on site to perform the Annual Insuite Fire Testing and Inspection.


If you are unable to be home, please make arrangements with a neighbor or a family member. It is each Owner’s responsibility to ensure access is granted.

As per bylaw #7(4), a locksmith may be called to obtain access to your unit if access is not granted, and the cost would be charged back to the owner’s strata lot account for reimbursement.

Tuesday, November 12, 2019

  • 8:30 a.m. to 11:00 a.m.: 28th, 27th, 26th, 25th & 24th Floors
  • 10:30 a.m. to 12:30 p.m.: 23rd, 22nd, 21st & 20th Floors
  • 1:00 p.m. to 3:30 p.m.: 19th, 18th, 17th, 16th & 15th Floors

Wednesday, November 13, 2019

  • 8:30 a.m. to 11:00 a.m.: 12th, 11th & 10th Floors
  • 10:30 a.m. to 12:30 p.m.: 9th, 8th, 7th & 6th Floors
  • 1:00 p.m. to 3:30 p.m.: 5th, 4th, 3rd & 2nd Floors

Thursday, November 14, 2019

  • 8:30 a.m. to 11:00 am: Townhomes

Black Tusk will be testing the common area fire bells on Thursday, November 14, 2019 starting at 1:00 p.m.

We thank you in advance for your co-operation.


Interior & Exterior Dryer Vent Cleaning

Please be advised that Power Vac will be on site completing the dryer ventilation cleaning from July 15 – July 19, 2019, from 9:00 a.m. to 3:00 p.m. as per the following schedule:

  • Monday, July 15, 2019: Floors 28, 27, 26, 25, 24, 23, 22 & 21
  • Tuesday, July 16, 2019: Floors 20,19, 18, 17, 16 & 15
  • Wednesday, July 17, 2019: Floors 12, 11, 10, 9, 8 & 7
  • Thursday, July 18, 2019: Floors 6, 5 & 4
  • Friday, July 19, 2019: Floors 3, 2 & townhouses

Access to your unit is required to ensure the vents are operational and to ensure building safety as lint in the dryer vents present a fire hazard.

If you are not available during your scheduled date, please make arrangements for the technicians to have access to your unit. If access is not provided, the owner will be subject to fines and / or a locksmith may be called to access the suite with all costs related charged back to the affected owner.

Thank you for your attention.


Scheduled Power Outage

Please be advised that the power to your building will be shut-off to facilitate maintenance to the high voltage electrical vault / unit substation per BC Hydro and Workers’ Compensation Board requirements on the following dates and time:

  • July 22, 2019 at 10:00 am
  • July 25, 2019 at 10:00 am

(Allow for up to 8 hours without power)

Any inquiries should be directed to the building manager; please ensure that all power-sensitive devices are shut-off before the shutdown times. Only emergency power will be available during the outages, as supplied by the building.
We apologize for any inconveniences this may cause.


RE: Parkade Cleaning

Atlas Parking Lot Services will be on-site to clean the parkade on the following days:

June 24,2019 (9:00 am – 5:00 pm)

  • Visitors Parking
  • P1 all parking stalls

June 25, 2019(9:00 am – 5:00 pm)

  • P2 & P3 all parking stalls

Please ensure that:

  • All vehicles are removed from the parkade
  • Any items stored in parking stalls are removed

Atlas and the strata corporation will not be responsible for damages to any personal items or vehicles, etc. that are not removed during the cleaning.

Thank you for your co-operation.


Sprinkler System Trip Test

Please be advised that Black Tusk Fire & Security Inc. will be on site to perform a full trip test of the sprinkler systems on:

Tuesday, May 28, 2019
Starting at 9:00 a.m.

Every effort will be made to keep disruption to a minimum.

Water may be discoloured during and after this sprinkler test. It is recommended not to do laundry / “whites” on this day. If you notice merky water, please run your taps until the water runs clear.

Thank you for your attention.


Spring Cleanup (Friday, April 26 to Sunday, April 28, 2019)

Residents are advised that the strata corporation will organize spring clean-up bins in the visitor parking area for all Residents to discard junk that is not accepted in the garbage. This is your opportunity for “Spring Cleaning”. Lighten your load by disposing of unneeded household items, etc.

Please respect the list of unacceptable items that may not be placed for disposal.

The waste bin does not allow for disposal of the following:

  • Propane tanks, hot water tanks
  • Food waste
  • Hazardous waste
  • Lead acid batteries
  • Biomedical waste including sharps
  • Liquid wastes and sludges
  • Explosive substances
  • Chemicals or other materials which may create hazardous working conditions
  • Inflammable materials such as flammable liquids, gasoline etc.
  • Materials hot enough to start combustion
  • Automobile bodies or boat hulls
  • Waste oil, Petroleum by-products or used oil filters
  • All forms of excrement
  • Dead animals or animal parts including bones, feathers, skin, hair, nails and teeth
  • Barrels, drum, pails and other large liquid containers whether full or empty
  • Drywall/Insulation

Please be advised that there will be an additional charge for disposal of the below items for which owners may be charged back:

  • Electronic waste: computers, printers, TV’s, microwaves
  • Tires
  • Mattresses, box springs

Thank you.


Security Alert Update (March 28, 2019)

It is unfortunate to report that there was a break in on March 26, 2019 and again on March 28, 2019. Both times the intruder cut metal pieces of the gates to access the parkade, as well as the metal door at Keefer Place and the fence at the entrance to P1. All residents are asked to check their parking stalls.

  • For the March 26, 2019 incident, please report to Constable Ali Badrgassemi Incident # VA 19-56752.
  • For the March 28, 2019 incident, please report any missing items to Constable Mark Bradshaw Incident # VA-1958078.

Reliance Security has been dispatched to conduct the repairs and install a security Lexan to the parkade gates and a security guard will be on site over the weekend.

Should you witness any suspicious activity or people in the neighbourhood, please report this directly to the police by calling “911”

Thank you for your attention to this matter.