Park Hyatt (1128 W Georgia) | 197m | 62 fl | Completed

[SeymourDrake]

The City should buy this Tower, it's perfect for social housing. Even has a kitchen, room for medical clinics. Decent views.

too sarcastic? lol

goes back to the DTES Thread......

[memememe76]

Oops, never mind.

[whatnext]

Originally Posted by bb1510

Also, the SGM minutes talking about the glazing issues and replacement costs have been pulled from the AWM strata portal. They were pulled shortly after the publishing of the Vancouver Sun article.


It's definitely not good optics for AWM if owners/representatives who are slightly behind on their strata's information to have to find out such information via a third party, not to mention a news outlet.

Just realized, nobody brought it up here that the strata minutes detailing the issue were subsequently "scrubbed". Not really fair play for those buying into the building and requesting the minutes in their subjects:

Strata revises minutes that detailed window failures at Vancouver's Shangri-la tower
A new version of Shangri-La minutes omits details about the risks and cost of replacing windows in the tower that had been in an earlier version.

Author of the article: Joanne Lee-Young
Publishing date:Feb 12, 2021

Questions are being raised after condo strata minutes detailing serious concerns about windows possibly shattering were amended with a more muted version at the Shangri-La, Vancouver’s tallest tower, which is known for its floor-to-ceiling views.

Earlier, the building’s two stratas filed lawsuits to recover costs under warranty from insurers and are also suing developers, builders and contractors over the windows. A 100-day trial for these is set to begin in October....

...The minutes for a special general meeting held on Sept. 10, 2020, for the strata that represents owners of 234 condo units on floors 16 to 43 in the tower, originally contained details about the inner panes of what are known as insulated glass units, or windows.

A separate strata represents owners of units on floors 44 to 62.

...On the portal with information available to owners, that version of minutes has been replaced with a new version that omits these details.

Real estate agents representing sellers and buyers say that recent requests for minutes of the special general meeting minutes get them the new version, which also does not mention the change or explain why it was done.

The details about the windows in the original minutes were in a preamble to a motion for a special levy that was ultimately defeated.

“It’s definitely brought on a lot of questions from prospective buyers that want to know about these windows and how much it could cost them in the future,” said real estate agent Paolo Cartocci...

https://vancouversun.com/business/re...angri-la-tower

[bb1510]

Also at the SGM meeting as per the minutes, when a motion was made to end the meeting, someone who held 65 proxy votes defeated the motion and requested all the board members promptly resign without a reason.

Shortly after the following month, one member resigned and the month after that, both the president and VP resigned. A new woman joined the council the first month when the one member resigned and she was promptly elected president after the other two resigned

[rofina]

Originally Posted by bb1510

Also at the SGM meeting as per the minutes, when a motion was made to end the meeting, someone who held 65 proxy votes defeated the motion and requested all the board members promptly resign without a reason.

Shortly after the following month, one member resigned and the month after that, both the president and VP resigned. A new woman joined the council the first month when the one member resigned and she was promptly elected president after the other two resigned

Lol.

Is this a coup?

What's the play here?

Does the new council and president want the windows done or not?

Makes me so thrilled to not own Strata anymore. What a debacle.

[whatnext]

Looks like the perp arrested this week for violating Covid restrictions with illegal parties was at the Shangri-la:

VANCOUVER -- Two people arrested at a party at a luxury high-rise in downtown Vancouver over the weekend had been the subjects of previous complaints, Vancouver police say.

Two men their 30s were taken into custody for alleged violations of the health order banning social gatherings in B.C.

According to the Vancouver Police Department, the men were arrested just after 2AM Saturday morning at a condo in the 1100 block of Alberni Street.

CTV News has confirmed the unit is in the Shangri-La building.

Police said there had been 10 previous complaints about noise and parties at the condo.

“In some cases where people simply don’t get the message, and flagrantly ignore the rules, we are left with no choice but to act,” said Sgt. Steve Addison.

Manjinder Sagoo, age 37, has been charged with three counts of failing to comply with an order of the health official.

Thirty-five-year-old Sanad Rayes has been charged with two counts of the same offence....

https://bc.ctvnews.ca/hosts-arrested...lice-1.5338629

First Telus Garden now this. Do Westbank buildings attract a certain kind of clientele?

[goodcitywhenfinished]

Wow this is really Vancouver’s version of ICE condos.

Tall and problematic

[bb1510]

Originally Posted by rofina

Lol.

Is this a coup?

What's the play here?

Does the new council and president want the windows done or not?

Makes me so thrilled to not own Strata anymore. What a debacle.

Well technically, only the president is a new member but all four other members are existing council members

Also interesting how the Jan/Feb council meeting had to spillover onto a second date - was held on Jan 28 and Feb 1 also

Lots of friction as well:

NEW BUSINESS
Council reviewed the following agenda items at the outset of the meeting:
Recording of Votes in Minutes
It was Moved and Seconded to re-table a discussion on how votes are recorded in the minutes, specifically whether to include the name of individual council members. Motion Defeated (2 in favour, 3 opposed)
Reinstatement of Advisory Board
It was Moved and Seconded to re-table a discussion to consider reinstatement of the advisory board. Motion Defeated (2 in favour, 3 opposed)
Reinstatement of Committees
It was Moved and Seconded to re-table a discussion to consider reinstatement of committees as per the December 3rd strata council minutes. Motion Defeated (2 in favour, 3 opposed)
Establishment of Financial Committee
It was Moved and Seconded to re-table a discussion to create a financial subcommittee to review specific matters of cost sharing and possible readjustment claims pursuant to the reciprocal easement agreement. Motion Defeated (2 in favour, 3 opposed)
Liaison Definition
It was Moved and Seconded to create a description for the “Role of Liaison” for any member of the council acting as a primary point of contact, as follows:
a. a liaison is authorized to pass onward instructions of the “board” – but cannot answer questions intended for answer by a professional
b. all correspondences (and notes) to be copied to both the [property manager] and “Committee” dedicated to the “litigation committee” involved
c. all requests for instructions must be in writing from the lawyer (not liaison)
d. all instructions by the “board” must be in writing and reflect the position/approval of each council member – documented for objective approval
e. all requests for instructions from professional must be approved by the “board” and clearly recorded (for council member liability reasons).
Motion Defeated (2 in favour, 3 opposed)
Status of Owner’s Request for Council Resignation
A member of Council requested whether there remains a request amongst the Owners for resignation of strata council members as communicated at the September 10, 2020 special general meeting. No such requests have been formally received by the Corporation since that time and subsequent to the changes in membership on council as outlined in the November 3, 2020 strata council minutes.

[bb1510]

The original SGM

TERMINATION
It was MOVED and SECONDED to terminate the meeting. MOTION DEFEATED. The termination of the meeting was defeated by a single owner in attendance who held a number of proxies in addition to her own vote, totaling 65 votes. This owner wanted the opportunity to make a statement that included a thank you to the strata council members for their efforts, and comments citing concerns about the L4 litigation and particularly about the legal costs. This was followed by a demand that all strata council members resign from council within 15 days. The statement did not include any other comments about the resolutions before the Owners, and no substantive input, determinations or recommendations were made by the speaker from the floor dealing with the Owner approved litigation (of 2016) or the defeated resolutions presented at this meeting.
It was subsequently MOVED and SECONDED to terminate the meeting at 8:20pm. MOTION CARRIED. The next scheduled meeting of the council will be held September 29 at 9:30am.

I would assume the person who held the 65 proxies is the new president given that it says "her". I mean it could be another woman but it's highly probable

[Zepfancouver]

Captured this morning
• Video Link

[Zepfancouver]

This morning noticed the new glass. It happen between Aug 28 and Aug 31.

[Zepfancouver]

In the neighbourhood today (checking out The Stack).
To this day, this building, still has much appeal (for me anyways).

[Changing City]

The BC Supreme Court has said a class action lawsuit can proceed. The Province reported that the two stratas (the upper and lower floors are separate stratas) also have two other legal actions underway, one to recover costs under warranty from insurers and the other against developers, builders and contractors.

"These four other cases will be heard by the court at the same time, starting in September in a trial that is expected to take 130 days, according to the recent B.C. Supreme Court ruling about the class-action certification."

[hollywoodnorth]

130 day trial ... thats some serious court time right there. wow.

[jollyburger]

Affidavits for Shangri-La tower class-action lawsuit examine market values

Lawyers involved in a class-action lawsuit over defective windows at Vancouver’s Shangri-La residential condo tower tapped real estate appraisers to assess how the market value of the building’s luxury units has been impacted by the problems.

Article content
There is no precise answer in the experts’ affidavits during this preliminary phase, but arriving at a conclusion about who is responsible for compensating any losses is the crux of a complicated case that dates back to 2015 and is set to be heard this fall.

The trial features one of Vancouver’s tallest towers, where the windows frame floor-to-ceiling ocean and mountain views and some of the city’s most expensive condos.

Subject to any appeals, the case is expected to take over 130 days.

Original buyers and current owners who bought a condo from an original buyer had until last week to opt out of the class-action lawsuit against the legal owner of the land, KBK No. 11 Ventures Ltd., the developer, 1100 Georgia Partnership, and its partners, including companies related to high-profile local groups such as the Peterson Group and Westbank Corp.

Article content
The case began in December 2015 when the lead plaintiff filed a notice of civil claim, alleging that defective glass windows were fogging, leaking and spontaneously breaking.

In an affidavit filed last year, businessman Amos Michelson, who has owned and lived in a penthouse unit of the building since 2009, said that several months after moving in, he noticed fogging in his windows that would last for hours and then several days, making it difficult to see outside. In total, three inner panes in his unit have spontaneously shattered. One that broke in 2017 sent pieces of glass into the pool of his unit and also onto a plaza area below, as well as into the hotel pool on the fifth floor.

As strata president, he was also aware of other instances in other units where insulating glass was fogging and shattering. He included various photos as exhibits.

Article content
In total, there are 307 residential units in the building that are part of two separate stratas. The various legal actions to recover costs under warranty from insurers and from developers, builders and contractors, have been merged into one class-action case.

Prospective buyers have questions about the situation and, in particular, the cost of dealing with it, according to real estate agents.

In one affidavit that is part of the class-action case, Neil Hahn of Garnett Wilson Realty Advisors, an accredited appraiser with the Appraisal Institute of Canada, reviewed all sales for the strata that covers the 234 units on floors 16 to 43 of the tower.

He compared prices for these sales to the Real Estate Board of Greater Vancouver’s Housing Price Index for residential apartment units in the downtown core. The index tracks changes in market values over time for a benchmark unit in a given area.

Article content
He found that, over time, sale prices for the Shangri-La units were below or underperformed those of the market as a whole.

“From a valuation perspective, the risk of a significant special assessment can impact demand and the willingness to pay from potential buyers,” he wrote.

He looked at 188 repeat sales, following units that were presold in 2004 or 2005 and then sold again sometime between December 2008, when the building was completed, and the end of 2021.

Figuring out how much an individual unit could have sold for, “absent the deficiencies,” at a given time would take further analysis.

In another affidavit filed last year before the class-action was certified, chartered business valuator Richard Crosson said while it is possible that an appraiser could come up with a single estimate for the decline in value for all units, it was more likely for units to be first grouped by size or other criteria and then assessed.

https://vancouversun.com/business/af...-market-values

[Zepfancouver]

Lots of activity on the curtain wall for the past 2 years. The pattern I notice are white hard hats doing an inspection of the curtain wall then a week later workers on the wall for a couple of weeks doing some caulking and repairs.
This time removing one glass on the south facing façade. I don't know the situation on the other side.



This white one, a spandrel panel replacement. Don't know what that is on the bottom right corner of it.


• Video Link

[VancouverOfTheFuture]

it just goes to show, no matter how much you pay, how exclusive the building it, you arent immune from crap quality in the Vancouver condo market.

[Klazu]

Yeah and this construction took place 15 years ago. Since then construction quality has gone down even more and it is scary to think the condition all these 2020s projects will be in ten years...

[Zepfancouver]

A Live Stream of the past and future

• Video Link

[Zepfancouver]

Probably just a coincidence but after the incident at The PricewaterhouseCoopers Place this week Downtown Vancouver Updates post #20788,
they were poking at a window at the Shangri-La this afternoon (July 21st they were working this section of the wall).