Unfortunately, the Board refuses to correct their inappropriate approval and in turn, lack of respect for residents in their turning of a blind eye to unit owner modifications and misuse of common areas in both commercial and residential areas of the building.
In the residential areas of the building, common area finished entry doors in some units have been painted a totally different color and unit numbers have been affixed to the adjacent wall to the door entry, with yet a totally different color again. As building regulations were not respected by neither the Board or the owner at the time of these modifications, it is not the responsibility of a new owner to correct this violation, but is now the responsibility of the Board. Unfortunately, all unit owners will have to pay for the cost of correcting this negligence on the part of the Board.
In the commercial areas of the building, there are also violations that have simply been neglected by the Board of Directors. First of all, the inappropriate approval by the Board to install a pressure reducing valve in order to restrict water pressure levels on the commercial floors, is subject to serious question. All plumbing lines and fixtures since the inception of the building, were designed with consideration of the range of water pressure levels provided by the City of Saskatoon.
The only reason a pressure reducing valve would be required, is if modifications to the water distribution system within the building were not capable of handling what have been to date normal water pressure levels. Therefore, obvious questions include, what modifications were made in the commerical area which were not capable of accomodating normal water pressure levels? Of course, our Bylaws, Regulations and the Condominium Property Act require a detailed report from any unit owner prior to acceptance of any modification which may impact the infrastructure of the building.
The commercial owners have installed an air conditioner unit in a fire lane regulated area in the parkade adjacent to the south east mechanical room. A commercial cooling unit for computer systems has also been installed in a common area in the parkade. These units could have been installed within the commercial unit level one, but as the lost of space would have reduced revenue to the commercial owner, the Board was unduly influenced (and by way of negligence on their part), to permit the installation, which is contrary to our Bylaws and the Condominium Act.
The commercial owners are now renting common area to non-unit owners, the north east storage room in the parkade, which is a common area of the building. Further, they are using as storage, an area in the firelane adjacent to this storage room. Does this mean that the opposite south east storage room is now available for income to residents from rental of the south east common area storage room? Of course not. Neither of these areas are intended or permitted to generate rental income.
The commercial owners have for some time, rented to their tenants, the common area parking stall designated in our Bylaws, to be used exclusively by our caretaker. As a result, the caretaker parks his larger vehicle in a lateral stall which creates inconvenience and a hazard to those residents who park in this area. This problem would not exist if he would park in his own designated stall. Further, the caretaker, is now using this same area, for storage which further extends the hazard. Why is the caretaker not using his designated parking stall?
The common area in front of the building is not to be used for commercial signage outside of the banner on the front wall. A resolution was made at the last AGM to install signage which would recognize the building commonly know as Spadina Towers. Apparently, there has been no effort on the part of the Board to act upon the resolution. There has been great support for a larger, professional sign, to be mounted on the front lawn, clearly describing the site and building as SPADINA TOWERS and the address of 728/730 Spadina Crescent East.
The decor at the front of the building is very important to residents. This is where they live, and they are entitled to recognition of their preferences as to the front lawn, the flower bed, and all other areas at the front of the building. A few of our residents have for many years, been very active in the landscaping maintenance at the front of the building. These residents should be invited to participate in the selection and placement of flowers, and providing direction as to the required maintenance to all landscaping. Residents deserve responsible attention and respect to their input on landscaping which is very much a part of their home.
A primary common area is of course the underground parkade. Apart from the DUTY OF CARE provision of our Bylaws, and the Condominium Property Act, there is also the principle of common sense, which is obviously not being practised by our Board of Directors. We may very well have the filthiest underground parkade in all of Saskatoon. There is no responsibly managed property that would allow such neglect to a parkade as the one at Spadina Towers.
Again, this clearly demonstrates neglect of reasonable care and respect for the interest of our residents. Where is the idea comming from where the floor only requires cleaning twice per year? One can only imagine. Do our residential Board members, particulary those who are absent for much of the winter and do not experience the filthy conditions including a fog of dust in the air, have no respect for those residents who reside in the building over the winter? The primary traffic during the week, is of course commercial tenants who enter and exit the parkade at least twice per day. This traffic is well beyond what is experienced in residential condominium properties. Therefore, far more cleaning is required, not less.
It is interesting that snow removal is demanded on a daily basis for the benefit of the commercial owner, when very often it is not required at all. Yet, our Board has the gaul to suggest that the residential parking area requires cleaning only twice per year! How can our residential Board members be so supportive of this neglect?
It is suggested that the Board act immediately upon these common area issues.