This is an ongoing series about Copperstone AGM 2026. Some parts will be information, some will be opinion. Opinion pieces will be categorized as such and only reflect the views of me, not council, or anyone else at Copperstone.
OPINION
This is an opinion piece where I will recommend whether to vote YES or NO for the budget and the special resolutions owners will vote on.
The budget requires a majority vote to pass (50% +1), most (but not all) special resolutions require 75% to pass.
Budget
How to vote: YES
The treasurer has looked over the line items and checked invoices, and it looks like everything is in order. I was expecting to see Sewer and Water split into separate line items, as they are different services that have different schedules for payment (sewer is annual, water is monthly). I’m not sure why this was not done. In general, we need more transparency in the budgets presented.
I don’t believe voting down the budget will accomplish anything that couldn’t be handled better through other means.
Special Resolutions
There are five special resolutions owners will be voting on.
SPECIAL RESOLUTION #1 – ¾ Vote – CANCELLING THE PARKADE LIGHT PROJECT
How to vote: YES
As with most of the special resolutions presented, the explanation for them is often lacking.
In this case, the previous council asked for $35,000 to upgrade lighting in the underground parking. Owners approved this and over the next year, the council did nothing on the project, spending none of the allocated funds. They then went to the owners the next year to ask for another $20,000, which was rejected (and rightly so). Voting YES here just returns the original $35,000 to the CRF. Future councils will still replace old bulbs in the underground parking with LED bulbs on an as-needed basis, just not as part of one massive project.
SPECIAL RESOLUTION #2 – ¾ Vote – FUNDING PHASE 2 (TWO) OF THE MEMBRANE PROJECT
How to vote: NO
The logic on this is bananas. I seriously do not understand how a majority of council thought this was a good idea (two council members were opposed. I will update this if they are comfortable revealing their names).
That $700,000 levy council is asking for averages to about $3,000 per owner. If you want to throw away $3,000, please contact me, I can find ways to help you.
A few years ago Copperstone was awarded a settlement of $3.5 million for a defective membrane installation when the complex was built. The settlement was intended to pay for replacement of the faulty membrane, not to be treated as a slush fund for whatever other major projects council might decide to pursue in the future. There is no reason to have owners contribute to this—there are sufficient funds to pay for Phase 2 in its entirely (the CRF has over $4.5 million in it). The CRF, in the meantime, is topped up every year by over $100,000 (this is mandated by provincial law). It’s not going to be emptied by Phase 2.
It makes no sense to apply a levy now. If a levy is needed for a future project, then council can consider it then—in the future. We have the money now for Phase 2, it should be used in the way it was intended.
What happens if owners vote no? Council will need to go to the owners (likely via SGM) to ask for the money again, hopefully in a way that makes more sense.
SPECIAL RESOLUTION #3 – ¾ Vote – FUNDING THE ENTERPHONE PROJECT FROM THE CONTINGENCY RESERVE FUND (CRF)
How to vote: YES
The enterphone system stinks. It is unreliable and in dire need of replacement. This is a no-brainer.
SPECIAL RESOLUTION #4 – Majority Vote – FUNDING THE DEPRECIATION REPORT (DR) FROM THE CONTINGENCY RESERVE FUND (CRF)
How to vote: YES
The Depreciation Report is mandatory by provincial law, so it is essential that this gets passed. There is no reason to vote no. This is also a majority vote, not a 75% one.
SPECIAL RESOLUTION #5 – ¾ Vote – BYLAW AMENDMENTS
How to vote: NO
During the previous council term, the council agreed to create an owners’ committee to update existing patio bylaws, to better reflect patio usage by residents, while still disallowing obviously dangerous items, etc.
The current council picked up on the committee, but after some initial work, it saw little movement as the Vice President worked on other priorities. Before the committee could reconvene, one of the owners presented their version of the bylaw to council and said it should be accepted as is.
It was then lightly modified by another member of council—who was not on the committee—and went forward as a special resolution, with no real feedback.
It is a convoluted mess, produced and vetted by people who do not seem to understand how bylaws are written. It contains sections of enforcement that are completely redundant (all bylaws are enforced the same way, it’s not necessary to spell it out in individual bylaws), it adds new restrictions that go against the entire purpose of the revision and generally would be harder to enforce because of how often it gets into weirdly precise specifics. It also contradicts existing bylaws, forcing them to also be reworked.
I think it’s important to revise the current patio bylaw, but not like this. A new council should continue to not enforce the current bylaw (except in cases of dangerous/flammable material) and work on something better to present to owners.
Below I have included the text of what VP Jeff presented as a counter to the resolution owners will be voting on. It’s much simpler, easier to enforce and does only what is needed.
Council rejected it.
Reminder: The bylaw proposal below is NOT what owners are voting on. The full, long-winded text of the proposed bylaw in the special resolution can be found at the end of the AGM package delivered to owners.
Proposed patio bylaw revision by VP Jeff
Patios may be used in accordance with the following:
• Storage is permitted. Items must be kept in non-flammable containers in good condition.
• Items on a patio that is not on the ground floor must not exceed reasonable weight limits.
• Flammable materials, including but not limited to solvents, oily rags, etc. are prohibited. Propane tanks for gas barbecues are permitted.
• All hazardous or dangerous items are prohibited.
• Any floor material, screens, trellises or similar items must be non-permanent and not use nails, screws or anything else that would penetrate the building structure.
• Permanent enclosures or structural additions must be approved by the strata council.
Feel free to discuss this on the (very quiet) forum!