Attachment B - MINUTES OF THE SPECIAL GENERAL MEETING - Strata Plan EPS10943
Minutes of a strata meeting regarding the designation of limited common property and the subdivision of strata lots at 258 Helmcken Road.
Attachment B
June 1, 2026
To whom it concerns,
Attached to this letter is (a) the minutes of the April 22, 2026 Special General Meeting that show the passing of Resolution 2025-02 to, pursuant to Sec. 74 of the Act, designate specific areas on the strata plan from Common Property to Limited Common Property for the benefit of Strata Lot 1 and (b) a sketch plan of an amended strata plan provided by the Owner(s) of Strata Lot 1, showing this designation and the division of SL 1 into three strata lots.
Each page of this letter and these attachments as provided have been initialed in wet ink by Joel Owen, Strata Manager, Century 21 Queenswood who is duly authorized provide strata management services to The Owners, Strata Plan EPS 10943 and to do so by the Council.
The purpose of this letter is to certify that, in fulfillment of condition (c) in Resolution 2025-02, the Owners of Strata Lot 1 have provided a sketch plan that is satisfactory to the Strata Council in that it accurately describes what was approved by 3/4 vote of The Owners, Strata Plan EPS 10943 at the April 22, 2026 Special General Meeting. As this designation of Limited Common Property was performed under Section 74 of the Act, a Form E is understood not to be required.
The Council notes that the sketch plan provided by the Owners of Strata Lot 1 also indicates a division of Strata Lot 1, a non-residential strata lot, into three strata lots, numbered Strata Lots 57 through 59 which was not mentioned in Resolution 2025-02. Accordingly, no part of this letter or attachments should be taken as approval from The Owners, Strata Plan EPS 10943 under any Section of the Act or Regulations for anything related to this strata lot division, save and except that the Strata Council has no concerns regarding any zoning variance associated with potential Owners of Strata Lots 57 through 59.
Accordingly, the Owners of Strata Lot 1 would derive the authority to proceed with amending the Strata Plan to divide Strata Lot 1 into Strata Lots 57 through 59 from Section 260 of the Act, which provides that such division is contingent on (a) the combined unit entitlement of the 2 or more strata lots being created is the same as or less than the unit entitlement of the strata lot being divided, (b) the total number of votes of the 2 or more strata lots being created is the same as or less than the number of votes of the strata lot being divided, and (c) the amendment will not increase the share of the common expenses borne by a strata lot, other than the strata lot being divided.
As of the date of this letter, neither the Strata Council nor The Owners, Strata Plan EPS 10943 have received any documents confirming that these conditions provided by Section 260 will be satisfied.
Sincerely,
Joel Owen Strata Manager, Century 21 Queenswood Ltd. 2558 Sinclair Road, Victoria, BC, V8N 2J6
MINUTES OF THE SPECIAL GENERAL MEETING
258 Helmcken Road, The Royale, Strata Plan EPS10943
Date: April 22, 2026 Time: Registration 5:45 p.m. Call to Order 6:00 p.m. Location: Via Zoom
Registration, Certify Proxies, Issue Voting Cards, Call to Order. The Special General Meeting was called to order at 6:05 p.m.
Determination of a Quorum. Total eligible votes: 61.7 Quorum: 21 Votes Present: 38.7 33.7 votes in person and 5 votes by proxy. Quorum achieved.
Elect the Chair of the meeting. Motion for the strata manager, Joel Owen, to chair the meeting. Moved: SL 42 Seconded: SL 21 Carried
File Proof of Notice of the Meeting. Notice of the meeting was given in accordance with the provisions of the "Strata Property Act".
Motion to Approve the Agenda. That the Agenda be approved as presented Moved: SL 1 Seconded: SL 21 Carried
Motion to Approve the Minutes of the Special General Meeting held on March 16 2026 That the Minutes of the Special General Meeting held on March 16, 2026 be approved as amended and distributed on March 25, 2026. Moved: SL 21 Seconded: SL 15 Carried
Introduction of Officers, Property Manager and Recording Secretary. President: Jessica Grant Vice President: Meghan Frese Treasurer: Kayla Savard Secretary: Alicia Knight Privacy Officer: Alexandre Boisleve Member at Large: Joelle Moon Member at Large: Jeffrey DuFour Century 21: Joel Owen, Strata Manager and Recording Secretary
Consideration of Resolutions.
RESOLUTION 2025-02
DESIGNATION OF LIMITED COMMON PROPERTY
Whereas, in accordance with Section 43 of the Strata Property Act, the Strata Corporation has received a written demand signed by 20% of the strata corporation's votes that a Special General Meeting be called to consider the designation of limited common property for the exclusive use of SL 1. The areas in question are highlighted below, for the purposes of clarity:
"Be it resolved, by a 3/4 vote, that The Owners, Strata Plan EPS 10943, pursuant to Section 74 of the Act, designate the areas currently marked as 'STORAGE CP' and 'COMMERCIAL GARAGE CP' on Level 1 on the Strata Plan and located to the North East of and adjacent to Strata Lot 1 as limited common property for the exclusive use of the owner(s) of Strata Lot 1, on the conditions that (a) the fulfillment of the remaining requirements of Section 74 of the Act are to be the responsibility of the Owner(s) of Strata Lot 1, (b) all costs of any sort associated with this matter are the responsibility of the Owner(s) of Strata Lot 1, and (c) the Owner(s) of Strata Lot 1 will submit the sketch plan to the Strata Council for approval prior to filing it with the LTSA."
END
Moved: SL 1 Seconded: SL 21
Discussion: SL 1 described how this areas are accessed and their intended use, along with offering the perspective that the original surveyor made an error in labelling these areas as Common Property instead of as Limited Common Property. SL 42 asked what benefit the Owners would receive from this and was responded by SL 1 that the strata would have less obligations for repair and maintenance. SL 45, SL 21, and SL 1 clarified the locations and accesses of the areas. SL 38 asked about the process and costs of this strata plan amendment, and C21 summarized the resolution wording as the owner(s) of SL 1 would be responsible for the cost and process though the Strata Council would receive opportunity to review the required sketch plan before it was submitted to the LTSA by SL 1.
In Favour: 37.7 Opposed: 1 Abstain: 0 Carried
- Termination of the Meeting The meeting was terminated at 6:23 p.m. Moved: SL 15 Seconded: SL 21 Carried
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