Season’s Greetings

The Westside Lofts Winter 2024 Edition

Wrapping Up 2024: Unwrapping Our Achievements

2024 has been a banner year for Westside Lofts, with many upgrades enhancing our community’s quality of life.

As the holiday season descends, bringing festive lights and cozy cheer, we look back on what has been a transformative and action-packed year for our community. The last nine months have been a whirlwind of activity, tackling essential maintenance, implementing reserve fund projects, and introducing innovative tools to enhance our shared living experience. This special edition newsletter celebrates our achievements, provides updates on ongoing projects, and sets the stage for an exciting 2025.

Deck the Halls in Style: Westside Lofts Ups the Holiday Ante!

’Tis the season at Westside Lofts, and our building entrance is decked out to reflect our upscale loft lifestyle. Our tired, old floral arrangement has been replaced by a stunning new planter and seasonal display featuring evergreens, white birch, and vibrant berries at the entrance. This festive upgrade showcases our community’s sophisticated charm and ensures that our holiday cheer shines as brightly as our accomplishments this year.

Come spring, our very own Commissioner of Curb Appeal will roll up her green sleeves to plant a dazzling display of colourful spring annuals, giving our entrance a fresh and vibrant welcome for residents and visitors alike. Stay tuned for blooms that are sure to make everyone stop and smell the flowers!

Spring Blooms and Building Beautification

Our rejuvenation project brought fresh life to the property, with the planting of new trees—including our proud, winning entry in the City of Calgary’s Branching Out initiative. Revitalized garden beds and refreshed building exteriors further transformed our shared spaces, making them not only more inviting but also a source of pride for our community. These thoughtful improvements have elevated both the beauty and spirit of Westside Lofts.

Stepping Up: Restoring Safety and Curb Appeal at Westside Lofts

This summer, the concrete stair renovation project was successfully completed, creating a safer, more durable pathway for residents and visitors. The repair of protective chain-link fencing around the stairs further enhances accessibility and security.

Our work on the surrounding common areas isn’t done yet. The chain-link fencing around parts of the property remains compromised by rotting wooden supports, some of which have become a haven for wasp nests. Calgary’s freeze-thaw cycles and years of weather exposure have taken their toll, turning once-strong structures into safety liabilities. These issues highlight the pressing need to address the disrepair of the retaining wall and garden tiers, which are crucial for maintaining the safety, functionality, and visual appeal of our shared spaces.

The board has identified these necessary upgrades as a priority for future budgets in the coming years. With plans to replace the deteriorating wooden components and refresh the garden tiers, our goal is to restore both the safety and aesthetic charm of Westside Lofts’ outdoor spaces. These enhancements will ensure our community remains not only a secure place to live but also a beautiful one.

Lobby Luxe: Sleek Upgrades and Modern Touches

Tempered glass lobby doors were recently installed, offering shatter-resistant protection, elevating the safety of our main entrance. In the lobby this year, we added a sleek new bench that streamlined the look of the space and ensured it is less inviting for trespassers who occasionally bypass our security. This new bench is not only practical but easy to clean, keeping bacteria at bay. The new lobby mats, replaced every two weeks during the winter months, have also kept our space clean and safe.

Lighting the Way: A Brighter Westside Lofts

Our exterior lighting project is complete, just in time for the holidays From well-lit pathways to a proudly illuminated Westside Lofts sign, our building now glows brighter and safer. These upgrades not only enhance the aesthetic appeal but also address safety and liability concerns by improving visibility around the property during darker months.

Slip-and-fall incidents often peak during the winter due to poor lighting and icy conditions. These new lights significantly reduce such risks, offering residents and visitors a safer experience. The improved visibility also deters unauthorized activities, fostering a secure and welcoming environment for all.

A huge shoutout goes to Stampede Electric, for their high-quality work. When selecting contractors, we ensure they are appropriately insured, compliant with Workers’ Compensation Board (WCB) regulations, and experienced in working with condominium communities. For this, we rely heavily on our building management team, Karen King & Associates, to guide us in choosing the best candidates.

Balcony Drainage Systems: Safeguarding Safety and Structural Integrity

Years of snowmelt, coupled with Calgary’s extreme weather patterns, have taken their toll on our building’s balcony drainage systems, leading to noticeable wear and tear over time. In response, we’re thrilled to announce the installation of new and improved drainage systems on all balconies by Rockyview Roofing. These upgrades include robust eavestroughs and downspouts designed to effectively manage water flow, preventing damage caused by moisture buildup and freeze-thaw cycles that are so common in our climate.

The benefits extend beyond preserving the building’s structural integrity. These enhancements play a vital role in ensuring resident safety by preventing snowmelt from dripping onto the entry and exit points of the building. By redirecting water away from high-traffic areas, we aim to significantly reduce the risk of slip-and-fall accidents for residents and visitors, especially during the icy winter months.

Parking Lot Safety: Protecting Our Community and Neighbours

To improve safety in the back parking lot, new signage has been installed to deter motorists from attempting to drive through our lot. The steep slope on the far side presents a significant hazard, posing risks to both our community and the neighbouring property. These measures will help mitigate liability and prevent potential accidents. Looking ahead to next spring, we plan to construct a more robust barricade to further safeguard the area and enhance the security of our shared spaces.

Annual Exterior Window Washing: A Sparkling Comeback

After a hiatus, the annual exterior window washing returned this year, transforming the building with a polished look that enhances curb appeal and brightens living spaces.

Years without cleaning led to dirt buildup, dulling the property’s appearance and views. Reinstating this service preserves window aesthetics, functionality, and longevity while reinforcing our commitment to maintaining the quality of life at Westside Lofts.

Explosive Results: Elevating Seasonal Maintenance at Westside Lofts

This winter, we’ve welcomed Explosive Landscaping as our new maintenance provider, quickly improving safety with efficient snow and ice removal. Their efforts, paired with Urban Canopy’s tree-trimming, have prepared our grounds for a safe, picturesque season.

The switch from Little Bear was driven by the need for better communication and detailed reporting—key for smooth condo operations. Detailed reporting keeps the board informed, ensures accountability, and aids in budgeting and planning by providing clear records of completed tasks, costs, and issues.

Residents can help keep pathways safe by using pickle mix from bins near the doors on icy spots. Together, we’re ensuring a safe and well-maintained community.

Investing in Our Future: Essential Upgrades and the Value of a Maintenance Agreement

This year has been pivotal in ensuring the longevity and efficiency of our building’s essential systems. Two major upgrades are on the horizon: the hot water tank and Make-Up Air (MUA) unit replacements, both prioritized in our Reserve Fund Study.

The hot water tank replacement, scheduled for completion by year-end, will provide consistent and reliable hot water, addressing long-standing wear and reliability concerns. The MUA unit replacement, planned for 2025, will improve fresh air circulation and temperature regulation, enhancing comfort for all residents.

Our maintenance agreement with Fountainhead Mechanical ensures regular inspections and servicing of critical systems like heating, plumbing, and ventilation, reducing emergency repairs and extending system lifespans. It improves energy efficiency, lowers utility bills, ensures compliance with safety regulations, and provides prioritized emergency services to minimize disruptions. This planned approach offers better financial predictability, smoother operations, and peace of mind for residents.

By combining these proactive upgrades with the maintenance agreement, we’re safeguarding our building’s infrastructure and committing to a safe, efficient, and comfortable living environment.

Springing into Compliance: A New Storage Solution for Westside Lofts

Next spring, we plan to construct a dedicated storage shed at the rear of the property to safely house equipment and supplies. This initiative is essential for maintaining compliance with building and fire codes, which prohibit storing items in boiler, electrical, and sprinkler rooms.

These critical spaces are designed solely for housing systems that keep our building functional, safe, and up to code. Storing miscellaneous items in these rooms can obstruct access to vital equipment, hinder maintenance, and create potential fire hazards.

By relocating equipment and supplies to a purpose-built shed, we enhance compliance and ensure these essential spaces function as intended, keeping all of us safe. Stay tuned for updates as we finalize plans for this addition to our property.

Planned Window Replacement and Building Envelope Consulting

This past fall, we identified a serious issue with the windows in one of our top-floor units. Poor installation and repair practices have compromised the framing, posing safety risks and threatening the integrity of the building envelope. Addressing this promptly is crucial to prevent further damage and ensure the safety of all residents.

After resolving the top-floor issue, we will prioritize replacing glass in the ground-floor atrium units. To ensure quality and durability, we’ve partnered with Stantec Consulting for a comprehensive window analysis. Stantec will evaluate structural integrity, compliance with building codes, energy efficiency, and moisture management, recommending climate-appropriate, durable materials and overseeing proper installation.

We’ve also updated our reserve fund plan, reducing the original 18-year timeline for window replacements to a 10-year phased schedule. This adjustment, developed with Reliance Consulting, addresses critical areas proactively, avoiding escalating costs from deferred maintenance.

The revised schedule is in early planning stages, and updates will follow in the new year. Our phased approach balances immediate needs with long-term goals, reflecting our commitment to responsible, forward-thinking maintenance.

A Year of Innovation: WSL Tools for a Better Community

This year, Westside Lofts focused on enhancing communication and creating resources to simplify life for residents. Here are seven key achievements shaping our community:

1. Resident Handbook
   The new handbook covers all essentials, from move-in etiquette to pet applications and renovation guidelines, ensuring smooth operations and compliance. Available for download on the WSL 59 website, it’s an invaluable resource for all residents.
2. WSL 59 Website
   Launched this year, the website serves as a hub for updates, forms, and resources like newsletters, meeting minutes, and the Resident Handbook. It simplifies access to important information and connects residents.
3. WSL ChatGPT Bylaw Bot
   This 24/7 tool provides quick, accurate answers about bylaws, helping residents navigate policies on renovations, balcony use, and more with ease and clarity.
4. Renovation Requests
   The Request and Undertaking Form ensures renovations comply with building codes and prevent structural or safety issues. It also provides advance notice of noise or disruptions, protecting harmony within the community.
5. Streamlined Pet Applications
   An updated pet registration process ensures bylaw compliance and a pet-friendly yet harmonious environment. It’s quick, easy, and maintains shared spaces for all.
6. Quarterly Newsletter
   The newsletter keeps residents informed about projects, finances, and events, while celebrating contributions, sharing tips, and strengthening connections.
7. First Annual Open House
   October’s Open House showcased renovations, future plans, and fund management, while educating residents on safety responsibilities. The event fostered feedback, collaboration, and community spirit, marking the start of a new tradition.

How These Tools Work Together

These initiatives improve communication, ensure compliance, and simplify daily life. Together, they strengthen Westside Lofts as a safe, connected, and vibrant community.

Clear as Crystal: Transparency Takes Centre Stage

As promised, and in keeping with our commitment to transparency, we’re thrilled to announce that board meeting minutes and monthly financials are now available on our website. This addition is part of our ongoing effort to keep owners informed about the decisions, expenditures, and initiatives shaping our community. After all, Westside Lofts belongs to all of us, and you deserve to stay in the loop.

Providing this level of transparency ensures that owners have easy access to essential information about the building’s operations and financial health. From budgets to board discussions, these documents offer valuable insights into how your condo fees are being allocated and the priorities driving our efforts.

If you have any questions about the minutes or financials, we’re more than happy to elaborate. Clear communication is a cornerstone of our approach, and we encourage owners to reach out if they’d like further clarification.

To ensure privacy and security, all owners will receive a separate email with login credentials to access these additions. Please keep this information secure and note that access is limited to registered owners.

For any prospective buyers, please remember that board meeting minutes and financials must be obtained through Karen King & Associates for a nominal fee. This process ensures that these documents are provided in accordance with legal and administrative requirements.

Fire Safety First: Addressing Sprinkler System Deficiencies

As part of our ongoing commitment to maintaining a safe and compliant living environment, addressing the deficiencies in our building’s sprinkler system has been one of the most significant challenges this year. Fire code violations pose serious risks to both lives and property, and the annual fire safety testing conducted earlier this year clearly identified several violations of Alberta’s fire safety codes, underscoring the urgency of this matter.

A primary contributor to these deficiencies has been unauthorized renovations carried out within individual units. These renovations, often done without following the required protocols or informing the board, have inadvertently compromised the integrity of the fire and safety systems. For example, modifications to walls and ceilings have obstructed sprinkler coverage, creating serious safety risks for the entire community.

In September, we initiated an extensive investigation in collaboration with Constant Fire Protection Services, the Calgary Fire Department, and Karen King & Associates. This investigation involved detailed inspections of affected units, consultations with fire safety experts, and assessments of the building’s overall compliance with safety regulations. These efforts have been critical in identifying the scope of the problem and developing a clear path forward.

The next steps will involve working with owners of the affected units to rectify these issues. If your unit is identified as one requiring corrective action, Karen King & Associates will contact you directly with further details and instructions. We understand that this process may be inconvenient, but it is essential to prioritize the safety of all residents and ensure our building meets Alberta’s stringent fire safety standards.

As a reminder, all renovation projects must be approved by the board using the Request and Undertaking Form available on the WSL 59 website. This process is in place to protect the structural and safety integrity of our building. Unauthorized renovations can lead to fines, liability for damages, and mandatory corrective actions, as seen with the current sprinkler system deficiencies.

A Friendly Reminder: Sprinklers Are Hands-Off

We kindly remind all residents to avoid touching or applying any pressure to the sprinklers in your unit. These systems are highly sensitive, and even the slightest contact could cause them to activate, leading to significant damage to your home and belongings. Please note, accidental activation may also void your insurance coverage.

If you’re painting walls or ceilings, we advise covering sprinkler heads with paper cups to protect them from paint drips or accidental contact. This simple precaution helps ensure the integrity of the sprinkler system while keeping your unit looking its best.

Behind the Scenes: Your Dedicated Board at Work

As board members of Westside Lofts, we are a committed team of residents and owners who take pride in serving our community. With your best interests and financial well-being at the forefront of every decision we make, our role is to ensure the smooth running of our building while maintaining a safe, beautiful, and harmonious environment for all.

Each month, we meet on a weekend for lengthy and detailed discussions guided by carefully planned agendas. These meetings allow us to review progress, address challenges, and set clear priorities for future actions. Whether it’s overseeing major projects, maintaining transparency in financial matters, or ensuring compliance with bylaws, our aim is to deliver on the promises we’ve made to you.

Rest assured, we are always open to hearing your thoughts, answering your questions, and addressing any concerns you may have. Your input is invaluable as we continue to make Westside Lofts a thriving, safe, and welcoming community.

Reserve fund study updated and available on website

Westside Lofts latest five-year reserve fund study is now complete and available on our website [LINK]. The reserve fund study is a budgeting document that helps us plan for the long term (30+ years). The study includes a range of items and their expected costs and life expectancy, and we’re required to update this document every five years. While the items you see listed are carefully projected by a reserve fund study professional along with input from the board, funds should be looked at as a pool and not as line-by-line commitments or spending requirements (it’s a guide we can be flexible within).

Highlights:

• As of the beginning of this study’s financial plan, February 28, 2025, the corporation is approximately 39% funded per the current reserve fund requirements.
• The result of the financial plan(s) recommended is to maintain approximately a 6% – 49% funded position during the 30-year study horizon. At this level of funding the corporation should be able to adequately provide for all regularly expected expenditures for the next 30 years and additionally 40 years.
• The plan also provides a buffer for some pre-mature failures if they occur. The plan is designed to provide a fair and stabilized reserve contribution for future owners.

What’s next

Ahead of our next fiscal year 26, which starts on March 1, 2025, we’ll work with our partners at Karen King to develop a budget for our operating expenses and the contributions we’ll make to the reserve fund. This will determine what condo fees will be for next year, and we will communicate early with more details once we have them. For now, expect an increase that will consider a balance of:

• Realistic, professional monthly services to keep the standard of our home high (operating expenses)
• Responsible reserve fund study contribution level
• The long-term health of our property

Did you know…

Once funds go into a reserve fund, they may only be spent on reserve-fund eligible expenses – cannot be used on operating expenses. Eligible expenses are permanent capital components of the building, or an addition or a replacement of an existing component (boilers, siding, roof, etc.).

Questions? Please let us know!

Thank You for a Wonderful Year!

As the year comes to a close and holiday cheer fills the air, we want to take a moment to extend our heartfelt thanks to the incredible Westside Lofts community. From big projects to small gestures, 2024 has been a year of transformation, and it’s all thanks to the dedication, enthusiasm, and support of our residents.

A special shoutout goes to our amazing volunteers, whose hard work and donation of time have truly made a difference. Your enthusiasm has brought us closer as a community and helped Westside Lofts shine brighter than ever.

As we prepare to welcome 2025, we anticipate another busy and exciting year. Let’s raise a toast to the year that was and to an even brighter and better future!
Happy Holidays,
Your Westside Lofts Board