Owners, Strata Plan VIS 5160 2020 Annual General Meeting Agenda

Horne Lake - Owners, Strata Plan VIS 5160

2020 Annual General Meeting Agenda “The Horne Lake Community is committed to a safe, pristine/natural, family oriented, recreational area that embraces sustainable environmental stewardship”

Wednesday, June 24, 2020 VIA RESTICTED PROXIES

From Government of British Columbia – “NEW: Effective May 29, 2020, strata corporations have an additional two months to hold a general meeting in a provincial or local state of emergency. Effective April 15, 2020, all strata corporations can now hold electronic meetings and hearings including Annual General Meetings”.

The Meeting was conducted through Microsoft Teams.

COUNCIL MEMBERS IN ATTENDANCE:

Susan Lucas, Bob Dendoff, Jason Zimmermann, Heather Clarke, Val Desharnias, Pat Brebner, Wayne Recker, Brian Laviolette, James McKerr

John Pray, Strata Property Manager

REGRETS: Shirley Meads

5:01 p.m. President Susan Lucas (105) called to order the AGM of the Owners Strata Plan No. VIS 5160

CALLING THE ROLL There were 156 by restricted proxy. 134 is needed for a quorum. We have a quorum and the meeting can proceed.

CERTIFYING OF PROXIES Proxies were verified by John Pray and Jason Zimmerman.

FILING PROOF OF NOTICE OF MEETING President Susan Clarke asked John Pray for filling proof of Notice of Meeting. John Pray confirmed the notice of meeting of the owners of Strata Plan No. VIS 5160 was mailed to 75 owners at the Qualicum Beach Post Office on Wednesday June 3, 2020 at 1:33 pm. For the owners who have agreed to receive Strata correspondence and notices of meetings by email, 1 those emails were sent on Wednesday June 3, 2020 at 12:56 pm. This complies with Notice of Meeting Requirements, Sections 45 and 61of the Strata Property Act and Bylaw 18(2) of the Consolidated Bylaws, Owners Strata Plan VIS 5160.

Owners Strata Plan VIS 5160

 Approval of Agenda MOTION: Moved by Brian Laviolette (350) and seconded by Valerie Desharnais (25) to approve the Agenda. CARRIED

 Approval of the Minutes of the April 27, 2019 Annual General Meeting

MOTION: Moved by Valerie Desharnais (25) and seconded by Brian Laviolette (350) to the Minutes of the April 27, 2019 Annual General Meeting.

CARRIED

 Committee Reports • President’s Report • Bylaws Committee • Common Property • Forestry • Depreciation Report • Cabin Watch • Communications Committee • Natural Resources Management • Feral Cats

 Treasurer’s Report • Approval of the Financial Statements Year Ending Jan. 31, 2020: • Appointment of Auditors for 2020-21 • Horne Lake Resort Corp. Year Ending January 31, 2020 • Horne Lake Group Combined Financial Statements, for information

 Insurance Report and Insurance Declarations

 New Business  Resolution No. 1 Special Levy to fund Horne Lake Resort Corp for the period April 1, 2020 to March 31, 2021

 Approval of the Budget - Heather Clarke, Treasurer  Strata Budget April 1, 2020 to March 31, 2021  Election of Strata Council  Terminate meeting

President’s Report – Susan Lucas

Horne Lake Group - President’s Report – Susan Lucas

As social distancing and self-quarantining become the norm in the fight against COVID-19, I hope you and your circle of family and friends are safe. We are fortunate to be owners at Horne Lake, a piece of paradise removed from the hustle-bustle and hysteria. What better place to self-isolate!

Turning to regular business, 2019-2020 was a year of change in the operation of the Horne Lake Strata. We welcomed a new manager, John Pray, effective February 1, 2019 and after a period of transition, said a final good-bye to our long-time manager, Murray Hamilton, June 30, 2019. This was also my first year as president, after the privilege of having Paul Clarke as our Strata Council President for the past xxx years. Thank you again to Paul and Murray for their many years of service to our community.

Wayne Becker and Heather Clarke were new faces on Council (special thank you to Heather who had only been an owner for 3 weeks when she joined Council - demonstrating you don’t need to be a long-time owner to contribute to Council). Thank you to Valerie Desharnais for her service on Council (2018-2020).

Your council started its year with a Governance Workshop in May, facilitated by MNP Nanaimo, to provide a refresher on council/board conduct and overview of strata law. The Horne Lake Strata Council is a working board that gets things done through various sub-committees, the composition of which are determined at the start of each strata year. This year we held a ‘working meeting’ in October to give the committees focused time to brainstorm actions achievable in the current budget year as well as longer term needs included in the 2020-2021 budget.

The various committee reports which follow detail 2019-2020 activities and accomplishments.

Highlights:  Wesley Bridge replacement delivered a higher quality bridge which will last for years  New security fencing at the log sort installed to stop the increasing trend of illegal dumping we’ve been experiencing.  Security needs aggressively reviewed; request for service issued/responses received.  Unauthorized alterations and damage to common property by a small number of owners restoration completed by the owners. 3

 Unauthorized activity (parking, alterations) in the riparian area putting our community at risk of losing the 15-meter setback provided by Development Permit 0120. (Without DP 0120 our setback would be 30 meters.)

Emerging issue:  RDN has advised our Strata Manager they will commence a review of zoning bylaw 500 in 2020 to bring clarity to the bylaw for both the public (our Community) and staff. RDN has committed to consulting directly with our community as the process unfolds.

In addition to owners who serve on Council, there are several owners who contributed to our Horne Lake community in various ways in 2019-2020: servicing the fire pumps, keeping the Horne Lake Caves Road contractor accountable to their contract, cabin watch patrollers, to name a few. THANK YOU TO ALL OUR OWNER VOLUNTEERS who make our community better.

I believe in contributing to my community and think every cabin owner should spend at least 1 year on council (and ideally three!) to understand the total asset attached to each lake property and why our Horne Lake Community is so unique. Where else does a lakefront cabin at an almost private lake come with its own private forest and untouched waterfront areas? Get involved in your strata!

Our Council is best if we have diverse representation: all areas around the lake, new owners, long-time owners, full-time owners, seasonal owners. We also need diverse skill sets: physical maintenance, resource management, engineering (bridges, culverts, water management), legal, zoning, financial. What talent exists in your cabin family that could make our Horne Lake community even better? I look forward to new and returning faces on Council.

See you on the water in 2020-2021.

Susan Lucas, President Horne Lake Strata Council / Horne Lake Group

Bylaws Committee – Chair Pat Brebner

The bylaws committee responsibilities include: strata bylaws, enforcement and review; Strata Approvals for improvements on strata lots; Riparian Area Regulations, Regional District of Nanaimo liaison regarding zoning and development permits.

Roles and Responsibilities of the Bylaws Committee

 Report to and take direction from the Strata Council.  Develop, recommend, implement and evaluate policies for handling strata approvals and strata bylaw enforcement as required in the Strata Bylaws.  Assist the Manager when required with Strata Approvals as outlined in the Strata Bylaws.

 With the assistance of the Manager provide background to the Strata Council for their enforcement of reported Strata Bylaw contraventions.  Review the annual Riparian Area Assessment Monitoring Report and make recommendations to the strata council.  Review strata bylaws as necessary, and make amendment recommendations to council for their consideration and then presentation to owners at AGM.

Approval Summary March 2019 to February 2020 2020 2019 2018 2017 2016 2015

Total Approval Requests 40 53 67 50 56 31

New Cottage 1 2 2 1 2 2 Deconstruct cottage 1 2 1 1 Cottage Renovations, additions 1 2 1 2 Accessory Buildings 5 5 8 4 3 2 Dock 4 8 8 5 4 7 Fence, Gate 2 3 5 1 Tree Removals 21 24 33 18 23 13 Driveway, Parking area 3 11 12 14 7 6 Foreshore remediation 1 1 1 1 Pump and haul tank installation 4 1 Trail to beach 1 6 Drainage remediation 1

Strata Owners continue to follow the approval process by contacting John first in regards to proposed changes on individual lots.

 2019 Riparian Area Review On September 27, 2019 Adam Compton from EDI accompanied by Council Member, Wayne Recker, and John Pray did the annual boat tour of the lake. Adam compared photos of the foreshore and riparian area taken on the 2018 tour to the current conditions and noted any changes as findings for the 2019 RAR review report.

The findings were provided to the Bylaws Committee and council for their review and to provide direction. Owners are contacted when significant changes without approval are noted and asked for an explanation. In some cases remediation or planting will be required. A copy of the Report is also shared with the RDN and Ministry of Environment.

Annual Riparian Area Review Requirement – Important to Remind Owners

The strata and strata owners have the benefit of an Alternative Approach to the application of the full Riparian Area Regulations “RAR” which was granted by the Provincial Ministry of Environment and Fisheries and Oceans Canada. This may be the only such agreement in the Province. The Alternative Approach allows for the application of Development Permit 0120 as an alternate approach to the RAR for Horne Lake strata owners. From the agreement letter: 5

“As a condition of our agency’s endorsement of DP 0120, we require an annual monitoring report prepared by an independent Qualified Environmental Professional to describe how setback criteria are being complied with. A method to accomplish this must be developed (with the participation of the RDN and the Strata) in the coming months, and be in-place by May 1, 2009. From these monitoring reports, we will determine whether application of DP 0120 is meeting the objectives and spirit of the RAR. Should the evaluation determine serious discrepancies, FOC and MoE will withdraw support for this approach and require direct application of the RAR.”

Common Property Committee –Bob Dendoff, Chair

Role and Responsibilities of Common Property Committee

 Report to and take direction from the Strata Council and ResortCo Board of Directors  With the assistance of the manager develop, recommend, implement and evaluate property maintenance requirements as required in the Strata Bylaws and develop goals, schedules and budgets for the maintenance of common property, ResortCo lands and forests, fire equipment and other assets.  Assist with the development of the depreciation report maintenance and renewal requirements as required by the Strata Property Act and Regulations.

Below is a summary of some of the activities throughout 2019 – 2020

 Spring Clean-up again very successful. Thank you to our Volunteers – we could not conduct these without you. Next spring clean-up - April 25 and 26, and June 8 and 9, 2020. Council supports an earlier and a later Spring Clean Up Weekend.  Many volunteer owners organized common property clean-ups around the community. The event was very successful with branches and other debris removed from the common property. Most of the debris had been caused by the December 2018 windstorm. There are plans to host these volunteer days again this summer.  Dust control was applied to the strata roads again before the busy summer season..  Road side mowing of strata roads and forestry roads was not able to be done in 2018 due to the early fire season and high hazard rating but select roads were brushed again in 2019 prior to the warm weather.  Fall clean-up another success, 3 bins garbage and 1 bin metal. Next Fall Clean-up September 26, 27, 2020. Again – thank you volunteers.  Wesley Creek Bridge replacement was the major common property improvement in 2019. Council was able to provide a higher load bridge and the project came in just under the $150,0000 budget. A reminder that the bridge replacement with funds from the contingency reserve fund was approved at AGM 2019. The bridge was supplied by Surespan and Coastal Bridge completed the install. In keeping with the environmental processes around the new bridge (crossed over a stream) some replanting will occur in the spring. Council has also ordered pedestrian safety signs on recommendation from some owners.  Council is again asking for any Community Volunteers who might be interested in assisting with the servicing of the fire pumps each year and being the monitor of the fire stations and fire equipment during the summer. The fire equipment monitors could also assist other owners with equipment operation demonstrations and fire equipment practices. If you are interested, please contact John Pray.

Dumpster and Burn Pile Rules  Log sort burn pile is for clean wood waste only and is not a garbage dump.  Before dumping wood, remove metal, roofing, tar paper, windows, door knobs and hinges etc.  Empty leaf bags and put the bags into the dumpsters.  Dump at the back and sides of the burn pile, not on the road side.  Dumpsters are for weekly household garbage only.  Do not leave items at or around the dumpsters, keep at your lot for clean-up weekends or haul directly to the Church Road transfer station.  The rules and procedures around open burning changed in 2019. It is very important that only allowable items are placed in the burn pile as Government often inspects burn piles once you have requested permission for the burn.

Forestry Report – Common Property Committee

In May 2019 The Managed Forest Council conducted an audit of our forest lands. These are the concluding comments from the report prepared by Jeff Kerley R.P.F.:  Managed Forest well managed by the owners and forestry consultant Chris Law.  Ownership (strata – title residents) very proactive with regard to stand maintenance (brushing and seeding and conifer release) activities.  Conifer release strategy appears to be working at this time, but the owners must be vigilant to ensure that deciduous/brush species do not overwhelm conifer crop trees in some areas.  Roads maintained in very accessible condition for silviculture activities and fire protection use.  Part of Ministry of Forests and Lands co-op fire protection agreement.  Excellent fire protection system in place at numerous locations throughout the MF (pumps, hoses and trained personnel)  There were no potential compliance issues

We have a Fire Control Cost Sharing Agreement with the Ministry of Forests. With this agreement the Ministry of Forests will assist us in providing firefighting for our forestlands. This will help us protect our forest resources. The current agreement is in place until March 31, 2022.

Sproat Lake Forestry Ltd monitors the regeneration of our stands and as noted in the audit report above, there is some deciduous competition to our conifer stands in some locations, this has to be monitored.

We hope you enjoy the tree seedlings we have provided at this meeting for planting around the lake. They will assist with the riparian area regeneration, so please plant them in the riparian area above the natural boundary.

Depreciation Report – Susan Lucas

Why? The Strata Property Act requires strata corporations to have a Depreciation Report prepared by a qualified person every three years to help strata corporations plan for the maintenance, repair, and replacement of common property and assets.

Results of the Depreciation Report determine the annual amount to be contributed to the Horne Lake Strata’s Contingency Reserve Fund (CRF) and included in Owners’ annual strata fees. The Depreciation Report is also used to determine if any special levies would be needed to top up the balance of the CRF to cover expected costs.

The most recent Depreciation Report was prepared by Morrison Hirschfield May 14,2018. A copy of the report was circulated to Owners by email with the Strata Council Meeting minutes and Horne Lake Hooter. Owners were advised they could request a hard copy of the report from the Strata office if required.

What?  Depreciation Reports must contain: o a physical inventory of the common property o anticipated maintenance, repair and replacement costs for common expenses projected over 30 years o A plan to pay for the costs (three cash flow models projecting 30-year replacement periods)  The Horne Lake Strata Corporation is responsible for 72 culvert crossings & 5 bridge crossings. Other capital items identified in the Report include an older grader and the South Lake Road boat launch.

How is the CRF contribution amount determined? The Depreciation Report considers the current condition, expected life, and cost to renew the various items included in the Strata’s common property inventory, together with the projected year for the renewal and the expenditure. The Report looks at the current balance of the Strata’s CRF, the projected annual contribution to the CRF under various funding scenarios and the projected interest it will earn.

The 2018 Depreciation report states:

 “the largest financial liability remains the replacement and repairs associated with the culvert and bridge crossings.”  "For Horne Lake the major factor affecting the size of the required contingency reserve is the risk of a substantial rainfall event damaging the roadways, stream beds and adjacent properties. Seeing as repairing damage of this nature would require significant cash expenditure, Morrison Hershfield recommends maintaining a minimum balance in the amount of $500,000."

The 2018 Depreciation Report covered the 30-year period 2018 to 2047. The Report presented two possible funding scenarios that will provide adequate funding to cover anticipated major repairs and renewals expected in the next 30 years. The two scenarios for budget year 2020-2021 are as follows:

Annual contribution Estimated Contingency Reserve Fund at 2047 based funding Scenario (B) Scenario 1 $40,000 $1,037,027 (current model)

Scenario 2 $51,750 (A) $1,188,853 8

(A) Depreciation Report 2018 proposed moderate increases to the contingency reserve fund contributions of 10% in years 2019, 5% increases in 2020 and 3% in 2021 (applied to base scenario of $40,000 annual contribution). No other increases were proposed for the remainder of the study. (B) Based on interest rates and assumptions in the 2018 Depreciation Report.

Summary status of Contingency Reserve Fund

Target balance at end of report term, Yr: 2047 $1,000,000 Minimum balance $500,000

Actual cash balance, January 31, 2020 $639,626* Estimated cash balance, March 31, 2020 $646, 292

*Per January 31, 2020 audited financial statements

Based on results of the 2018 Depreciation Report, covering the 30-year period 2018 to 2047, Council continues to recommend an annual contribution of $40,000 ($100 per lot).

Next steps An updated depreciation report is required by June 2021. In advance of updating the depreciation report, the engineer recommends Council obtain a hydrology analysis as well as a culvert priority replacement study. Costs for all 3 reports (hydrology analysis, culvert study, depreciation report) have been included in the 2020-2021 Strata budget in the amount of $4,000. The results of these studies may change the CRF funding scenarios in the future.

Cottage Watch (Security) – Brian Laviolette

Role and Responsibility of Cottage Watch Committee

 Report to and take direction from the Strata Council.  Develop, recommend, implement and evaluate security strategies to protect the community and common property and common asset within the scope provided by the Strata Council and the approved budget.  Develop, implement, review and recommend emergency planning strategies for the community.  Cottage Watch includes Footprint Security Patrol, volunteer owner vehicle patrols, owner foot patrols and of course observant owners. Our volunteer and Footprint patrollers keep a check on your cabins and property during the off season and inform strata management of anything noted which is passed along to the affected owner. Our volunteers are not licensed, trained or insured to provide security or to confront owners or others breaking the rules. Their mandate is to Observe, Record and Report only.  Volunteer patrollers and Footprint Security patrols continue to do random checks of cabins and accessory buildings. When security concerns are observed they are reported to owners including sheds left open and in some cases cabins not locked or left open. Owners are very appreciative of the notifications they have received.  There were a few incidents reported since April 2019 but not the 9

 The office has received a few reports over the year from the Footprint patrollers, volunteer patrollers and owners regarding unsecure premises which have been forwarded to owners with owner’s thanks.  Committee members added signage around the lake and plan on adding additional signage in 2020.  Committee looked into security cameras for the volunteer patrollers (dashcams) and security cameras at the Log Sort.  Committee recommended and Common Property Committee supported the installation of a new security fence at the Log Sort – many positive comments from owners with the new fence.  In preparation of the upcoming budget, the security committee looked at comparative external security services with two providers.  Thank you to our volunteer patrollers and to all the owners who keep their eyes open and report anything suspicious at the lake.  Owners are reminded to post their 4 digit civic address in a conspicuous location at your driveway entrance near the road where it can be easily seen in both directions by emergency vehicles in the day or night. Consider using reflective number decals or paint that will stand out in vehicle headlights.  Vehicle and ATV stickers are available from our Patrollers and from John at the office. We can easily mail these to you.

Observe, Record and Report any suspicious activity or vehicles to the RCMP either 911 if it is progress or their non-emergency number 250-248-6111. Take a photo if possible. Never put yourself in danger.

 As a final note remember; Your best burglar alarm is a watchful neighbour. Observe Record and Report.

Communications Committee – Valerie Desharnais

Role and Responsibility of Communications Committee

 Report to and take direction from the Strata Council.  Update Terms of Reference for the Committee  Prepare Hooter for distribution to Owners  Regular email to owners with information.  Evaluate new email program – Constant Contact  Evaluation and feasibility of incorporating a Strata Council Software program  Update and redesign the Horne Lake Community Webpage

In 2019;  Committee set up the new Constant Contact email program as the format for Owner emails – positive comments from Owners with the new program.  Developed a new, modern Horne Lake Community web page that will include “Owner’s Only” and “Council Members Only” sections of the web page. Owners provided pictures for the new web page – thank you. The funds to develop the new web page were approved at AGM 2019 as the old web page was on an original platform that had become obsolete.  For information most of the visits to the web page are for information on the community, the lake levels and for the real estate listings. 10

Natural Resources Management Committee – James McKerr

Role and Responsibility of Natural Resources Management Committee

 Report to and take direction from the Strata Council.  Managed Forest Plan  Wildfire Response Agreement and Wildfire Plan  Road Use Agreements  Log Sort and Gravel Pit  Water Licences  A link to the Common Property Committee  Water Treatment Licence

In 2019;

 The committee reviewed the Managed Forest Plan, Wildfire Response Agreement, Road Use Agreements, Water Licences and the Water Treatment Licence.  The Committee asked for a list of all the licences we need to ensure are current at all times.  Committee requested a review of the hazard trees around the common property (from the Dec 2018 windstorm) to see if there was a way to remove the trees at no or low cost to the strata. Committee is still looking into.

Other Council Committees

Trails Committee  To work with the RDN Parks regarding a trail from DFO to RDN Park above Horne Lake Caves Road as per the 2002 agreement to close a portion of the 1911 gazette.  To fact find with Climbers Access Society regarding providing access to the climbing cliffs. Voluntary Dispute Activate as needed  Report to and take direction from the Strata Council. Resolution  Assist owners to resolve neighbourly disputes as outline in the Strata Bylaws. Feral Cats Committee Member: Jim  Fund raising for the feral cat program. McKerr  Manage the feral cat population. Privacy Officer Pat Brebner  Privacy officer as required by the Consolidated Strata Bylaws to oversee the adherence to the Strata’s privacy policy.

Treasurer’s Report – Heather Clarke

As required by Strata Property Act, we present financial statements for the year ended January 31, 2020. These are for the 2 entities that made up “The Owners - Strata Plan VIS 5160” (Strata) prior to the amalgamation: Strata and Horne Lake Resort Corp.

Highlights:

Strata - year ended Jan 31, 2020  Income statement: o There is a surplus in the Strata operating budget of $121,669. The surplus is a result of the new Wesley Creek Bridge being “capitalized” instead of “expensed” as a repair and maintenance. 2019 repairs and maintenance were $165,051. In 2020 repairsd and maintenance were $86,122. Most other expenses were at budget or marginally under budget.  Balance sheet: o working capital items: cash, gravel inventory, GST and accounts payable.

Horne Lake Resort Corp - year ended Jan 31, 2020  Income statement: o Operating expenses of $159,849 for Resort Co. 100% funded through Special Levy approved 2019 AGM  Balance sheet o Forest lands have book value of $4,973,502 o No money was spent on silviculture in FY2019, hence no change to Deferred silviculture costs of $335,990 o REMINDER THAT LANDCO AND RESORTCO WERE AMALGAMATED IN 2019

NOTE: Strata and ResortCo audited financials were provided as an attachment for the Owners.

Insurance

Insurance coverage for Owners of Strata Plan VIS 5160 and the related Horne Lake group of companies is handled by Kim Pirie, Agent, Hub International Insurance Brokers, 8 – 1551 Estevan Road, Nanaimo, B.C., V9S 3Y3.

There is one insurance policy that cover the Horne Lake Group of Companies, a Business policy that includes commercial general liability, directors and officers, volunteers’ accidental death and dismemberment and cyber liability, plus ICBC for the grader, fire tenders and trailers. The Business policy was renewed on August 8, 2018 and the premium is allocated between the 3 Horne Lake companies.

Business Policy, Total annual premium: $13,362

Note; Copy of the Declarations for Insurance were provided to Owners as separate attachment to the agenda.

ICBC – Grader and Fire Trailers and Tenders Renewal Premium Limit of Liability Grader Feb.11, 2020 $871.00 Declared Value $30,000 Third Party Liability $5 million

Fire Trailers (2) July 24, 2020 $78.00 ea. Declared Value $2000 Fire Tenders (2) Aug. 2, 2020 $87.00 ea. Declared Value $4000 each Fire Tender (1) June 13, 2020 $135.00 Third Party Liability $1 million

The Owners of Strata Plan VIS 5160 (The ‘Strata Corporation”)

RESOLUTION No. 1 Special Levy to fund Horne Lake Resort Corp For the period April 1, 2020 TO March 31, 2021

WHEREAS the Strata Corporation is a shareholder in Horne Lake Resort Corp. (“ResortCo”) and the shares held by the Strata Corporation are a common asset of the Strata Corporation and the Strata Corporation is responsible for the expenses of ResortCo;

AND WHEREAS at the April 21, 2018 AGM the Owners approved a resolution to amalgamate Horne Lake Land Corp (“LandCo”) with ResortCo which was completed on February 1, 2019;

AND WHEREAS the result of the amalgamation transferred the remaining unsold strata lots originally held by LandCo to ResortCo, now 19 lots and ResortCo is responsible to cover the expenses of holding the 19 strata lots including strata fees, property taxes, insurance and portions of other expenses previously paid by LandCo;

AND WHEREAS Horne Lake Community Association a shareholder in ResortCo has operational expenses that will be covered by this Special Levy through a Cost Recovery Fee that were previously paid by LandCo;

AND WHEREAS the Strata Corporation passed a special resolution at the April 27, 2019 AGM, approving a Special Levy to fund the operations of ResortCo and there is a surplus from the Special Levy as of March 31, 2019 of $23,222 ($58.06 per strata lot) which will be returned proportionately to the owners by way of a prepayment of the Special Levy to Fund the ResortCo for the period of April 1, 2020 to March 31, 2021;

AND WHEREAS the Strata Corporation wishes to fulfill the financial obligation of the Strata Corporation to ResortCo for the period April 1, 2020 to March 31, 2021 by approving a Special Levy in the amount of $64,536 ($161.34 per strata lot) in accordance with the budget attached.

AND WHEREAS the Special Levy will be included in the Strata Fees that will total $13.45 per month from May 2020 to March 2021 including contributions to the operating budget, Special Levy to fund ResortCo, contribution to Contingency Reserve Fund and GST;

AND WHEREAS a ¾ vote of the Strata Corporation is required in order to approve the special levy pursuant to section 108 of the Strata Property Act;

AND NOW THEREFORE, BE IT RESLOVED: by 3/4 vote of the Owners, Strata Plan VIS 5160 (the “Strata Corporation”) that the Strata Corporation:

1. Approves the funding of the operating expenses of ResortCo by special levy;

2. Approves a special levy of $64,536 ($161.34 plus GST per strata lot) calculated in accordance with the unit entitlement formula pursuant to sections 99 or 100 of the Strata Property Act to fund the operations of ResortCo from April 1, 2020 to March 31, 2021;

3. Approves returning the surplus of $23,222 ($58.06 per strata lot) from the Special Levy to Fund ResortCo, April 1, 2019 – March 31, 2020 as a prepayment of the Special Levy for the period April 1, 2020 to March 31, 2021;

4. Approves the payment of the net special levy after applying the surplus ($219.40 – $58.06 = $161.34 plus GST per Strata Lot, Per Year; ($8.07 plus GST Per Month)) by monthly payments, due on the 1st day of the month, paid by pre-authorized debit in the amount of $13.45 plus 5% GST. The monthly payments will be included in the $77.00 monthly strata fees so there is only one monthly payment..

MOTION: Moved by Bob Dendoff seconded by Heather Clarke to approve Resolution NO. 1, Special Levy to fund Horne Lake Resort Corp.

135 In Favour; 1 Against, 2 Abstain = 98%. 75% required, Resolution No. 1 is approved

Horne Lake Resort Corp Notes to Budget – April 2020 to March 2021 To be funded by Special Levy as outlined in Special Resolution # 1

Accounting $4,190  ResortCo share of the year-end Audit and annual accounting expenses.

Administration $25,838  ResortCo allocation of Management Services Agreements.  Management Services Agreement for the Horne Lake Group of Companies with Pray Property and Strata Management Ltd. was entered into on Feb. 11, 2019 for 3 years.

Forest Land and Common Property Expenses $10,000  Burn debris in log sort yard and maintain area

Directors Travel Expenses $ 200  Reimburse for travel expenses to attend ResortCo meetings that may be held separate from other meetings.

Fire Protection $1,050  Maintenance for fire equipment shelters  $800 annual fee for Forest Fire Fighting cost sharing agreement with Ministry of Forests

Insurance – Business Policy $5,662  Includes commercial general liability and directors liability  $5 million dollar policy and includes $1 million forest fire fighting expense  ResortCo is allocated a portion of the insurance costs for the Horne Lake Group of Companies.

Insurance for Fire Trailers and Tenders $ 459  Annual ICBC for 5 trailers

Legal $ 400  As required throughout the year

Miscellaneous $1,000

Forestry Expenses $9,707

 Administration – Sproat Lake Forest Services Ltd. $ 2,500  Private Managed Forest Land Council annual fee $ 1,207  Stand Improvements, planting, hazard trees $ 1,000  Brushing forestry roads $ 5,000

Property Tax Parcel A and B $25,956  Assessments up 9% in 2020, 9% in 2019, 13% in 2018. Anticipate mil rate will lower somewhat but expect property taxes to increase over the previous year which was $20,264.

Roads and Grader Maintenance $ 3,880  Grader ICBC, and grader maintenance  Drainage, ditches, culverts, road maintenance in forest lands

Rock Quarry $ 100  Maintenance

Security Gates  Maintenance, locks, keys $ 200

Parks Use Permit $ 525  Annual fee, for access through Horne Lake Caves Provincial Park to ResortCo lands west of the rockslide.

Strata Fees, 19 strata lots $16,611  ResortCo pays the strata fees for the 19 unsold lots

Property Taxes, 19 strata lots $11,025  ResortCo pays the property taxes for the 19 unsold lots

Horne Lake Community Association Cost Recovery Fee $15,569  HLCA annual expenses  Less than 2019

Horne Lake Resort Corp Budget: April 1, 2020 - March 31, 2021

2020-2021 Actual 2019-2020 2019-2020 Budget Budget

Revenues Lot Sales $ - Interest income $ 5,000 $ 15,750 Surplus from previous year $ - $ - Road Use Agreement $ 29,335 $ 6,076 Special Levy, from Strata VIS 5160 $ 16,611 $ 16,611 From Special levy to cover strata fees unsold lots $ 16,611 Transfer from LandCo reserves to complete amalgamation $ - $ - $ 15,000 Transfer from LandCo, new administration transition $ - $ - $ 24,000 Strata Fees, unsold lots, February and March 2019 from LandCo $ - $ - Cost Recovery fee HLCA, transfer from LandCo February and March 2019 Total Revenues $ 50,947 $ 38,437 $ 55,611

Expenses Accounting (Audit) $ 4,190 $ 13,078 $ 6,300 Administration & Management $ 25,838 $ 25,773 $ 25,984 Admistration & Management Transition to June 2019 $ - $ - $ 24,000 Forest Land and Common Property Maintenance (log sort ) $ 10,000 $ 17,077 $ 6,000 Directors Travel Expenses $ 200 $ - $ 200 Fire Protection, Cost Sharing agreement, maintenance on fire equip. shelters $ 1,050 $ 800 $ 1,300 Insurance - CGL and D&O $ 5,662 $ - $ 5,440 ICBC Insurance for Fire Trailers and Tenders $ 459 $ 2,429 $ 450 Legal $ 400 $ 298 $ 400 Miscellaneous $ 1,000 $ 34 $ 2,000 Forestry Expense $ 9,707 $ 5,832 $ 8,500 Property Tax Parcel A & B (Assessment up9% in 2019 and 13% in 2018) $ 25,956 $ 20,264 $ 19,500 Roads, ditches, culverts and Grader Maintenance $ 1,880 $ - $ 4,880 Rock Quarry $ 100 $ - $ 100 Security Gates - maintenance, locks, keys $ 200 $ - $ 200 Cost of Sales $ - Park Use Permit $ 525 $ 500 $ 525 Amalgamation Expense, Swift Datoo, MNP $ - $ 15,000 Strata fees, 19 lots @ $874.27 net of gst $ 16,611 $ 16,611 $ 16,611 Property Taxes 19 Lots $ 11,025 $ 9,619 $ 9,600 HLCA Cost Recovery Fee $ 15,569 $ 11,000 $ 16,721 Total Expenses $ 130,372 $ 123,316 $ 163,711 Cash flow after revenue less expenses $ (79,425) $ (84,879) $ (108,100) $ - $ - $ (84,878) Special Levy Per Lot (total exenses divided by 400 lots) $ 198.56 Surplus from Previous Year Special Levy (Note) $ - $ 23,222 Surplus per Lot, refunded to Owner as a credit from previous year $ (58.06) $ 58.06 Annual Special Levy per lot to be added to Strata Fees (plus GST) $ 140.50

Special Levy per lot to be added to monthly Strata Fees + GST $ 11.71

Notes. Estimated surplus carry forward to April 2020 budget year $23,222 Return of excess Special Levy Funds - pursuant to the Strata Property Act The strata corporation must return excess funds from a special levy to the owners in the same proportion that the levy was collected. If no owner is entitled to more than $100, the strata corporation may deposit the excess funds in the CRF. The Strata Council proposes to return the surplus to each owner by carrying it forward and reducing the 2020-2021 Special Levy.

Owners of Strata Plan – VIS 5160 Notes to Budget – April 2020 to March 2021

The Budget year for the Owners of Strata Plan VIS 5160 runs from April to March. This is different than the Financial Year End, which is January 31, 2020. The different year-ends allow for the year-end audited financial statements to be prepared for presentation at the AGM in April.

The Strata is required to charge GST on the Strata Fees and claims GST input tax credits on the expenses. GST is not included in the revenue or expenses in the budget. The budget allows for and includes 5% GST in the total strata fees collected.

For the budget year ending March 31, 2020 there is an estimated surplus in the Strata operating budget of approximately $26,761. The surplus is a result of expenses that were marginally under budget.

The April 2020 to March 2021 Budget anticipates applying the previous year surplus to the current budget. Strata fees will remain at $924.80 per lot per year or $77.00 per month including Strata Fees, Special Levy to fund ResortCo, Cost Recovery Fee to fund HLCA, contribution to the Contingency Reserve Fund and GST.

Strata Corporation is a shareholder in Horne Lake Resort Corp. (“ResortCo”) and the shares of ResortCo are held by the Strata Corporation as a common asset of the Strata Corporation. Each year at the AGM, the Strata Corporation approves a Special Levy to fund ResortCo’s operating expenses. At the April 21, 2019 AGM The Strata Corporation passed Special Resolution #1 to fund the operations of ResortCo for the period April 2019 to March 2020. As of March 31, 2020 there is a surplus from the Special Levy of approximately $23,222.

The Strata Property Act defines how a surplus from a Special Levy must be handled. The surplus will be returned to each lot proportionately as a prepayment of the Special Levy to Fund the ResortCo for the period of April 1, 2020 to March 31, 2021, ($58.06per lot).

If Special Resolution #1, “A Special Levy to fund ResortCo’s expenses” fails, the expense will be reallocated back to the Strata, and as per the Consolidated Strata Bylaws, the Strata Budget will be amended prior to the vote and ResortCo’s expenses will be funded through Strata Fees.

The initial net effect to an owner of funding ResortCo by Special Levy instead of Strata Fees is $0. The long-term effect is that if and when ResortCo has profits, it can repay to the Strata Corporation the funds that have been paid as a Special Levy and the repayment can be used to reduce strata fees at that time.

Accounting $10,511  Consolidated financials and Audit for the Owners of Strata Plan VIS 5160.  Accounting support as needed throughout the year  Audit fees are less as LandCo is amalgamated with ResortCo

Administration and Management $86,339  Strata allocation of Management Services Agreements.  Management Services Agreement for the Horne Lake Group of Companies with Pray Property and Strata Management Ltd. was entered into on Feb. 11, 2019 for 3 years.

Bank Charges $1,400  Monthly charges including processing Pre Authorized Debit payments

Common Property Maintenance $43,534  Ongoing maintenance, danger trees, clean up $ 11,000  Drainage issues on common property and over lots $ 5,000  Garbage and recycling bins at lot sort – Year round $16,784  Riparian Area Regulations annual report, and consulting $ 7,500  Boat launch maintenance, RDN park ramp fees, Misc. $ 750

Council Members Travel Expenses $6,000  Council members are reimbursed for their out of pocket travel expenses including mileage at CRA posted rates, ferry charges, airfare or other transportation costs to travel to attend approved meetings from either their cottage at the lake or their primary residence, to a maximum of $300 per meeting.  When preparing the budget we do not know how many council members there will be or where they will be travelling from.

Council Meetings $6,500  Cost of supplies, meeting room and refreshments for monthly Council Meetings

Fire Protection $4,600  Maintenance and replacement of equipment as required. $500  Update Community Wildfire Protection Plan $2,000  Fire equipment practice $ 100  New Community Map $1,000  Contingency $1,000

Annual Spring Clean-up $5,500  2 weekends with dumpsters at the log sort yard for Owners Use. The strata pays and hourly rate for owner volunteers to staff the event. Recovery from recycling of metal helps to reduce the event cost; however this fluctuates with the scrap metal and battery recycling markets.  2020 dates, April 25, 26, and June 6 and 7.

Annual Fall Clean up $2,480  1 weekend with dumpsters at the log sort yard for Owners Use. The strata pays and hourly rate for owner volunteers to staff the event. Recovery from recycling of metal helps to reduce the event cost, however this fluctuates with the scrap metal and battery recycling markets.  2020 date, September 26 and 27

General Meeting Expenses- AGM $3,000  Includes facility rental, mailing and copying.  Seedlings hand out to owners, for riparian area planting.

Insurance Business Policy $5,170  Shared policy with HLCA and ResortCo. The Strata is allocated a portion of the insurance premium for the Horne Lake Group of Companies.  CGL, D&O, Cyber Liability, Volunteers AD&D  Increased due to insurance rates increasing throughout the Province

Legal and Consulting $5,000  Legal and consulting as required throughout the year.  Council may engage a zoning consultant if required with the RDN changes

Miscellaneous $1,225  Includes 50% cost of a storage locker for strata records and documents.

Owner Communications $3,800  Distribution of the Strata Council meeting minutes - postage, stationary, envelopes, copying. As more owners sign up to receive their minutes and Hooter by Email this line item will drop. There are approximately 90 owners that have the meeting minutes copied and mailed to them.

Dust Control $37,400  To apply dust suppression to all Strata Common Property Roads including Bay Road, Southlake Rd., Sunset Terrace, Eastside Rd., Dendoff Point Road, Sandy Beach Lane, Shady Lane, Glenn Forest Rd., easement roads servicing lots 406 – 45, 81 – 93, lots 96 to 119 and the entrance to the log sort yard. The product must be applied to a damp surface; a water truck is included in the budget. The budget includes a $.02 per litre contingency to allow for price increases and exchange rates. Inflationary budget of +10%.

Roads and Grader Maintenance $27,385

 Includes $715 recovery from Rogers AT&T for a road use agreement. ($715)  Road grading, grader operator, fuel, oil, blade edges and other consumables $ 12,000  Grader insurance and major maintenance is paid by the grader owner, ResortCo.  Snow removal $ 2,000  Culvert and ditch cleaning $ 1,500  Allowance for culvert repairs required through the year. $ 1,500  Top dressing sections of roads with road crush as needed. $ 4,000  Brushing along strata roads $ 3,600  Contingency $ 5,000

Security Patrols – Cottage Watch $42,100  Regular professional security patrols on seasonal schedules.  Mileage allowance for volunteer owner patrols. $30 per patrol for either the north side or south side. Some patrol groups split their patrol area down further and the rate is adjusted accordingly.  Replacements as required for signs and locks,  Cottage Watch program  Council wants owners’ direction – should security patrols be continued and funded?

Website $5,000  Update website with data storage for owners access

Sunshine Fund $200  To provide emergency assistance and supplies to secure a residence in the case of vandalism, fire or other damage. (e.g. Provide the plywood to board up a broken window or door until an owner can make to the lake to deal with it).

Waste Management Permit Fee $200  Annual fee to the Province.

Water License $750  Annual fee to the Province for the water license that allows owners to draw water from Horne Lake.

Gravel Inventory $74,822  Road crush gravel inventory records the net book value of the remaining gravel at January 31, 2020. The inventory is updated annually after recording the amount used in the year. We should have inventory for our needs for the next 7 to 9 years.

Contingency Reserve Fund

Balance, March 31, 2018 $731,269 Annual Contribution collected with Strata Fees -$ 40,000 Excess Revenues over Expenses $13,119 Accrued interest, Feb. 1, 2020 to March 31, 2020 $1,658 Withdrawal from CRF approved April 2019 ($104,715)

Balance of Contingency Reserve Fund, March. 31, 2020 (estimate) $641,331

The 2020-2021 Budget proposes to withdraw up to $32,000 from the CRF for a 5 year culvert replacement plan at to replace 5 to 7 culverts in 2020-21. Also includes $4,000 to complete 3 year update to the Depreciation report.

The 2020 – 2021 Budget proposes to continue with - Funding Formula #1 - from the 2018 Depreciation Report update, which is an annual contribution of $100.00 per lot to the Contingency Reserve Fund ($40,000 total) plus interest earned from the CRF investments. Last year’s annual contribution to the CRF was $40,000, ($100.00 per lot).

Owners of Strata Plan No. VIS 5160 Budget: April 1, 2020 - March 31, 2021

2020-2021 actual + forecast 2019-2020 Budget $ - Budget $ - April 1, 2019 to March 31, 2020 Expenses Accounting (Audit) $ 10,511 $ 13,200 $ 7,850 Administration & Management $ 86,339 $ 84,385 $ 86,817 Bank Charges $ 1,400 $ 1,230 $ 1,400 Common Property Maintenance $ 43,534 $ 30,462 $ 32,670 Council Members Travel Expenses $ 6,000 $ 4,657 $ 6,000 Council Meetings $ 6,500 $ 5,956 $ 6,500 Fire Protection including update Community Wildfire Protection Plan $ 4,600 $ 432 $ 3,100 Annual Spring Cleanup $ 5,500 $ 4,276 $ 5,500 Annual Fall Cleanup $ 2,480 $ 1,843 $ 2,480 General Meeting Expenses - AGM $ 3,000 $ 2,816 $ 3,000 Insurance - CGL, D&O, Volunteers (Allocation - split betw een ResortCo, HLCA and LandCo) $ 5,170 $ 5,212 $ 4,700 Legal and Consulting $ 5,000 $ 500 $ 3,000 Vancover Island Strata Association Membership $ 500 $ - $ - Miscellaneous, includes document storage rental unit $ 1,225 $ 667 $ 1,225 Owner Communications/Postage/ Photocopy, $ 3,800 $ 3,372 $ 3,800 Dust Control $ 37,400 $ 31,896 $ 34,000 Wesley Bridge Replacement $ 142,585 $ 150,000 Roads and Grader Maintenance, culvert and bridge replacments and maintenance $ 27,385 $ 19,645 $ 25,385 Security Patrols, Cottage Watch, new HL decals $ 42,100 $ 32,740 $ 30,100 Website and cloud data storage for owners access $ 5,000 $ 9,391 $ 10,000 Sunshine Fund $ 200 $ - $ 200 Waste Mgmt. Permit Fee $ 200 $ 316 $ 200 Water License $ 750 $ 747 $ 750 Total Expenses $ 298,594 $ 396,328 $ 418,677 $ (150,000) Interest Receivable from Flood Preparedness Bond $ (840) $ 268,677 Other Income Transfer from CRF - $ - Carry over surplus from Budget Year Ending March estimate $ (26,761) $ 26,761 Carry over surplus from Road Crush Inventory $ 75,370 Road Crush inventory $ (75,370) Net Total Expenses $ 270,993 Assessment per Lot Strata Fees Per Lot - Annual (Net Total Expenses / 400 lots) $ 677.48 Contribution to Contingency Reserve Fund - Annual per lot, per Scenario 1, Depreciation Rpt. $ 100.00 $ 40,000 Total Special Levy to fund Horne Lake Resort Corp $ 161.34 Special Levy Surplus 2019-2020 (refunded to Owner as a credit towards following year Special Levy$ ) (58.06) Sub Total: Strata Fees, ResortCo Sp Levy, - per Lot Annually $ 880.76 Strata fees April 2019 $ 77.00 GST 5% $ 44.04 May to March $ / mo $ 847.80 Total - Strata Fees, ResortCo Sp. Levy, GST $ 924.80 $ 77.07 Total Monthly Assessment per lot. $ 77.07

Total Monthly Assessment per Lot April $77, May 2020 to March 2021 $ 77.07

Contingency Reserve Fund - Summary to March 31, 2020 estimate Balance year end March 31, 2019 $ 731,269 Annual Contribution to CRF collected in Strata Fees April 2019 - March 2020 $ 40,000 Interest Earned from CRF investments to Jan 31, 2020 $ 13,119 Accrued interest, Feb 1, 2019 - March 31, 2020 $ 1,658 Withdrawal from CRF approved April 2019 - Wesley Creek Bridge $ (152,227) Balance in CRF - March 31, 2020 Estimate $ 633,819

Recommended withdrawl from Contingency 2020 $ 32,000

MOTION: Moved by Heather Clarke seconded by Valerie Desharnais to approve the 2020-2021 strata budget and strata fees of $77 per month from May 2020 to March 2021.

153 In Favour; 2 Against, 1 Abstain = 98%. 75% required, Resolution No. 1 is approved

CARRIED MOTION: Moved by Bob Dendoff seconded by Heather Clarke to approve Meyers Norris Penney as Auditors for 2020-21.

135 In Favour; 1 Against, 1 Abstain = 98%. 75% required, Approved

CARRIED

MOTION: Moved by Bob Dendoff seconded by Heather Clarke to approve Meyers Norris Penney as Auditors for 2020-21.

135 In Favour; 1 Against, 1 Abstain = 98%. 75% required, Approved

CARRIED

RESOLUTION OF THE OWNERS, STRATA PLAN VIS 5160

WHEREAS the Strata Corporation proposes to amend its bylaws.

BE IT RESOLVED that:

1. The existing bylaws of the Strata Corporation be amended by adding Bylaw 40 as set out in Schedule A.

2. The Strata Council register the amendments set out in this Resolution in the Land Title Office. Any two members of the Strata Council may execute any documents required to register the amendments.

Schedule A

40. Security Cameras

(1) The strata corporation may install and maintain security cameras on the common property for the purpose of monitoring common property, including:

(a) being alerted to the presence of trespassers;

(b) preventing, recording, investigating and obtaining evidence of any theft, vandalism, nuisance, damage or injury caused by any person;

(d) educating owners as to what can and cannot be deposited at the Log Sort according to our Bylaws and Government Regulations.

(2) The security cameras will be installed at Log Sort or at locations determined by the Security Committee and Council. Council will restrict the direction of the camera view so as not to include a view of an owner’s strata lot.

(3) The data from the security cameras will be held and used as follows:

(a) It will be stored on a “sim (memory) card” within the camera

(b) It will be held for a period of 30 days, and after such time:

(i) if there is no need to retain evidence as contemplated in Bylaw 40(1), it will be overwritten;

(ii) if the council resolves to retain the data for a purpose contemplated in Bylaw 40(1), the Strata Council will record such resolution in the minutes of the Strata Council meeting and will retain such data for as long as is reasonably necessary. 25

(c) It will be viewed by the Chair of the Security Committee, the Security Committee Members, the Chair of the Common Property Committee, the External Security Firm and/or the Strata Manager.

(4) The strata corporation makes no representations or guarantees that any of the security cameras will be fully operational any time. The strata corporation is not responsible to an owner, tenant, occupant, or guest for any cost, loss or damage whatsoever related to a failure of the security cameras to operate for any reason, including but not limited to a failure resulting from negligence or lack of maintenance or repair.

(5) No owner, tenant, or occupant shall do anything to damage or interfere with the security cameras. it needs to be amended to restrict the direction of the camera view so as not to include a view of an owner’s strata lot.

MOTION: Moved by Brian Laviolette seconded by Heather Clarke to approve the Bylaw Change (Security Cameras) with the proposed amendment.

126 In Favour; 7 Against, 4 Abstain = 91%. 75% required, Approved

CARRIED

Election of Strata Council – from the Strata’s Bylaws

Council size and eligibility 8 (1) The council must have at least 8 and not more than 12 members. (2) The following persons may stand for council: (a) an owner; (b) a spouse of an owner including a husband, wife or an individual who has lived and cohabited with the owner for a period of at least 2 years at the relevant time in a marriage-like relationship and includes a marriage-like relationship between persons of the same gender as the owner; and, (c) a tenant who has been assigned a landlord’s right to stand for council. (3) If the owner is a limited corporation or a partnership or other form of business entity, then such entity may appoint an individual who may stand for council. (4) Only one person is eligible to run for election as a council member at any one time with respect to a particular strata lot. (5) No person shall stand for council or continue to be on council if the Strata Corporation is entitled to register a lien against that person’s strata lot under section 116(1) of the Act. (6) If a council member is unable to continue to be on council pursuant to subsection (5), then that council member is deemed to have resigned for the purposes of these bylaws and the remaining members of the council may replace that member pursuant to Bylaw 12. Council members' terms 9 (1) The term of office of a council member ends at the end of the annual general meeting at which the new council is elected. (2) A person whose term as council member is ending is eligible for re-election. (3) A member of council is entitled to remuneration for the exercise of council powers or performance of council duties in the amount approved by the owners in the annual budget for that fiscal year.

Nominations

The following owners have put their name forward for election to strata council. In addition to the Owners listed below, nominations will be taken from the floor.

Cory Beaudry Strata Lot 228 Pat Brebner Strata Lot 197 Heather Clarke Strata Lot 332 Bob Dendoff Strata Lot 176 Brian Laviolette Strata Lot 350 Susan Lucas Strata Lot 105 James McKerr Strata Lot 346 Wayne Recker Strata Lot 414 Sharon Summerfield Strata Lot 106 Jason Zimmerman Strata Lot 331

MOTION: Moved by Brian Laviolette seconded by Heather Clarke to elect the 12 candidates as the strata council for 2019 – 2020. CARRIED

Strata Council Candidate Profiles

Cory Beaudry.  Strata Lot 228 Sunset Terrace  Recreational License Holder and Owner since 1990. (First lot on Shady Lane)  Home town in Sidney BC.

I have been coming to the lake consistently all these years but never have lived fulltime at the lake. Horne Lake and our wonderful community of people around the lake is a unique and special place to me. My passion for Council is to do my share in keeping our lake as pure and pristine like it was 30 years ago.

Related Administrative Experience:

I have been operating my own commercial dive company out of Tofino and the entire Island since 1994. I also own and operate a commercial dive school in Sidney that is accredited by Worksafe BC and Diver Certification Board of Canada since 2001.

Boards I sit on as a Director:  CSA Dive Standard z275. Technical Committee Voting Member since 2003.  Diver Certification Board of Canada and Treasurer since 2011 (Represent Western Canada) Elected position by the diving community of Canada.  Canadian Association of Diving Contractors since 2012. Retired in 2019.

In closing, I wish to be accepted as a valued team member of the future of our Horne lake Community and feel I represent a certain type of Owners and their values that are important to them.

Pat Brebner  Strata lot 197  Owner at the lake since 1992  Hometown – Richmond

Served on council since 2014 and as chair of the Bylaws Committee for the past 2 years.

Recently semi-retired from my own Interior Design business; and looking forward to becoming a more “hands on” participant in things that matter. I hope to have a positive impact on fulfilling the Horne lake Stewardship Mission statement. 28

Some of my fondest memories include time spent with friends and neighbours there. I look forward to helping maintain the unique and pristine environment the “Lake” offers us.

My previous experience in business had me working directly with clients, as well as different levels of Government in regards to property usage, building permit applications and safety, as well as environmental concerns.

My husband, Gerry Brebner, and I enjoy the time we have at the lake and look forward to spending much more time there in the future. We also enjoy boating on the lake as well as ocean cruising.

Bob Dendoff  Strata Lot 176  Owner at the lake since 1995, but my family history at the lake goes back to 1940’s  Hometown – Nanaimo

I am retired after serving 30 years with the Provincial Government, Ministry of Employment and Assistance, District 69. Since then I have been teaching part time a course in Public Safety Communications at Malaspina University College. I have been in emergency management since 1977, and a member of the Canadian Red Cross Western Zone Regional Advisory Committee. I have participated in numerous disaster events in Canada and the USA. Principal / Consultant for Dendoff Disaster Management Services. I spend a lot of time enjoying the rustic setting and lifestyle as an avid photographer and outdoors person at Horne Lake. My interests are safety, public/government relations, emergency planning, property maintenance issues and assisting with our marketing strategy, depreciation report committee, rezoning issues and conflict resolution. I was elected to the Strata Council in 2006. I served as Chair of the Common Property Maintenance Committee and I am on the Voluntary Dispute Resolution Committee.

Brian Laviolette  Strata Lot 350  Owner at the lake since 1993  Home town Port Alberni

Retired from School District 70 (ALBERNI) in 2013. Completing my fourth year on the Strata Council/ Horne Lake Director. The learning curve has been steep and I look forward to a second year on Council. As a current board member I sit on the following committees:  Common Property Committee  Cabin Watch Committee (Chair) 29

 Port Alberni Connecter Committee (Chair)

Related Administrative Experience:  Past President of Strata Plan VIS 3587 Harbourview Place (Port Alberni)  Board of Director for BC School Sports (past)  Various and many other administrative roles throughout the 34 years in my education career

I look forward to working with council members and fellow property owners to build on our mission statement while moving forward. Horne Lake is unique! My family uses the lake year round and each season brings its own beauty. We enjoy sharing the lake with friends and look forward to many more years of lake living. Please feel free to drop by with suggestions and/or concerns. Retirement now allows me time to give back to a place we've enjoyed for 28 years.

Susan Lucas  Strata Lot 105  Owner at the lake since 2007  Board member since April 2015. Treasurer April 2016-March 2019, President April 2019- March 2020  Hometown – North Vancouver

As a CPA, CA, I bring executive experience and over twenty years of financial management experience to the strata’s operations, as well as previous board experience.

We enjoy coming to the lake year round: in winter as a base for skiing at Mt. Washington, summer of course and throughout the year for kayaking and the trails around the lake

If elected, I have 3 goals for working with the 2020-2021 council:

1. Strategic direction – continue to build on our vision statement of “a safe, pristine/natural, family oriented, recreational area that embraces sustainable environmental stewardship” while looking to the future. 2. Work with Council and others to ensure owners’ interests are advocated for with any zoning changes proposed by the RDN. 3. Develop pipeline of diverse Council candidates so there is balance between continuity of knowledge and new perspectives.

James McKerr  Strata Lot 346  Owner since January 2017  Hometown – Horne Lake

Being new to the area I would consider this a great way to catch up on how the community came to be, the struggles they face, and with my background I may be able to offer some new approaches to overcoming these hurdles.

I am self-employed operating a small business in the water and wastewater industry serving Vancouver island, the sea to sky corridor and a number of remote sites the require potable drinking water.

I have been involved with many different Strata’s as both a contractor and as a council member having even sat as president for a couple of years. in my past I have been involved with many different municipalities and engineering firms involved in many different infrastructure projects.

Although we are fairly new here I would like to join in and help make/keep Horne Lake the community that has quickly given us a sense of peace.

Heather Clarke  Strata Lot 332  Owner at the lake since 2019  Board Member since April 2019. Treasurer April 2019-Present  Hometown – Campbell River

I am the co-founder of two active companies in Campbell River; an international aquaculture technology firm, as well as a real estate development company. I also currently sit on the board for Habitat for Humanity VIN, as well as BC Salmon Farmers Association. My experience as a business owner as well as my background in accounting and finance allows me to contribute to round table discussions in a professional manner that brings a fresh perspective to council agenda items.

My family and I purchased our cabin at Horne Lake in 2019. We were drawn to the natural beauty of the lake and surrounding property, but also the close sense of community of the cabin owners. I am a community minded individual and love to contribute whenever possible.

I look forward to many years to come at Horne Lake making memories with my husband and two young daughters.

Sharon K. Summerfield  Strata Lot 106  Married to Joe Foster who has been an owner at the lake since 2000  Hometown Parksville, BC (we moved from Vancouver to Parksville in September 2019)

Currently on medical leave from the Canadian Cancer Society, in Vancouver and also founded a nutrition and wellness coaching business The Nourished Executive in November 2017.

I am currently not sitting on any Boards or Committees.

Related Administrative Experience:

 Past Committee Member on two committees with the Burnaby Board of Trade related to community investment.  Initiated and led, on a volunteer basis, a community investment partnership with a local inner city school and a global engineering firm.  Extensive experience in senior executive administrative and project roles working across the sectors, at the organization and project level in education, health, engineering and construction; an association and a not-for-profit.  Strong background in project management, governance and document control. I welcome the opportunity to be considered for a position on council to work in collaboration with the members of council and property owners. Horne Lake is an inclusive and unique community. Our blended family enjoys the lake year round and each season brings new opportunities to come together with our friends at the lake. Together we enjoy the beauty of nature at Horne Lake. This new chapter opens a new window for me to give back and I thank you for this opportunity to be considered for council. Please feel free to reach out if you have any questions or need further information.

I look forward to learning more as this moves forward.

Wayne Recker  Strata Lot 414 South Lake Rd.  Owner since  Hometown – Horne Lake

Jason Zimmermann, RPF  Strata Lot 331 Shady Lane  Owner since 2016  Hometown – Campbell River, BC

As a registered professional forester (RPF) and President of a management consulting firm servicing the resource sector in 22 countries, I bring a unique approach and the technical skills to support the strata board and obligations of a managed forest.

I am currently a board member of the Campbell River Airport Authority/Commission (3 years) and coach a number of hockey teams (+10 years).

Joined by my wife and two energetic young children, we enjoy the year-round activities offered by the lake and surrounding areas (although the time spent holding a fishing rod has been less than fruitful!).

I joined the council in 2018 due in part to a sense of responsibility to support the long standing members who created the amazing place that Horne Lake is, but also with the intent to positively contributing to the sustainability of Horne Lake as a recreational and seasonal home to so many.

Terminate the Meeting

MOTION: Moved by Heather Clarke seconded by Val Desharnais to terminate the 2020-21 AGM Meeting at 5:20 pm.

CARRIED